HomeMy WebLinkAboutZ-5715-B Staff AnalysisFIDE Z- 71 -B
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Dian Hicks
Dian Hicks
6420 Mabelvale Cut -Off
Rezone from R-2 to C-1
Convert existing structure
into a beauty shop
.30± acres
Beauty Shop
SURROUNDING LAND USE AND ZONING
North - Vacant lots and Single -Family residences,
zoned R-2
South - Vacant tract and Multifamily development,
zoned MF -18
East - Single -Family residence, zoned R-2
West - Vacant convenience store and car wash,
zoned C-3
STAFF UPDATE:
The item was presented to the Planning Commission on October
31, 1995, as a request to rezone the property from R-2 to
C-1, file Z -5715-A. At the Commission meeting, though, the
applicant amended the request for rezoning from R-2 to PD -O.
The C-1 zoning file, Z -5715-A, was closed out and the PD -O
request file, Z -5715-B, was opened. This files is carried
forward to the Board of Directors.
ENGINEERING COMMENTS
The city recently purchased radial areas for turn radii at
the intersections for planned construction of Mabelvale Cut -
Off. However, the City only purchases ROW required to
construct, but when an applicant is requesting the rezoning,
then the applicant is asked to dedicate Master Street Plan
right-of-way. Dedicate right-of-way for Mabelvale Cut -Off
to 45 feet from centerline. Dedicate 5 feet of right-of-way
for Stillman Road and Peel Street, both will be considered
commercial streets due to zoning. Dedicate a 20 foot radial
dedication on each street intersection. Construct 24 foot
wide asphalt drive with concrete apron and paving to
accommodate the employees and customers.
FILE Z- 71 -$ n
LAND USE ELEMENT
The site is located in the Geyer Springs West District. The
adopted Land Use Plan recommends Single Family use. The
proposal is for a beauty shop. Due to the orientation of
the structure and uses across Mabelvale Cutoff Road and
Stillman Drive, Staff believes it is appropriate to change
the Plan to Mixed Use. This category allows Office or
Commercial uses which maintain character compatible with
single family. That is they must be "comfortable"
neighbors. With a Planned Development, the use could meet
the Mixed Use requirements.
TAFF ANALYSIS
The request before the Commission is to rezone this .30±
acre site from R-2 to C-1. The purpose behind the rezoning
is to allow for the use of the existing, one-story brick
structure on the property as a 7 chair beauty shop.
This property was annexed to the City in late 1980 and has
had a history of occupancy by various nonresidential uses
since that time. The past uses have included a real estate
office, construction company, beauty salon and an ambulance
station. The applicant is currently operating a beauty
salon in the structure.
Although the site has a history of use as non-residential,
the property is still zoned "R-2" Single Family and the
Geyer Springs West District Land Use Plan recommends Single
Family use.
Due to this history of non-residential use and the location
of other non-residential uses in proximity to this site,
staff believes it is appropriate to amend the Land Use Plan
for this site to Mixed use. The mixed use designation
allows Office or Commercial uses which maintain a character
which is compatible with single family neighborhoods. With
a Planned Development, assuring the continued use of this
residential style structure as a beauty shop, the use could
meet the Mixed use requirements.
TAFF RECOMMENDATION
Staff recommends that this application be amended to a PD -O,
allowing the use of this existing structure as a 7 chair
beauty shop. Staff recommends that the Commission approve
the amended PD -0 application and accept the survey/site plan
submitted with this application, with the changes required
by the City Engineer's Office.
FILE NO.z Z- 71 -B n .
PLANNING COMMISSION ACTIO: (OCTOBER 31, 1995)
The applicant, Dian Hicks, was present. There were no
objectors present. Staff presented the item and informed
the Commission that the applicant had amended her
application to a Planned Development - Office to allow for
the use of the existing structure and site as a seven chair
beauty shop. Staff recommended that the Commission approve
the amended PD -0 application and accept the survey/site plan
submitted with the application, with the changes required by
the City Engineer's office. Staff also recommended approval
of an amendment to the Geyer Springs West District Land Use
Plan, changing the plan from Single Family residential to
Mixed Use for this site.
Tony Bozynski, Planning Manager for the Department.o£
Neighborhoods and Planning, stated that staff viewed the
proposed land use change as very minor. He recommended that
the Land Use Plan be changed to Mixed Use for this site.
Acting Chairperson Diane Chachere noted that she had a card
from John Lamb who desired to speak about the issue. Mr. Lamb
was no longer present, having left the meeting earlier.
Dian Hicks addressed the Commission. She stated that Mr. Lamb
had expressed his support for the proposed beauty shop.
The amended PD -0 application, site plan and Land Use Plan
amendment were brought to a vote. The vote was 8 ayes,
0 noes and 3 absent.
3
TITLE:
City Land Use Plan
Amendment - Geyer Springs
West District
LOCATION:
Northwest corner of
Mabelvale Cutoff Road and
Stillman Drive
REQUEST:
Single Family to Mixed Use
SOURCE:
Staff Z -5715-A
STAFF REPORT:
As a part of the staff review of a rezoning request the
adopted Plan for the area was reviewed. The Plan recommends
Single Family use. The proposal is for a beauty shop. Due
to the orientation of the structure as well as uses across
Mabelvale Cutoff Road and Stillman Drive, a Mixed Use
classification for the site is appropriate. Two Multifamily
developments are next to the site and the orientation of the
structure is toward these developments. Also, the
orientation is toward Mabelvale Cutoff Road, which is a
Minor Arterial and will be four or four or five lanes wide.
Base on this a more intensive use can be considered.
However, the site is also next to Single Family use, thus
the Mixed Use classification is suggested to help protect
these Single Family homes. This land use category allows
for Office or Commercial uses as long as the character is
oriented to Single Family. That is the Nonresidential use
must be compatible with Single Family. Signage, parking,
landscape, etc. must be done so that single family use would
be "comfortable" next to this non-residential use.
STAFF RECOMMENDATION:
Approval
October 31, 1995
ITEM NO.: 27 Z -5715-B
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Dian Hicks
Dian Hicks
6420 Mabelvale Cut -Off
Rezone from R-2 to C-1
Convert existing structure
into a beauty shop
.30± acres
Beauty Shop
SURROUNDING LAND USE AND ZONING
North - Vacant lots and Single -Family residences,
zoned R-2
South - Vacant tract and Multifamily development,
zoned MF -18
East - Single -Family residence, zoned R-2
West - Vacant convenience store and car wash,
zoned C-3
STAFF UPDATE:
The item was presented to the Planning Commission on October
31, 1995, as a request to rezone the property from R-2 to
C-1, file Z -5715-A. At the Commission meeting, though, the
applicant amended the request for rezoning from R-2 to PD -O.
The C-1 zoning file, Z -5715-A, was closed out and the PD -O
request file, Z -5715-B, was opened. This files is carried
forward to the Board of Directors.
ENGINEERING COMMENTS
The city recently purchased radial areas for turn radii at
the intersections for planned construction of Mabelvale Cut -
Off. However, the City only purchases ROW required to
construct, but when an applicant is requesting the rezoning,
then the applicant is asked to dedicate Master Street Plan
right-of-way. Dedicate right-of-way for Mabelvale Cut -Off
to 45 feet from centerline. Dedicate 5 feet of right-of-way
for Stillman Road and Peel Street, both will be considered
commercial streets due to zoning. Dedicate a 20 foot radial
dedication on each street intersection. Construct 24 foot
October 31, 1995
SUBDIVISION
ITEM NO.: 27 Z -5715-B Cont.
wide asphalt drive with concrete apron and paving to
accommodate the employees and customers.
LAND USE ELEMENT
The site is located in the Geyer Springs West District. The
adopted Land Use Plan recommends Single Family use. The
proposal is for a beauty shop. Due to the orientation of
the structure and uses across Mabelvale Cutoff Road and
Stillman Drive, Staff believes it is appropriate to change
the Plan to Mixed Use. This category allows Office or
Commercial uses which maintain character compatible with
single family. That is they must be "comfortable"
neighbors. With a Planned Development, the use could meet
the Mixed Use requirements.
STAFF ANALYSIS
The request before the Commission is to rezone this .30±
acre site from R-2 to C-1. The purpose behind the rezoning
is to allow for the use of the existing, one-story brick
structure on the property as a 7 chair beauty shop.
This property was annexed to the City in late 1980 and has
had a history of occupancy by various nonresidential uses
since that time. The past uses have included a real estate
office, construction company, beauty salon and an ambulance
station. The applicant is currently operating a beauty
salon in the structure.
Although the site has a history of use as non-residential,
the property is still zoned "R-2" Single Family and the
Geyer Springs West District Land Use Plan recommends Single
Family use.
Due to this history of non-residential use and the location
of other non-residential uses in proximity to this site,
staff believes it is appropriate to amend the Land Use Plan
for this site to Mixed use. The mixed use designation
allows Office or Commercial uses which maintain a character
which is compatible with single family neighborhoods. With
a Planned Development, assuring the continued use of this
residential style structure as a beauty shop, the use could
meet the Mixed use requirements.
STAFF RECOMMENDATION
Staff recommends that this application be amended to a PD -O,
allowing the use of this existing structure as a 7 chair
October 31, 1995
SUBDIVISION
ITEM NO.: 27 Z-5715-8 (Cont.)
beauty shop. Staff recommends that the Commission approve
the amended PD -0 application and accept the survey/site plan
submitted with this application, with the changes required
by the City Engineer's Office.
PLANNING COMMISSION ACTION: (OCTOBER 31, 1995)
The applicant, Dian Hicks, was present. There were no
objectors present. Staff presented the item and informed
the Commission that the applicant had amended her
application to a Planned Development - Office to allow for
the use of the existing structure and site as a seven chair
beauty shop. Staff recommended that the Commission approve
the amended PD -0 application and accept the survey/site plan
submitted with the application, with the changes required by
the City Engineer's office. Staff also recommended approval
of an amendment to the Geyer Springs West District Land Use
Plan, changing the plan from Single Family residential to
Mixed Use for this site.
Tony Bozynski, Planning Manager for the Department of
Neighborhoods and Planning, stated that staff viewed the
proposed land use change as very minor. He recommended that
the Land Use Plan be changed to Mixed Use for this site.
Acting Chairperson Diane Chachere noted that she had a card
from John Lamb who desired to speak about the issue. Mr. Lamb
was no longer present, having left the meeting earlier.
Dian Hicks addressed the Commission. She stated that Mr. Lamb
had expressed his support for the proposed beauty shop.
The amended PD -0 application, site plan and Land Use Plan
amendment were brought to a vote. The vote was 8 ayes,
0 noes and 3 absent.
3