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Home My WebLink AboutZ-6011-A Staff AnalysisAugust 17, 2000 ITEM NO.: 3 FILE NO.: Z -6011-A Owner: Robert Ashcraft and Family App�icant: William Putnam Location: North side of Mabelvale West Road, west of Darris Drive Request: Rezone from 0-3 General Office to C-1 Neighborhood Commercial Purpose: Future commercial development Size: 5.23± acres Existing Use: Vacant, sparsely wooded SURROUNDING LAND USE AND ZONING North - Undeveloped; zoned R-2 South - Single Family; zoned R-2 and 0-3 East - Vacant and Convenience Store with gas pumps; zoned C-3 West - Undeveloped; zoned 0-3 and Single Family; zoned R-2 PUBLIC WORKS COMMENTS 1.Mabelvale Pike is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline is required. 2.Dedicate regulatory floodway as a drainage easement. With Building Pe±mit 3.A Sketch Grading and Drainage Plan per Sec. 29-186(e) will be required with a building permit. 4.A Grading Permit for Special Flood Hazard Area per Sec. 29-186(b) before building permit. 5.A Development Permit for Flood Hazard Area per Sec. 8-283 before building permit. 6. Stormwater detention ordinance applies to this property. 7.Easements for proposed stormwater detention facilities are required. 8.Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP". 9. All driveways shall be concrete aprons per City Ordinance. August 17, 2000 ITEM NO.: 3 (Cont.) PUBLIC TRANSPORTATION ELEMENT The�pite is located on a CATA Bus Route. PUBLIC NOTIFICATION FILE NO.: Z -6011-A All owners of property located within 200 feet of the site, all residents within 300 feet and the Pinedale, Mavis Circle and Southwest Little Rock United for Progress Neighborhood Associations were notified of the rezoning request. LAND USE PLAN ELEMENT - The site is located in the Geyer Springs West Planning District. The adopted Plan currently recommends MX (Mixed Use) for this site and the C-3 zoned properties adjacent to the east. A Land Use Plan Amendment has been filed for the property, asking that the Plan designation be changed from MX to NC (Neighborhood Commercial). The C-1 Neighborhood Commercial rezoning request would conform to the NC Land Use Plan designation. See item no. 3.1 on this agenda, LU00-15-01. The property lies within the area covered by the Chicot West/I-30 South Neighborhood Action Plan that was adopted on November 4, 1997. The stated economic goal of the action plan is to "provide a mixed commercial/residential environment that will promote the safety, attractiveness and value of the area while creating a competitive and adaptable economic climate that encourages investment and diversity of employment opportunities." Staff believes the Neighborhood Commercial Land Use Plan Amendment and rezoning request meet the objectives and action statements of the Action Plan. STAFF ANALYSIS The request before the Commission is to rezone this undeveloped, 5.23± acre tract from 110-3" General Office to "C-1" Neighborhood Commercial. The property is located north of the new alignment of Mabelvale Pike/Mabelvale West, west of its intersection with Darris Drive. The property is within the "town center" of the Mabelvale community located north of the main line of the Union Pacific Railroad. The 2 August 17, 2000 ITEM NO.: 3 (Cont.) applicant proposes to develop a portion of the property once it require -a conditional use permit FILE NO.: Z -6011-A new Family Dollar'Store on a is rezoned. That use will in C-1. The property is bounded on the east by undeveloped C-3 zoned property. A convenience store with gas pumps is located on C-3 zoned property one block east of the site. The undeveloped, R-2 zoned property to the north lies in the floodway and is designated Parks/Open Space on the Land Use Plan. The R-2 zoned properties to the west consist of single family homes, vacant tracts and a day care center which may or may not be open. The small portion of this 0-3 zoned tract which extends farthest west into the residentially zoned area is not included in this rezoning request. That portion of the tract is undeveloped and no immediate development of that area is proposed. South of Mabelvale Pike/Mabelvale West Road the zoning and use are varied. This area contains single family homes on R-2 and 0-3 zoned properties, industrial uses on I-2 zoned tracts and a mixture of office and commercial uses on 0-1 and C-3 zoned properties. The purpose and intent of the C-1 Neighborhood Commercial district states: "The C-1 neighborhood commercial district is designed to accommodate limited retail developments within or adjacent to neighborhood areas for the purpose of supplying daily household needs of the residents for food, drugs and personal services. This section applies to such district. Commercial uses within this district should not depend on market areas larger than the neighborhood served. The district may also be used in conjunction with existing commercial developments as an extension of such established commercial district. The C-1 neighborhood commercial district shall generally be located at arterial or collector street intersections and within walking distance of residential areas." Stated objectives within the Economic Development Goal of the Chicot West/I-30 South Neighborhood Action Plan are: 3 August 17, 2000 ITEM NO.: 3 (Cont.) FILE NO.: Z -6011-A • Attract better restaurants. • Attract neighborhood oriented businesses. E,• Attract a grocery store to the area. Action statements within that plan to reach the objectives are: • Create incentives to attract a sit-down restaurant and a grocery store to the area. • Identify and try to attract desirable businesses that are oriented toward the middle class consumer. • Promote the area as a desirable place for commercial interests to locate. Work with the City and Chamber of Commerce to attract businesses. • Expand Neighborhood Commercial uses at the intersections of arterials. Staff believes the C-1 Neighborhood Commercial zoning requested is compatible with uses and zoning in the area. The property is within the node established by the intersection of three arterials; Mabelvale Main, Mabelvale Pike and Mabelvale West. The C-1 zoning would seem to meet the stated economic goal and objectives of the neighborhood action plan. The one proposed use for a portion of the property, a Family Dollar Store, will require the additional level of conditional use permit review. STAFF RECOMMENDATION Staff recommends approval of the requested C-1 zoning. PLANNING COMMISSION ACTION: (AUGUST 17, 2000) William Putnam was present representing the application. There were several parties present who expressed either support or interest. Letters of support had been received from Janet Berry, president of Southwest Little Rock United for Progress, and Norm Floyd, a member of the Steering Committee for the Chicot West/I-30 South Neighborhood Action Plan. After meeting with the persons present at the meeting, Mr. Putnam amended his application to include a 20 foot wide 4 August 17, 2000 ITEM NO.: 3 (Cont.) FILE NO.: Z -6011-A "OS" Open Space zoned strip along the northern perimeter of the site and along the western perimeter where the site is adjacent to property indicated as Single Family by the ado�ted Land Use Plan. In response to a question from Chair Adcock, all parties indicated support for the amended application. Staff recommended approval of the application, as amended. Staff informed the Commission that there had been a modification of Public Works' Comments eliminating the requirement to dedicate floodway since it had been determined that the site does not lie within the regulatory floodway. A motion was made to approve the application as amended to include the 20 -foot wide "OS" strip along the northern perimeter and a portion of the western perimeter. The motion was approved by a vote of 8 ayes, 0 noes and 3 absent. 5