HomeMy WebLinkAboutZ-6555-B Staff AnalysisJanuary 25, 2018
ITEM NO.: 2
Owner: Smith Property Partners
Applicant: Tim Daters, White-Daters and Associates
Location: Southwest corner of Mabelvale Pike
and Mabelvale Circle
Area: 5.8 Acres
Request: Rezone from 1-2 and PID to 0-2
Purpose: New church development
Existing Use: Undeveloped
SURROUNDING LAND USE AND ZONING
North — Undeveloped property (across Mabelvale Circle); zoned 1-2
South — Single family residences and light industrial uses; zoned R-2 and 1-2
: Z -6555-B
East — Single family residence and mobile home park (across Mabelvale Pike);
zoned R-2
West — Undeveloped property (across Mabelvale Drive); zoned 1-2
A. PUBLIC WORKS COMMENTS:
1. At time of building permit, sidewalks with appropriate handicap ramps are
required to be constructed adjacent to Mabelvale Circle in accordance with
Sec. 31-175 of the Little Rock Code and the Master Street Plan.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a Rock Region Metro bus route.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and the Town and
Country and SWLR United for Progress Neighborhood Associations were notified
of the public hearing.
January 25, 2018
ITEM NO.: 2 (Cont.) FILE NO.: Z -6555-B
D. LAND USE ELEMENT:
Planning Division: This request is located Geyer Springs West Planning District.
The Land Use Plan shows Light Industrial (LI) for this property. The Light
Industrial category provides for light warehouse, distribution or storage uses,
and/or other industrial uses that are developed in a well-designed "park like"
setting. The applicant has applied for rezoning from 1-2 (Light Industrial District)
and PID (Planned Industrial District) to 0-2 (Office and Institutional District) to
allow for future development of a church.
Since the applicant has only a small portion of the Land Use Plan area shown for
Light Industrial and a change of such a small area would not make planning
sense, Staff is not requiring a Plan Amendment even though the zoning request
of Office is not consistent with the Plan designation of Light Industrial. If the
Planning Commission and City Board approve the re-classification of this land,
when the review of the Land Use Plan is done for this general are in a few years,
Staff will determine if a Land Use Plan change is appropriate for a larger area.
Master Street Plan: West of the Property is Mabelvale Drive and it is shown as a
Local Street on the Master Street Plan. North of the property Mabelvale Circle
and it shown as a Local Street on the Master Street Plan. East of the property is
Mabelvale Pike and it is shown as a Collector on the Master Street Plan. The
primary function of Local Streets is to provide access to adjacent properties.
Local Streets that are abutted by non-residential zoning/use or more intensive
zoning than duplexes are considered as "Commercial Streets". The primary
function of a Collector Road is to provide a connection from Local Streets to
Arterials. A Collector design standard is used for Commercial Streets. These
streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There is a Class III Bike Route shown on Mabelvale Pike. These
bike routes require no additional right-of-way, but either a sign or pavement
marking to identify and direct the route.
E. STAFF ANALYSIS:
Smith Property Partners, owner of the 5.8 acre property located at the southwest
corner of Mabelvale Pike and Mabelvale Circle, is requesting to rezone the
property from 1-2" Light Industrial District and "PID" Planned Industrial
Development to "0-2" Office and Institutional District. The property is comprised
of two (2) unrecorded lots, Lots 3 and 5, Mabelvale Industrial Park. Lot 3 (west
half of property) is zoned 1-2 and Lot 5 (east half of property) is zoned PID. The
applicant is requesting the property be zoned 0-2 to allow for a new church
development.
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January 25, 2018
ITEM NO.: 2(Cont.) FILE NO.: Z -6555-B
On December 4, 2007 the City Board of Directors passed Ordinance No. 19,871
which rezoned the area of Lot 5 from 1-2 to PID. The rezoning was approved to
allow a church development, with 1-2 permitted uses as alternative uses. To this
date, Lot 5 has not developed and the PID has expired.
The property is currently undeveloped and mostly grass covered. There are a
few nature trees on the site. The overall property is relatively flat.
Undeveloped 1-2 zoned property is located across Mabelvale Circle to the north
and across Mabelvale Drive to the west. Light Industrial uses, including a
trucking facility, are located to the south along Mabelvale Drive. Single family
residences are located to the south along Mabelvale Pike. Undeveloped
property, a single family residence and a mobile home park are located across
Mabelvale Pike to the east.
The City's Future Land Use Plan designates this property as Light Industrial (LI).
Staff will not require an amendment to the Land Use Plan since the proposed
rezoning represents only a small portion of the Land Use Plan area shown for
Light Industrial (LI).
Staff is supportive of the requested 0-2 rezoning. Staff views the request as
reasonable. The applicant proposes to rezone the property for a new church
development. A portion of the property was previously zoned PID for a church
development which never developed. A proposed church development on a
larger portion of the property should prove to be a compatible use within this area
of light industrial and single family residential uses. The proposed 0-2 zoning is
a site plan review zoning, and the site development plans for a new church
development will be required to be reviewed and approved by the Planning
Commission. Staff believes the requested 0-2 zoning will have no adverse
impact on the adjacent properties or the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested 0-2 rezoning.
PLANNING COMMISSION ACTION: (JANUARY 25, 2018)
The applicant was present. There were no objectors present. Staff presented the
application with a recommendation of approval.
The application was placed on the Consent Agenda for approval as recommended by
staff. The vote was 10 ayes, 0 nays and 1 absent. The application was approved.
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FILE NO_: Z -6555-B
Owner:
Applicant:
Location:
Area:
Request:
Purpose:
Existing Use:
Smith Property Partners
Tim Daters, White-Daters and Associates
Southwest corner of Mabelvale Pike
and Mabelvale Circle
5.8 Acres
Rezone from 1-2 and PID to 0-2
New church development
Undeveloped
SURROUNDING LAND USE AND ZONING
North — Undeveloped property (across Mabelvale Circle); zoned 1-2
South — Single family residences and light industrial uses; zoned R-2 and 1-2
East — Single family residence and mobile home park (across Mabelvale Pike);
zoned R-2
West — Undeveloped property (across Mabelvale Drive); zoned 1-2
A. PUBLIC WORKS COMMENTS:
1. At time of building permit, sidewalks with appropriate handicap ramps are
required to be constructed adjacent to Mabelvale Circle in accordance with
Sec. 31-175 of the Little Rock Code and the Master Street Plan.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a Rock Region Metro bus route.
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site and the Town and
Country and SWLR United for Progress Neighborhood Associations were notified
of the public hearing.
FILE NO.: Z -6555-B (Cont.
D. LAND USE ELEMENT:
Planning Division: This request is located Geyer Springs West Planning District.
The Land Use Plan shows Light Industrial (LI) for this property. The Light
Industrial category provides for light warehouse, distribution or storage uses,
and/or other industrial uses that are developed in a well-designed "park like"
setting. The applicant has applied for rezoning from 1-2 (Light Industrial District)
and PID (Planned Industrial District) to 0-2 (Office and Institutional District) to
allow for future development of a church.
Since the applicant has only a small portion of the Land Use Plan area shown for
Light Industrial and a change of such a small area would not make planning
sense, Staff is not requiring a Plan Amendment even though the zoning request
of Office is not consistent with the Plan designation of Light Industrial. If the
Planning Commission and City Board approve the re-classification of this land,
when the review of the Land Use Plan is done for this general are in a few years,
Staff will determine if a Land Use Plan change is appropriate for a larger area.
Master Street Plan: West of the Property is Mabelvale Drive and it is shown as a
Local Street on the Master Street Plan. North of the property Mabelvale Circle
and it shown as a Local Street on the Master Street Plan. East of the property is
Mabelvale Pike and it is shown as a Collector on the Master Street Plan. The
primary function of Local Streets is to provide access to adjacent properties.
Local Streets that are abutted by non-residential zoning/use or more intensive
zoning than duplexes are considered as "Commercial Streets". The primary
function of a Collector Road is to provide a connection from Local Streets to
Arterials. A Collector design standard is used for Commercial Streets. These
streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There is a Class III Bike Route shown on Mabelvale Pike. These
bike routes require no additional right-of-way, but either a sign or pavement
marking to identify and direct the route.
E. STAFF ANALYSIS:
Smith Property Partners, owner of the 5.8 acre property located at the southwest
corner of Mabelvale Pike and Mabelvale Circle, is requesting to rezone the
property from 1-2" Light Industrial District and "PID" Planned Industrial
Development to "0-2" Office and Institutional District. The property is comprised
of two (2) unrecorded lots, Lots 3 and 5, Mabelvale Industrial Park. Lot 3 (west
half of property) is zoned 1-2 and Lot 5 (east half of property) is zoned PID. The
applicant is requesting the property be zoned 0-2 to allow for a new church
development.
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FILE NO.. Z -6555-B (Cont.
On December 4, 2007 the City Board of Directors passed Ordinance No. 19,871
which rezoned the area of Lot 5 from 1-2 to PID. The rezoning was approved to
allow a church development, with 1-2 permitted uses as alternative uses. To this
date, Lot 5 has not developed and the PID has expired.
The property is currently undeveloped and mostly grass covered. There are a
few nature trees on the site. The overall property is relatively flat.
Undeveloped 1-2 zoned property is located across Mabelvale Circle to the north
and across Mabelvale Drive to the west. Light Industrial uses, including a
trucking facility, are located to the south along Mabelvale Drive. Single family
residences are located to the south along Mabelvale Pike. Undeveloped
property, a single family residence and a mobile home park are located across
Mabelvale Pike to the east.
The City's Future Land Use Plan designates this property as Light Industrial (LI).
Staff will not require an amendment to the Land Use Plan since the proposed
rezoning represents only a small portion of the Land Use Plan area shown for
Light Industrial (LI).
Staff is supportive of the requested 0-2 rezoning. Staff views the request as
reasonable. The applicant proposes to rezone the property for a new church
development. A portion of the property was previously zoned PID for a church
development which never developed. A proposed church development on a
larger portion of the property should prove to be a compatible use within this area
of light industrial and single family residential uses. The proposed 0-2 zoning is
a site plan review zoning, and the site development plans for a new church
development will be required to be reviewed and approved by the Planning
Commission. Staff believes the requested 0-2 zoning will have no adverse
impact on the adjacent properties or the general area.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested 0-2 rezoning.
PLANNING COMMISSION ACTION: (JANUARY 25, 2018)
The applicant was present. There were no objectors present. Staff presented the
application with a recommendation of approval.
The application was placed on the Consent Agenda for approval as recommended by
staff. The vote was 10 ayes, 0 nays and 1 absent. The application was approved.
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