Loading...
HomeMy WebLinkAboutZ-4393 Staff AnalysisFebruary 26, 1985 Item No. 2 - Z-4393 Owner: John B. McDaniel/Robert and Becky Fain Applicant: John B. McDaniel Location: Mann Road and Walnut Street (Mabelvale) Request: Rezone from "R-2" to "O-1" and "C-3" Purpose: Office and commercial Size: 0.86 acres + Existing Use: Residential SURROUNDING LAND USE AND ZONING: North - Railroad Tracks, Zoned "R-2" South - Vacant, Single Family, Zoned "R-2" East - Vacant and Industrial, Zoned "R-2" West - Church, Zoned "R-2" PLANNING CONSIDERATIONS: I. The request is for a total of five lots, four for "C-3" and one for "O-1." The property is located in a part of Mabelvale that has a mix of land uses, including a large church and an industrial operation. In addition, there are some railroad tracks directly across the lots fronting Mann Road. Because of these existing conditions in the immediate vicinity, it appears that this particular area on the south side of the tracks is appropriate for some nonresidential rezoning. 2. The site is made up of five typical residential lots with a single family residence on the Mann Road frontage and one building on the Walnut Street lot. The structure on Walnut Street is known as the Cochran House, and is reported to be the oldest existing structure in Mabelvale. The owners have provided the staff with a written history of the property and house, which will be available for review at the Pubic Hearing. February 26, 1985 Item No. 2 - Continued 3. Both Mann Road and Walnut Streets are currently shown on the Master Street Plan. Because of this, dedication of additional right-of-way will be required for both roads. Engineering will provide the amount of right-of-way needed and address the possibility of downgrading Walnut to a collector, because of some proposed Master Street Plan changes in the general area. 4. There have been no adverse comments received from the reviewing agencies as of this writing. Street improvements will be required for both Mann Road and, Walnut Street. 5. There are no legal issues associated with this request. 6. There is no documented neighborhood position on the site. The area was annexed into the City in 1977. 7. This location is part of the Otter Creek Plan and the preliminary draft of the plan only identifies a strip north of the railroad tracks along Mabelvale Pike for commercial use. Staff agrees with this, but also feels that there could be an area south of the railroad tracks for commercial development, and the property in question appears to be the best suited for this. Because of the existing uses in the area and being located at the intersection of two potential major streets, the site does lend itself to some nonresidential zoning, especially for the lots fronting the railroad tracks. In this particular situation, staff supports the "C-3" rezoning but not the "0-1" request. The block is divided by an alley, and staff feels that this is an appropriate division between residential and nonresidential zoning in the area. Nonresidential rezoning south of the alley could create some problems in the future, because there would not be an adequate physical separation between the different zoning districts. The alley does provide a good buffer and would be easier to maintain as a zoning line at that point. Going beyond the alley is encroaching into the area that has stronger residential characteristics. STAFF RECOMMENDATION: Staff recommends approval of "C-3" as filed, but not the "O-1." February 26, 1985 Item No. 2 - Continued PLANNING COMMISSION ACTION: The applicant, John McDaniel, was present and was _represented by Robert McHenry. There were no objectors in attendance. Mr. McHenry addressed the proposal, especially the "0-1" request for Lot 7 on Walnut Street. He then went on to describe the "Cochran House" and presented some photos of it. Mr. McHenry also informed the Planning Commission that the alley that the staff identified had been closed for years. There was a long discussion about the land use in the immediate vicinity. A motion was made to recommend approval of the "0-1" and "C-3" requests as filed. The motion passed by a vote of: 8 ayes, O'noes and 3 absent. February 26, 1985 Item No. 2 - Z-4393 Owner: Applicant: Location: Request: Purpose: Size: John B. McDaniel/Robert and Becky Fain John B. McDaniel Mann Road and Walnut Street (Mabelvale) Rezone from "R-2" to "O-1" and "C-3" Office and commercial 0.86 acres + Existing Use: Residential SURROUNDING LAND USE AND ZONING: North - Railroad Tracks, Zoned "R-2" South - Vacant, Single Family, Zoned "R-2" East - Vacant and Industrial, Zoned "R-2" West - Church, Zoned "R-2" PLANNING CONSIDERATIONS: 1. The request is for a total of five lots, four for "C-3" and one for "0-1." The property is located in a part of Mabelvale that has a mix of land uses, including a large church and an industrial operation. In addition, there are some railroad tracks directly across the lots fronting Mann Road. Because of these existing conditions in the immediate vicinity, it appears that this particular area on the south side of the tracks is appropriate for some nonresidential rezoning. 2. The site is made up of five typical residential lots with a single family residence on the Mann Road frontage and one building on the Walnut Street lot. The structure on Walnut Street is known as the Cochran House, and is reported to be the oldest existing structure in Mabelvale. The owners have provided the staff with a written history of the property and house, which will be available for review at the Pubic Hearing. February 26, 1985 Item No. 2 - Continued 3. Both Mann Road and Walnut Streets are currently shown on the Master Street Plan. Because of this, dedication of additional right-of-way will be required for both roads. Engineering will provide the amount of right-of-way needed and address the possibility of downgrading Walnut to a collector, because of some proposed Master Street Plan changes in the general area. 4. There have been no adverse comments received from the reviewing agencies as of this writing. Street improvements will be required for both Mann Road and Walnut Street. 5. There are no legal issues associated with this request. 6. There is no documented neighborhood position on the site. The area was annexed into the City in 1977. 7. This location is part of the Otter Creek Plan and the preliminary draft of the plan only identifies a strip north of the railroad tracks along Mabelvale Pike for commercial use. Staff agrees with this, but also feels that there could be an area south of the railroad tracks for commercial development, and the property in question appears to be the best suited for this. Because of the existing uses in the area and being located at the intersection of two potential major streets, the site does lend itself to some nonresidential zoning, especially for the lots fronting the railroad tracks. In this particular situation, staff supports the "C-3" rezoning but not the "0-1" request. The block is divided by an alley, and staff feels that this is an appropriate division between residential and nonresidential zoning in the area. Nonresidential rezoning south of the alley could create some problems in the future, because there would not be an adequate physical separation between the different zoning districts. The alley does provide a good buffer and would be easier to maintain as a zoning line at that point. Going beyond the alley is encroaching into the area that has stronger residential characteristics. STAFF RECOMMENDATION: Staff recommends approval of "C-3" as filed, but not the "O-1." February 26, 1985 Item No. 2 - Continued PLANNING COMMISSION ACTION: The applicant, John McDaniel,, was present and was represented by Robert McHenry. There were no objectors in attendance. Mr. McHenry addressed the proposal, especially the "0-1" request for Lot 7 on Walnut Street. He then went on to describe the "Cochran House" and presented some photos of it. Mr. McHenry also informed the Planning Commission that the alley that the staff identified had been closed for years. There was a long discussion about the land use in the immediate vicinity. A motion was made to recommend approval of the "0-1" and "C-3" requests as filed. The motion passed by a vote of: 8 ayes, 0 noes and 3 absent.