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HomeMy WebLinkAboutZ-4314 Staff AnalysisOctober 30, 1984 Item No. C - Z-4314 Owner: Arkansas Guaranty and Trust Corp. Applicant: B. Greenwood Location: 10412 Mabelvale West Request: Rezone from "R-2" Single Family to "C-3" General Commercial Purpose: Office and Commercial Uses Size: 2.31 acres + Existing Use: Mixed Uses SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-2" South - Vacant and Single Family, Zoned "R-2" & "I-2" East - Single Family and Commercial, Zoned "R-2" West - Vacant, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The proposal is to utilize the property for commercial and office uses. The site has a building on it that had a number of different uses in it including residential, but recently, it was heavily damaged by a fire. Because of the fire, the structure lost its nonconforming status and could not be reconstructed without rezoning the property. The development potential of the site must be questioned because of a creek and its floodway on the west and the existing land use in the area which is primarily single family residential. The floodway could place restrictions on the property as to how much could be used for parking and reduce the amount of buildable land area. Another possible impact on the size of the tract is the necessary dedication of the right-of-way from Mabelvale West. 2. The site is occupied by a large metal building vacant because of the fire and a large amount of it is paved over. The west side of the property has some floodway and floodplain involvement. October 30, 1984 Item No. C - Continued 2. Mabelvale Nest Road is shown on the Master Street Plan as a minor arterial which requires 80 feet of right-of-way. The existing right-of-way is deficient so additional dedication will be necessary. 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. The property was annexed into the City in 1979. Staff has received some informational calls from residents in the area concerned about the type of uses that are Permitted in a "C-3" district. 7. This location is part of the Otter Creek Plan which is still in the process of being developed. Because of this and the other issues raised earlier, staff recommends that the request be deferred until a more definite site plan is submitted and the Otter Creek Plan has been finalized. The Suburban Development Plan identifies the site for single family residential use with much of the surrounding area shown for residential development. To the east and west on the south side of Mabelvale West, large tracts of land are zoned "I-2.11 Staff feels that this a very significant location on Mabelvale West and could dictate the future land use along it. Because of the property's location and the status of the Otter Creek Plan, staff is not ready to make a positive or negative recommendation at this time. STAFF RECOMMENDATION: Staff recommends a two -month deferral. PLANNING COMMISSION ACTION: (September 25, 1984) The applicant, Bill Greenwood, was present. There were no persons objecting to the rezoning present. Mr. Greenwood spoke and described the June 25, 1984, fire which necessitated the request to rezone the property. The fire heavily damaged the building, and it could not be rebuilt without proper zoning. Mr. Greenwood stated that he understood the floodway and right-of-way requirements. He then discussed the previous uses in the structure and that the new uses would be similar excluding the multifamily units on the second floor. He said the new building would be approximately 32,000 square feet with commercial and October 30, 1984 Item No. C - Continued Office uses. Several Commissioners felt that Mr. Greenwood had described more of an office warehouse use and "C-3" was not the appropriate classification. The request and the various issues were discussed at length. A motion was made to defer the request for 30 days (October 30, 1984, meeting) to allow the staff to address the site in the context of the Otter Creek Plan. The motion passed by a vote of 10 ayes, 0 noes and 1 absent. (Staff was directed to have a recommendation for the property by the October 30th meeting.) PLANNING COMMISSION ACTION: (October 30, 1984) The applicant was present. There were no objectors present. Staff updated the planning Commission on the Otter Creek Plan and indicated that they were prepared to make a recommendation. The Otter Creek Plan identified the location for office uses and staff recommended "0-3" as the appropriate classification. The recommendation was only for that portion of the property outside the floodway which is to be left "R-2" and dedicated to the City. The applicant agreed to amend the request to "0-3" and exclude the floodway. A motion was made to approve the amended application to "0-3" excluding the floodway. The motion passed by a vote of 9 ayes, 9 noes and 2 absent. •1 October 30, 1984 Item No. C - Z-4314 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Arkansas Guaranty and Trust Corp. B. Greenwood 10412 Mabelvale West Rezone from "R-2" Single Family to "C-3" General Commercial Office and Commercial Uses 2.31 acres + Mixed Uses SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-2" South - Vacant and Single Family, Zoned "R-2" & "I-2" East - Single Family and Commercial, Zoned "R-2" West - Vacant, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The proposal is to utilize the property for commercial and office uses. The site has a building on it that had a number of different uses in it including residential, but recently, it was heavily damaged by a fire. Because of the fire, the structure lost its nonconforming status and could not be reconstructed without rezoning the property. The development potential of the site must be questioned because of a creek and its floodway on the west and the existing land use in the area which is primarily single family residential. The floodway could place restrictions on the property as to how much could be used for parking and reduce the amount of buildable land area. Another possible impact on the size of the tract is the necessary dedication of the right-of-way from Mabelvale West. 2. The site is occupied by a large metal building vacant because of the fire and a large amount of it is paved over. The west side of the property has some floodway and floodplain involvement. October 30, 1984 Item No. C - Continued 2. Mabelvale West Road is shown on the Master Street Plan as a minor arterial which requires 80 feet of right-of-way. The existing right-of-way is deficient so additional dedication will be necessary. 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. The property was annexed into the City in 1979. Staff has received some informational calls from residents in the area concerned about the type of uses that are permitted in a "C-3" district. 7. This location is part of the Otter Creek plan which is still in the process of being developed. Because of this and the other issues raised earlier, staff recommends that the request be deferred until a more definite site plan is submitted and the Otter Creek Plan has been finalized. The Suburban Development Plan identifies the site for single family residential use with much of the surrounding area shown for residential development. To the east and west on the south side of Mabelvale West, large tracts of land are zoned "I-2." Staff feels that this a very significant location on Mabelvale West and could dictate the future land use along it. Because of the property's location and the status of the Otter Creek Plan, staff is not ready to make a positive or negative recommendation at this time. STAFF RECOMMENDATION: Staff recommends a two -month deferral. PLANNING COMMISSION ACTION: (September 25, 1984) The applicant, Bill Greenwood, was present. There were no persons objecting to the rezoning present. Mr. Greenwood spoke and described the June 25, 1984, fire which necessitated the request to rezone the property. The fire heavily damaged the building, and it could not be rebuilt without proper zoning. Mr. Greenwood stated that he understood the floodway and right-of-way requirements. He then discussed the previous uses in the structure and that the new uses would be similar excluding the multifamily units on the second floor. He said the new building would be approximately 32,000 square feet with commercial and October 30, 1984 Item No. C -- Continued office uses. Several Commissioners felt that Mr. Greenwood had described more of an office warehouse use and "C-3" was not the appropriate classification. The request and the various issues were discussed at length. A motion was made to defer the request for 30 days (October 30, 1984, meeting) to allow the staff to address the site in the context of the Otter Creek Plan. The motion passed by a vote of 10 ayes, 0 noes and 1 absent. (Staff was directed to have a recommendation for the property by the October 30th meeting.) PLANNING COMMISSION ACTION: (October 30, 1984) The applicant was present. There were no objectors present. Staff updated the Planning Commission on the Otter Creek Plan and indicated that they were prepared to make a recommendation. The Otter Creek Plan identified the location for office uses and staff recommended "0-3" as the appropriate classification. The recommendation was only for that portion of the property outside the floodway which is to be left "R-2" and dedicated to the City. The applicant agreed to amend the request to "0-3" and exclude the floodway. A motion was made to approve the amended application to "0-3" excluding the floodway. The motion passed by a vote of 9 ayes, 0 noes and 2 absent. s�