HomeMy WebLinkAboutZ-5499 Staff AnalysisNovember 5, 1991
ITEM NO.: 5 Z-5499
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Jonas Corporation
William B. Putnam
Main Street and Mabelvale Pike
Rezone from R-2 to C-3
Commercial
5.51 acres
Vacant
SURROUNDING LAND USE AND ZONING
North - Vacant, zoned R-2
South - Vacant Single -Family, zoned R-2
East - Single -Family and Multifamily, zoned R-2
West - Vacant, zoned R-2
STAFF ANALYSIS
The site under consideration is situated at the intersection
of Mabelvale Pike/West (the new alignment) and Main Street in
Mabelvale. The property is currently zoned R-2, and the
request is to rezone the 5.5 acres to C-3 for an unspecified
commercial development. A portion of the acreage has been
cleared with the remaining land area wooded.
Zoning in the area is primarily R-2. Within the block or two
of the property, there are several tracts zoned C-3, C-4, and
I-2. Across the railroad tracks, the existing zoning also
includes some C-3 and I-2. The site abuts R-2 on the all
sides. Land use is a mixture of single family, multifamily,
commercial, industrial, and a police substation. Some of the
uses are still nonconforming and there a number of
undeveloped tracts found throughout the general vicinity.
The Otter Creek District plan does not show the 5.5 acres for
commercial use. (Because of district boundary changes, the
site is now part of Geyer Springs west.) The plan reinforces
the existing zoning and identifies the property for mixed
residential use. The recommended "neighborhood commercial."
area on the plan is a group of lots adjacent to the old
alignment of Mabelvale Pike (now called Train Station Drive
and Helms Drive). Six of the lots are zoned C-3 with a small
commercial center on them. Also, there is a nonconforming
1
November 5, 1991
ITEM NO.: 5 z-5499 fcont.
use at the corner of Main Street and Helms Drive. The plan
does not recognize the C-3 zoning across the railroad tracks,
nor does it include the C-4 lot as part of the defined
commercial area. Between the neighborhood commercial and the
mixed residential, the plan shows a single family area.
The fundamental issue that this request raises is whether the
new street alignment justifies violating the plan and
creating a new commercial location. Staff's position is that
the new roadway is not a valid justification for changing the
direction of the plan and reorienting the commercial area.
The plan's concept for this part of the Mabelvale community
should be maintained by not endorsing the proposed C-3
reclassification. If the request is granted, it appears that
it would be difficult to deny other commercial zonings in the
immediate vicinity and, thus, creating the framework for an
unmanageable zoning pattern. This, in turn, could have an
adverse impact on the nearby residential uses. The existing
commercial appears to be working and approving C-3 for the
5.5 acres could harm a viable neighborhood center.
ENGINEERING COMMENTS
The existing right-of-way for Mabelvale Pike is deficient and
dedication of additional right-of-way will be required.
Fifteen feet is needed because the right-of-way standard is
45 feet from the centerline.
STAFF RECOMMENDATION
Staff recommends denial of the C-3 rezoning request.
PLANNING COMMISSION ACTION: (NOVEMBER 5, 1991)
The applicant and the owner were present. There were no
objectors present. Jim Lawson, Planning Director,
recommended the first 300 feet of the property from Mabelvale
Pike be zoned C-2 and the balance of the site be zoned Open
Space. The "OS" strip would connect to an existing park.
Mr. Lawson also indicated that the "OS" strip would be the
buffer for the single family subdivision lying directly to
the north.
The applicant, Bill Putnam, asked the Commission if he could
represent his client. Chairman Perkins and the other
commissioners objected to his presentation because of
Mr. Putnam being present at the Planning Commission hearing.
2
November 5, 1991
ITEM NO.: 5 Z-5499 Cont.
Mr. Putnam then asked the owner, David Jones, to present
the case. Mr. Jones spoke briefly and agreed with the staff
recommendation as stated by Jim Lawson.
A motion was made to approve the rezoning application as
amended. The motion passed by a vote of 6 ayes, 1 nay,
1 abstention, 2 absent and 1 open position.
3