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HomeMy WebLinkAboutZ-5150-A Staff AnalysisFILE NO,: Z-: 150-A Owner: Applicant: Location: Area: Request: Purpose: Existing Use: Carl R. Brown, Jr. and Reagan Brown Carl R. Brown, Jr. and Reagan Brown North side of Mabelvale Cut -Off, 300 feet east of Chicot Road 3.81 Acres Rezone from R-2 to C-3 (with condition) Future commercial development Undeveloped SURROUNDING LAND USE AND ZONING /A North — Undeveloped property and single family residences; zoned R-2 South — Undeveloped property and Dollar General Store (across Mabelvale Cut -Off); zoned C-3 East — Single Family residences; zoned R-2 West — Convenience Store with gas pumps development; zoned C-3 PUBLIC WORKS COMMENTS: 1. Mabelvale Cut -Off is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 35 feet from centerline will be required. The centerline of the right-of-way should be provided on the survey. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA bus route. Bus Routes #17 (Mabelvale — Downtown Route) and #17A (Mabelvale — UALR Route) run along Chicot Road and Mabelvale Cut -Off to the west. 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 Chicot, Rob Roy Way, West Baseline, Legion Hut and SWLR United for Progress Neighborhood Associations were notified of the public hearing. FILE NO.: Z -5150-A Cont. D. LAND USE ELEMENT: This request is located in the Geyer Springs West Planning District. The Land Use Plan snows Public InSMLItional for this property. The applicant has applied for a rezoning from R-2 to C-3 General Commercial. This property is adjacent to Commercial on the west and the south sides. The YMCA is no longer the owner thus public type uses no longer are likely for this site. A private individual now wishes to develop the land. A Land Use Plan Amendment has been placed on the agenda for consideration. This area is covered by the Cloverdale Watson Neighborhood Plan. Their Land Use and Zoning goal states: "Support Land Use and Zoning changes that will improve the community with minimum negative impacts." Master Street Plan: Mabelvale Cut -Off is a Minor Arterial. 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. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Mabelvale Cut -Off since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes planned in the immediate vicinity. E. STAFF ANALYSIS: Carl R. Brown, Jr. and Reagan Brown, owners of the 3.81 -acre property located on the north side of Mabelvale Cut -Off, 300 feet east of Chicot Road, are requesting to rezone the property from "R-2" Single Family District to "C-3" General Commercial District (with condition). The rezoning is being proposed for future commercial development. The applicant is proposing to eliminate the following uses as permitted/possible uses with the proposed C-3 zoning: • Beverage Shop Bar Lounge or Tavern • Event Center • Private Club with dining or bar service • Sexually Oriented Business The property is undeveloped mostly grass -covered. There are some trees located within the east portion of the property. There is a one-story concrete block building near the center of the property. The building was 2 FILE NO.: Z -5150-A Cont. constructed with the past YMCA use of the property. There is also a curb cut from Mabelvale Cut -Off at the southwest corner of the property. The general area contains a mixture of uses and zoning. Undeveloped R-2 zoned property is located to the north, with residences further north. Single family residences are located to the east. A convenience store with gas pumps and car wash facility is located to the west, at the northeast corner of Mabelvale Cut -Off and Chicot Road. A Dollar General Store is located on the C-3 zoned property to the south across Mabelvale Cut -Off. There is also undeveloped C-3 zoned property to the south. The City's Future Land Use Plan designates this property as "Public Institutional". A Land Use Plan Amendment to Commercial is a separate item on this agenda. Staff is supportive of the requested rezoning. Staff views the requested rezoning as reasonable. The City's (Future Land Use Plan designates the property immediately to the west as well as to the south (across Mabelvale Cut -Off) as Commercial. The requested C-3 zoning will be a continuation of the commercial node at the intersection of Mabelvale Cut -Off and Chicot Road. It will essentially match the C-3 zoned area across Mabelvale Cut -Off, with respect to the length of C-3 zoning from Chicot Road along Mabelvale Cut -Off. Staff believes the proposed C-3 zoning (with condition) and future commercial development of the property will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested C-3 rezoning with the following condition: The following uses will be prohibited uses and not allowed on the C-3 zoned property: • Beverage Shop • Bar Lounge or Tavern • Event Center Private Club with dining or bar service Sexually Oriented Business PLANNING COMMISSION ACTION: (JULY 15, 2010) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 10 ayes, 0 noes and 1 absent. 3 July 15, 2010 ITEM NO.: 2.1 FILE Na.: Z -5150-A Owner: Carl R. Brown, Jr. and Reagan Brown Applicant: Carl R. Brown, Jr. and Reagan Brown Location: North side of Mabelvale Cut -Off, 300 feet east of Chicot Road Area: 3.81 Acres Request: Rezone from R-2 to C-3 (with condition) Purpose: Future commercial development Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North — Undeveloped property and single family residences; zoned R-2 South — Undeveloped property and Dollar General Store (across Mabelvale Cut -Off): zoned C-3 East — Single Family residences; zoned R-2 West — Convenience Store with gas pumps development; zoned C-3 A. PUBLIC WORKS COMMENTS: 1. Mabelvale Cut -Off is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 35 feet from centerline will be required. The centerline of the right-of-way should be provided on the survey. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA bus route. Bus Routes #17 (Mabelvale — Downtown Route) and #17A (Mabelvale — UALR Route) run along Chicot Road and Mabelvale Cut -Off to the west. 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 Chicot, Rob Roy Way, West Baseline, Legion Hut and SWLR United for Progress Neighborhood Associations were notified of the public hearing. July 15, 2010 ITEM NO: 2.1 (Cont. D. LAND USE ELEMENT: FILE NO.: Z -5150-A This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Public Institutional for this property. The applicant has applied for a rezoning from R-2 to C-3 General Commercial. This property is adjacent to Commercial on the west and the south sides. The YMCA is no longer the owner thus public type uses no longer are likely for this site. A private individual now wishes to develop the land. A Land Use Plan Amendment has been placed on the agenda for consideration. This area is covered by the Cloverdale Watson Neighborhood Plan. Their Land Use and Zoning goal states: "Support Land Use and Zoning changes that will improve the community with minimum negative impacts." Master Street Plan: Mabelvale Cut -Off is a Minor Arterial. 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. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Mabelvale Cut -Off since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes planned in the immediate vicinity. E. STAFF ANALYSIS: Carl R. Brown, Jr. and Reagan Brown, owners of the 3.81 -acre property located on the north side of Mabelvale Cut -Off, 300 feet east of Chicot Road, are requesting to rezone the property from "R-2" Single Family District to "C-3" General Commercial District (with condition). The rezoning is being proposed for future commercial development. The applicant is proposing to eliminate the following uses as permitted/possible uses with the proposed C-3 zoning: ■ Beverage Shop • Bar Lounge or Tavern • Event Center • Private Club with dining or bar service • Sexually Oriented Business 2 July 15, 2010 ITEM NO: 2.1 (Cont, FILE NO.: Z-51 The property is undeveloped mostly grass -covered. There are some trees located within the east portion of the property. There is a one-story concrete block building near the center of the property. The building was constructed with the past YMCA use of the property. There is also a curb cut from Mabelvale Cut -Off at the southwest corner of the property. The general area contains a mixture of uses and zoning. Undeveloped R-2 zoned property is located to the north, with residences further north. Single family residences are located to the east. A convenience store with gas pumps and car wash facility is located to the west, at the northeast corner of Mabelvale Cut -Off and Chicot Road. A Dollar General Store is located on the C-3 zoned property to the south across Mabelvale Cut -Off. There is also undeveloped C-3 zoned property to the south. The City's Future Land Use Plan designates this property as "Public Institutional". A Land Use Plan Amendment to Commercial is a separate item on this agenda. Staff is supportive of the requested rezoning. Staff views the requested rezoning as reasonable. The City's Future Land Use Plan designates the property immediately to the west as well as to the south (across Mabelvale Cut -Off) as Commercial. The requested C-3 zoning will be a continuation of the commercial node at the intersection of Mabelvale Cut -Off and Chicot Road. It will essentially match the C-3 zoned area across Mabelvale Cut -Off, with respect to the length of C-3 zoning from Chicot Road along Mabelvale Cut -Off. Staff believes the proposed C-3 zoning (with condition) and future commercial development of the property will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested C-3 rezoning with the following condition: The following uses will be prohibited uses and not allowed on the C-3 zoned property: • Beverage Shop • Bar Lounge or Tavern • Event Center • Private Club with dining or bar service • Sexually Oriented Business W �u S July 15, 2010 ITEM NO: 2.1 Cont. FILE NO.: Z -5150-A PLANNING COMMISSION ACTION: (JULY 15, 2010) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 10 ayes, 0 noes and 1 absent. 51