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HomeMy WebLinkAboutZ-5415 Staff AnalysisMay 21, 1991 ITEM NO.: A Z-5415 STAFF ANALYSIS The request is to rezone 10701 I-30 and a parcel that has frontage on Mabelvale Pike from R-2 to I-2. The I-30 site has an existing fan manufacturing plant on it, a nonconforming use, and the Mabelvale Pike site is vacant at this time. There are no immediate plans for the properties other than to do away with the nonconforming status. In the future, there could be some expansion of the existing facility and/or the possible sale of some of the vacant land to the east. The owner has indicated that it will be easier to market the property with a non-residential zoning classification. Zoning in the area is R-2, C-3, C-4, and I-2, with the property in question abutting R-2 and 1-2 parcels. Directly across Mabelvale Pike the zoning is R-2. The most recent zoning change involved a piece of land to the east (Z-4963) and it was rezoned to I-2. Land use is very similar to the existing zoning pattern and includes single-family, commercial, auto service, and some industrial. Throughout the area there are also a number of undeveloped tracts. 1 Phelps Fan Manufacturing Owner• Company Applicant: Victor R. Cobb Location• 10701 I-30 and Mabelvale Pike Request• Rezone from R-2 to I-2 Industrial Purpose: Size: 8.2 acres Existing• Vacant and Industrial SURROUNDING LAND USE AND ZONING North - Single-family, Industrial, and I-30 right-of- way, zoned R-2 and I-2 South - Vacant and single-family, zoned R-2 East - Single-family and Industrial, zoned R-2 and I-2 West - Vacant, zoned R-2 STAFF ANALYSIS The request is to rezone 10701 I-30 and a parcel that has frontage on Mabelvale Pike from R-2 to I-2. The I-30 site has an existing fan manufacturing plant on it, a nonconforming use, and the Mabelvale Pike site is vacant at this time. There are no immediate plans for the properties other than to do away with the nonconforming status. In the future, there could be some expansion of the existing facility and/or the possible sale of some of the vacant land to the east. The owner has indicated that it will be easier to market the property with a non-residential zoning classification. Zoning in the area is R-2, C-3, C-4, and I-2, with the property in question abutting R-2 and 1-2 parcels. Directly across Mabelvale Pike the zoning is R-2. The most recent zoning change involved a piece of land to the east (Z-4963) and it was rezoned to I-2. Land use is very similar to the existing zoning pattern and includes single-family, commercial, auto service, and some industrial. Throughout the area there are also a number of undeveloped tracts. 1 May 21, 1991 ITEM Nd.: A Z-5415 Cont. The atter Creek District Pian identifies the I-30 site as part of a large "mixed residential" area and the Mabelvale Pike parcel for Light industrial use. Therefore, the proposed rezoning does present a potential plan conflict because the entire acreage is not shown on the land use plan for industrial zoning. In the general vicinity, the plan recommends light industrial for three tracts that front Mabelvale Pike and "strip development" to the north in addition to the mixed residential area. After careful review of the plan and request, it is the Staff's position that designating the I-30 frontage for residential use is somewhat unrealistic and suggests- a plan amendment. The recommended change would expand the non- residential area to include properties on the north and south sides of I-30 for "mixed commercial/ industrial." The proposed modifications to the plan would not shift the existing non-residential further to the south towards Sibley Hole Road. Because of the proposed amendment, which Staff strongly endorses, it is our opinion that an I-2 reclassification is appropriate for both tracts under consideration. The existing I-2 in the neighborhood does not appear to be having a visible impact on the other properties in the area. It is anticipated that increasing the industrial zoning by 8 acres will not cause any new problems for the neighborhood. For informational purposes only, the addition of any free standing structures on the property in the future will probably generate a multiple building site plan review by the Planning Commission. ENGINEERING COMMENTS Mabelvale Pike is classified as a minor arterial on the Master Street Plan. The right-of-way standard is -ninety feet or forty-five feet from the center line. Dedication of additional right-of-way will be required because the existing right-of-way is deficient. STAFF RECOMMENDATION Staff recommends approval of the I-2 rezoning. 2 May 21, 1991 ITEM NO.: A Z-5415 Cont. PLANNING COMMISSION ACTION (April 9, 1991) The applicant, Roger Cobb, was present. There were two objectors in attendance. Mr. Cobb indicated that Phelps Manufacturing has been at the current I-30 location since 1968 and the area was annexed to the City. Mr. Cobb said that rezoning was needed to allow any short and long term expansion plans because the property was non -conforming. He went on to say that new construction would probably occur on the vacant tract that fronts Mabelvale Pike. Joyce Plant, 9400 Mabelvale Pike, said that she and her husband lived directly south of the Mabelvale Pike parcel. Ms. Plant said that there were apposed to any industrial rezoning for the Mabelvale Pike site. Ms. Plant made some additional comments and asked that no change in zoning be granted at this time. Roger Cobb spoke and responded to Ms. Plant's concerns. Mr. Cobb said that the existing plant could not expand on the current site and the Mabelvale Pike acreage was needed for future growth. He went on to say that a separate structure would be required for any expansion but the company did not have any immediate plans for a new building. Mr. Cobb also indicated that he was not willing to rezone only a portion of the vacant tract. There was a long discussion about a buffer and a possible compromise. Some remarks were made about deferring the item, and Mr. Cobb agreed with the concept of a deferral. The motion was made to defer the request to the May 21, 1991 hearing. The motion was approved by a vote of 6 ayes, 0 nays, and 5 absent. The Commission also deferred the plan amendment, Item #9, to the May 21, 1991 meeting. PLANNING COMMISSION ACTION (May 21, 1991) The request was represented by Bill Phelps. The applicant, Roger Cobb, was also in attendance. There was one objector. Mr. Phelps read a prepared statement that reviewed the history of Phelps Manufacturing and explained the need for long range planning for future expansion. Mr. Phelps' statement also described a letter from Mr. Garner, property owner to the north, in support of the rezoning and a meeting with the Plants, the property owners objecting to the I-2 reclassification. Mr. Phelps said the Plants operated an electrical service company from thier residence, and the site was not in a residential area. 3 May 21, 1991 ITEM ND.: A Z-5415 Cont. Joyce Plant, 9400 Mabelvale Pike, told the Commission that she still has the same concerns and objected to the industrial zoning for the Mabelvale Pike property. Ms. Plant said there was no industrial use on Mabelvale Pike and she was opposed to the I-2 rezoning for Mabelvale Pike. Ms. Plant told the Commission that she did not have any problems with the I-30 site being rezoned. Roger Cobb spoke and presented a map of the area. Mr. Cobb described the area and said the map showed what was taking place in the general vicinity. He said the proposed rezoning was good long-term planning and needed to allow future growth for the business. Mr. Cobb concluded -by - saying that the Plants have a non-residential use on their property. A motion was made to recommend approval of the I-2 reclassification. The motion passed by a vote of 9 ayes, 0 nays, 1 absent and 1 open position. 4