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Home My WebLink AboutZ-4768-A Staff AnalysisOctober 21, 2004 ITEM NO.: 4.1 FILE NO.: Z -4768-A Owner: Taurusland Partnership Applicant: John Williams and Charlie Best Location: North side of Mabelvale West Road, East of Interstate 30 Area: 20.99 Acres Request: Rezone from 0-3 to R-2 and C-3 Purpose: Future Commercial and Residential Development Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North — Industrial uses along 1-30; zoned 1-2 South — Post office, middle school and undeveloped property (across Mabelvale West Road); zoned R-2 and C-3 East — Single Family Residences on large lots and churches; zoned R-2 West — Church, single family residence, hospital and undeveloped property; zoned R-2, 0-2 and C-3 A. PUBLIC WORKS COMMENTS: 1. The proposed right-of-way dedication for Mabelvale Pike meets Master Street Plan requirements. 2. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 3. A special Grading Permit for Flood Hazard Areas will be required per Sec. 8-283 prior to any land clearing or grading. October 21, 2004 ITEM NO.: 4.1 (Cont.) FILE NO.: Z -4768-A B. PUBLIC TRANSPORTATION ELEMENT: The site is located on a CATA Bus Routes 17 and 17A, the Mabelvale- Downtown and Mabelvale-UALR Routes. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the Pinedale, Mavis Circle and SWLR United for Progress Neighborhood Associations were notified of the rezoning request. D. LAND USE ELEMENT: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a zoning change from 0-3 Office to R-2 Residential and C-3 Commercial to facilitate proposed commercial and residential development. A land use plan amendment for a change to Commercial and Low Density Residential is a separate item on this agenda. Master Street Plan: Mabelvale West Road is shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. These streets may require dedication of right-of-way and may require street improvements. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Chicot West/1-30 South Neighborhood Action Plan. The Infrastructure goal is to "have an adequate infrastructure network, including roadways and drainage systems, within the area, which is designed, and works to produce a safe and attractive neighborhood environment." The plan listed several objectives to support this goal: "Provide sidewalks on major roads near schools and Construct the proposed South Loop." Since this development is adjacent to the proposed South Loop and diagonally adjacent to a middle school, additional infrastructure improvements such as sidewalks may be required. Furthermore, the Traffic and Transportation Goal is to "Ensure safe and efficient movement of traffic in, V October 21, 2004 ITEM NO.: 4.1 Cont. FILE NO., Z -4768-A around, and through the area," with an action statement: "Install a caution light -on Mabelvale West and Mabelvale Jr. High." The additional traffic added to Mabelvale West by the addition of R-2 and C-4 may warrant this type of traffic mitigation. The Housing and Neighborhood Revitalization goal indicates a desire for "new single-family growth." One housing objective related to this case is to "Encourage the construction of new single family housing. Site built homes are preferable to manufactured homes." The action statement, "Encourage the City of Little Rock to provide incentives to spur private investment in the single-family residential market," indicates a high desire for new single family housing in the area. Development of single property homes on this site would be consistent with the housing aspect of the neighborhood action plan. The Economic Development goal states: "Provide a mixed commercial/residential environment that will promote the safety, attractiveness, and value of the area while creating a competitive and adaptable economic climate that encourages investment and diversity of employment opportunities." Several objectives are relative to this case: "1) Attract better restaurants. (There is a need for sit-down restaurants.) 2) Attract neighborhood oriented businesses. 3) Attract a grocery store to the area." The change to Commercial could be utilized for these types of businesses. E. STAFF ANALYSIS: Taurusland Partnership, owner of the 20.99 Acre tract on the north side of Mabelvale West Road, east of Interstate 30, is requesting to rezone the property from "0-3" General Office District to "R-2" Single Family District and "C-3" General Commercial District. The north 14.8 Acres is proposed to be zoned R-2, with the south 6.19 Acres, fronting Mabelvale West Road, proposed for C-3. The rezoning is proposed for future residential and commercial development of the property. The property is located on the north side of Mabelvale West Road, approximately 0.66 mile east of Interstate 30. The property is currently undeveloped. The front (south) portion of the property is grass -covered, with the rear portion being wooded. The general area along Mabelvale West Road contains a mixture of uses and zoning. There are single family homes on large lots to the east along Nash Lane, with two (2) churches along Mabelvale West Road. There is another church, a single family residence and a hospital to the west. Industrial uses exist along 1-30 to the north. A post office and undeveloped C-3 property is located to the south across Mabelvale West Road, with a middle school located to the southwest. 3 October 21, 2004 ITEM NO.: 4.1 Cont. FILE NO.: Z -4768-A The City's Future Land Use Plan designates this property as Office. A Land Use Plan Amendment for a change to Low Density Residential and Commercial is a separate item on this agenda. Staff is not supportive of the requested zoning, specifically the proposed change to C-3. With the abundance of undeveloped C-3 and 1-2 zoned property in this general area along Mabelvale West Road, staff feels that the requested C-3 zoning is not appropriate at this time. However, staff would be willing to entertain a request for a Land Use Plan Amendment to "MOC" Mixed Office and Commercial or "W" Mixed Use, with a Planned Zoning Development for a Mixed Office/Commercial development or a mixed residential/office/commercial development similar to the "Stagecoach Village" development along Stagecoach Road, which contains a mixture of patio homes, office and commercial uses. Staff believes a Land Use Plan designation which requires a Planned Zoning Development could be a much better alternative for the property. F. STAFF RECOMMENDATION: Staff recommends denial of the requested R -2/C-3 rezoning. PLANNING COMMISSION ACTION: (OCTOBER 21, 2004) Staff informed the Commission that the applicant submitted a letter requesting that the application be withdrawn, without prejudice. Staff supported the withdrawal request. With a vote of 9 ayes, 0 nays and 2 absent, the Commission voted to waive their bylaws and accept the withdrawal request less than five (5) days prior to the public hearing. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for withdrawal. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. The application was withdrawn, without prejudice. M