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HomeMy WebLinkAboutZ-6011 Staff AnalysisAugust '22; '1995 ITEM NO.: A Z-6011 Applicant: Location: Request: Purpose: Size: Existing Use: Larry and Martha Cross, Robert and Carolyn Ashcraft, Ray and Mary Cross Robert Ashcraft North side of the 10100 Block of Mabelvale West Road Rezone from R-2 to C-3 Sell; no potential development is proposed at this time 5.746± acres Vacant SURROUNDING LAND USE AND ZONING North - Vacant, zoned R-2 South - Mixed Residential and Industrial, zoned R-2 and I-2 East - Vacant, zoned C-3 West - Vacant and Single -Family Residential, zoned R-2 ENGINEERING COMMENTS A portion of this property may be in the floodplain/floodway. A SFHA Development Permit was issued June 6, 1995 for channel maintenance, contingent on Corps of Engineers approval. Easement for dedication of floodway will be required as determined at the time of building permit or development. Dedicate right-of-way per the Master Street Plan; Mabelvale West is a minor arterial with a required 90 foot right-of- way. The shown right-of-way appears to be incorrect. With any planned construction, Public Works will advise the applicant of the other requirements of City Ordinances. Those include but are not limited to widening of the street, providing sidewalk and engineering analysis for stormwater detention. A grading permit is required before any construction. 11 August. 22, 1995 ITEM NO., A Z-6011 Cont. LAND USE ELEMENT The site is located in the Geyer Springs West District. The Land Use Plan recommends Mixed Residential. With the new alignment of Mabelvale West/Mabelvale Pike, staff agrees intensification is appropriate; multifamily or office would be reasonable. Since office already exists to the west along the north side of Mabelvale West, staff proposes extending the office use east. In addition the existing should be recognized, as Pike and Helm. The areas original alignments also Mabelvale Main should be Mabelvale Main should be STAFF ANALYSIS church at Nash and Mabelvale West should the multifamily at Mabelvale south of the new alignment and should be adjusted - west of Suburban Office and east of Mixed Commercial Office. The request before the Commission is to rezone this 5.746 acre tract from R-2 to C-3. The tract is comprised of an area of unplatted property and portions of two blocks of the Town of Mabelvale located on the north side of the new alignment of Mabelvale Pike/Mabelvale West Road. The majority of the property is heavily wooded. There are no immediate plans for the property other than trying to sell it to an office or commercial user. The zoning pattern in the general vicinity has begun to change over the past several years. Zoning ranges from R-2 through 0-3, I-1 and I-2. The property adjacent to the east of this site is zoned C-3. A portion of this C-3 property is currently vacant and a new convenience store occupies the remainder. The C-3 zoning was prompted by the new alignment of Mabelvale Pike/Mabelvale West Road, a minor arterial street which was relocated one block north of its former alignment. A large area of industrial zoning extends southwest of this site, across Mabelvale West Road. Much of this industrially zoned property is currently undeveloped, however a chemical distribution company is located directly across Mabelvale West Road from this site. The property to the west and north of this site is zoned R-2 and is comprised primarily of single family homes and undeveloped land. A church is located one block west of this site. At this time, the land use plan identifies the property for mixed residential use. Because the zoning pattern has changed so much in the past several years as well as the new alignment of Mabelvale Pike/Mabelvale West Road, staff agrees that a more intensive zoning may be appropriate for this property. However, staff questions whether C-3 zoning is the most appropriate considering the proximity of the 2 August•.22, •1995 ITEM NO.: A Z-6011 (Cont. single family homes to the north and west. The land use plan recommends office use for the property directly west of this site, along the north side of Mabelvale West Road. It would seem reasonable to amend the land use plan for this property to office, extending the office designation eastward to the commercial property located directly east of this site. Staff believes it would be appropriate to rezone this tract to 0-3, providing a transition from the commercial and industrial zoning to the residential properties located to the north and west. A portion of the site is platted into lots and streets of the Town of Mabelvale. Unless it is the applicant's desire to develop the property as it is currently platted, it will need to be reduced to acreage. This reduction does not need to occur at this time, but will need to be accomplished prior to development of the site. STAFF RECOMMENDATION Staff recommends approval of 0-3 rezoning for this tract. PLANNING COMMISSION ACTION: (JULY 11, 1995) (There was no quorum on July 11, 1995 and this item was moved to the July 25, 1995 Planning Commission hearing.) The applicant, Robert Ashcraft, was present. There were no objectors present. Staff presented the item and a recommendation of denial of the requested C-3 zoning. Dana Carney, of the Planning Staff, briefly discussed the existing land use plan and noted that it had not been changed since the realignment of Mabelvale Pike/Mabelvale West Road. Mr. Carney stated that staff had determined that a land use plan amendment might be appropriate due to the change in the area's zoning pattern and the shift in the Mabelvale Pike/Mabelvale West alignment. Mr. Carney stated that it was staff's opinion that it would be appropriate to rezone this tract to 0-3, providing a transition from the commercial and industrial zoning along Mabelvale Pike/Mabelvale West to the residential properties located to the north and west. Mr. Ashcraft addressed the Commission in support of his application. He noted the changes taking place in the immediate vicinity including the construction of a new convenience store, rezoning of nearby tracts to industrial and the realignment of Mabelvale Pike/Mabelvale West Road. Mr. Ashcraft stated that he had been advised by several realtors to rezone the property to commercial. He concluded August -22,,' 1995 ITEM NO A Z-6011 1 r nn - by stating that he would accept commercial zoning for a portion of the site and a less intensive zoning for the area closest to the residential properties if the Commission felt that such an arrangement was more feasible. In response to a question from Commissioner Putnam, Mr. Carney stated that staff had not do e aocomprehensivok at theeareview of the land use plan but had begun affected by the realignment of the Mabelvale Pike/Mabelvale West right-of-way. Commissioner Putnam asked if staff was receptive to the idea of zoning a portion of the site commercial with a less intensive zoning abutting the residential properties, as was suggested by Mr. Ashcraft. Jim Lawson, Director of the Department of Neighborhoods and Planning, responded that it would be better with theo eapplicantitem andcouple furtherweeks review the allow staff to meet land use plan. In response to a question from Commissioner Chachere, Mr. Lawson stated that other property owners in the area could be brought in to the discussion. After a further discussion, Commissioner Chachere stated that she felt it was appropriate to review the land use plan for this area. Mr. Ashcraft was asked if he had a problem with deferring weeks to his application Ashcraftcouple fstated thathefurther revieww by no problem by with a deferral. Tony Bozynski, planning Manager, recommended that the item be deferred to the August 22, 1995 Commission meeting to allow staff an opportunity to review the land use plan and the changes which are occurring in the area. A motion was made to defer the item to the August 22, 1995 commission meeting. The motion was approved with a vote of 7 ayes, 0 noes and 4 absent. PLANNIN C MMIS ION A TIO : (AUGUST 22, 1995) The applicant, Robert Ashcraft, was present. There were no objectors present. Dana Carney, of the Planning Staff, presented the item. He informed the Commission that staff had expanded a study Of the Geyer Springs West District Land use Plan (item "e" on this agenda) to include Mr. Ashcraft's property. The result of that study was that staff recommended an amendment to office for his property. As such, staff's recommendation was denial of the C-3 zoning request. 4 August ,22-,', 1995 ITEM Ni A Z-6011(Cont.) Mr. Ashcraft addressed the Commission in support of his application. He pointed out several recent rezoning actions in the vicinity of his property. Mr. Ashcraft stated that he was willing to work with the Commission and would accept some combination of commercial and office zoning on the site. He stated he would accept 110-3" as recommended by staff if the Commission felt commercial zoning was inappropriate. Chairman Walker asked Mr. Ashcraft if he had met with staff since the last meeting. Mr. Ashcraft stated that he had not; that he saw no reason to do so once he was informed that staff's recommendation was not changed as a result of the proposed land use plan amendment. Commissioner Putnam stated that it was difficult to sell property in this area, whether it was residential or nonresidential. Jim Lawson, Director of the Department of Neighborhoods and Planning, stated that there was currently vacant "C-3" zoned property in the area. He stated that staff was concerned about strip zoning Mabelvale west/Mabelvale Pike commercially. Commissioner Putnam stated that a specific development proposal might be a better approach on this property. Mr. Lawson stated that the applicant had no specific plans for the property other than to rezone it to a nonresidential classification and then sell it. He stated that 110-3" could serve as a nonresidential "holding classification" and that the applicant could come back to the Commission if a specific development is proposed. Chairman Walker stated that the area's zoning pattern had been affected by the realignment of Mabelvale West/Mabelvale Pike. He stated that a creative application with some commercial to serve the immediate community might have been more appropriate. Commissioner Putnam stated that he thought the suggestion to rezone to 110-3" as a holding classification was a good idea. Ruth Bell, of the Pulaski County League of Women Voters, addressed the Commission. She stated that rezoning this large tract to "C-3" would be inappropriate since it abuts residential properties. Ms. Bell stated that the League supported office zoning or a "creative alternative" for the site. In response to a question from Chairman Walker, Mr. Ashcraft stated that he agreed to amend the application to 110-3." 5 August ;22;" 1995 ITEM NO.: A Z-6011 (Con Commissioner Woods stated that there should be some commercial uses in close proximity to the residential neighborhoods to provide services to residents. Chairman Walker stated that he believed staff's opinion to be that an open "C-3" classification is not appropriate but some future application with a specific development might be acceptable. Commissioner Adcock asked why the "C-3" zoning to the east of this site was approved. Mr. Lawson responded that it was appropriate to establish a commercial node at the major intersection of Mabelvale Main and Mabelvale West/Mabelvale Pike. He stated that expanding the commercial zoning further away from the intersection could tend to "strip out" the street. After a brief discussion, Mr. Ashcraft confirmed that he was amending his application to 110-3." A motion was made to approve the application as amended to 110-3." The motion was approved by a vote of 10 ayes, 0 noes, 0 absent and 1 open position.