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HomeMy WebLinkAboutZ-7419-A Staff AnalysisFILE NO.: Z -7419-A Owner: Coburn Land and Leasing Applicant: R. C. Coburn Location: 9304 Mabelvale Pike Area: 0.313 Acres Request: Rezone from R-2 to C-4 Purpose: Commercial Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North — Volvo Rents (under construction); zoned C-4 South — Undeveloped; zoned C-4 East — Undeveloped (across Mabelvale Pike); zoned C-3 West = Light Industrial development; zoned 1-2 A. PUBLIC WORKS COMMENTS: 1. For this zoning action, Mabelvale Pike is classified on the Master Street Plan as a minor arterial. A minimum dedication of right-of-way 45 feet from centerline will be required prior to final Board action. 2. A modified grading permit in accordance with section 29-186(c) & (d) will be required prior to any additional land clearing or grading activities at the site. Site grading, and drainage plans, prepared by a registered professional engineer, will need to be submitted and approved prior to any further site grading. 3. With future building permit, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to this street including 5 -foot sidewalks with planned. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. The site is located near CATA Bus Routes #17 (Mabelvale — Downtown route) and #17A (Mabelvale — UALR route) which run along 1-30 to the north. FILE NO.: Z -7419-A Cont. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the Mavis Circle, Pinedale and SWLR United for Progress Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for C-4 Open Display Commercial District for a commercial use. The request does not require a change to the Land Use Plan. aster Street Plan: Mabelvale Pike is shown as a Minor Arterial on the Master Street Plan and may require dedication of right-of-way and require street improvements. A Minor Arterial provides connections to and through an urban area and their primary function are to provide short distance travel within the urbanized area. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Chicot West/1-30 South Neighborhood Action Plan. The Infrastructure goal has four objectives relevant to this case: 1) "bring all streets up to city standards," 2) "identify and correct drainage problems in the area," 3) "provide streets for safe and efficient traffic flow," 4) "provide sidewalks on major roads and near schools." Development of a commercial use in this area needs to address traffic flow on Mabelvale Pike and insure that the Infrastructure goals are met. Water runoff from the site may need to be controlled to address potential area drainage problems. The Economic Development goal 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." The Economic Goal has three objectives relevant to this case 1) "attract better restaurants," 2) "attract neighborhood oriented business," 3) "attract a grocery store to the area." The neighborhood would like to attract desirable businesses that target the middle class consumer and indicates a need for sit-down restaurants. The Community Image goal states two objectives relevant to this case: 1) "start a community beautification project," 2) "strictly enforce codes." Development of this 2 FILE NO.: Z -7419-A (Cont. property will need to follow all aspects of the city landscape ordinance and conform to code. E. STAFF ANALYSIS: Coburn Land and Leasing, owner of the 0.313 acre property at 9304 Mabelvale Pike, is requesting to rezone the property from "R-2" Single Family District to "C-4" Open Display District. The rezoning is proposed in order to incorporate the property into the C-4 zoned property immediately north and west for development of Volvo Rents, an equipment rental business. The property is located on the west side of Mabelvale Pike, approximately 500 feet south of Interstate 30. It is currently undeveloped and grass covered. A single family residence which existed on the site was recently removed. This general area along Mabelvale Pike contains a mixture of zoning and uses. The property immediately north is zoned C-4. The property further north along the south side of 1-30 is also zoned commercial (C-3 and C-4) and contains commercial uses. The property immediately south is also zoned C-4 with a single family residence and commercial/light industrial uses (along Davmar Drive) located further south. There is undeveloped C-3 zoned property across Mabelvale Pike to the east, with a light industrial use on the 1-2 zoned property further to the west. The City's Future Land Use Plan designates this property as Commercial. The requested C-4 zoning does not require a change to the Land Use Plan. Staff is supportive of the requested C-4 zoning. Staff feels that C-4 zoning for the property is reasonable. Staff feels that incorporating this property into the larger C-4 zoned tract which wraps around it to the north and west is a good use of the property. Staff believes the proposed rezoning will have no adverse impact on the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested C-4 rezoning. PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2004) R. C. Coburn was present, representing the application. There were two (2) persons present with concerns. Staff presented the application with a recommendation of approval. 3 FILE NO.: Z -7419-A (Cont. Paula Baer addressed the Commission with concerns. She expressed concerns with the site work taking place on the property immediately south of the property in question (immediately north of her residence at 9400 Mabelvale Pike). She expressed concerns with water run-off onto her property. R. C. Coburn addressed the Commission in support of the application. Mr. Coburn explained why the rezoning request was made. In response to questions from Commissioner Adcock, Mr. Coburn explained that the rezoning was proposed in order to incorporate the property into his C-4 zoned property which wraps around it to the north and west. Mr. Coburn also noted that his sand blasting business would not be moved to this location. There was a brief discussion of the property immediately south of the property in question. Commissioner Rector asked if any violations existed on the property to the south. Mike Hood, of Public Works, explained that there had been violations in the past. He noted that the property currently had a permit for grading, and that his department would monitor the site. Mr. Coburn noted that the property to the south would be graded and seeded as per City requirements. In response to a question from the Commission, staff noted that the property to the south could not be used for storage/display of vehicles or equipment without developing the site per City requirements (paving, landscaping, etc.). Commissioner Floyd asked if the Fire Department had been involved with the property. Mr. Coburn explained that he had a permit to burn trees on the property. He noted that the Fire Department had inspected the site and allowed him to proceed with the burning. There was a motion to approve the application, as filed. The motion passed by a vote of 7 ayes, 0 nays and 4 absent. The C-4 zoning was approved. 4 September 9, 2004 ITEM NO.: 3 FILE NO.: Z -7419-A Owner: Applicant: Location: Area: Request: Purpose: Existing Use: SURROUNDING LAND U Coburn Land and Leasing R. C. Coburn 9304 Mabelvale Pike 0.313 Acres Rezone from R-2 to C-4 Commercial Undeveloped AND ZONIN North — Volvo Rents (under construction); zoned C-4 South — Undeveloped; zoned C-4 East — Undeveloped (across Mabelvale Pike); zoned C-3 West — Light Industrial development; zoned 1-2 A. PUBLIC WORKS COMMEN 1. For this zoning action, Mabelvale Pike is classified on the Master Street Plan as a minor arterial. A minimum dedication of right-of-way 45 feet from centerline will be required prior to final Board action. 2. A modified grading permit in accordance with section 29-186(c) & (d) will be required prior to any additional land clearing or grading activities at the site. Site grading, and drainage plans, prepared by a registered professional engineer, will need to be submitted and approved prior to any further site grading. 3. With future building permit, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to this street including 5 -foot sidewalks with planned. September 9, 2004 ITEM NO.: 3 (Cont.) FILE NO.: Z -7419-A B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. The site is located near CATA Bus Routes #17 (Mabelvale — Downtown route) and #17A (Mabelvale — UALR route) which run along 1-30 to the north. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the Mavis Circle, Pinedale and SWLR United for Progress Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for C-4 Open Display Commercial District for a commercial use. The request does not require a change to the Land Use Plan. Master Street Plan: Mabelvale Pike is shown as a Minor Arterial on the Master Street Plan and may require dedication of right-of-way and require street improvements. A Minor Arterial provides connections to and through an urban area and their primary function are to provide short distance travel within the urbanized area. CitV Recognized Nei hborhoad Action Plan: The applicant's property lies in the area covered by the Chicot West/1-30 South Neighborhood Action Plan. The Infrastructure goal has four objectives relevant to this case: 1) "bring all streets up to city standards," 2) "identify and correct drainage problems in the area," 3) "provide streets for safe and efficient traffic flow," 4) "provide sidewalks on major roads and near schools." Development of a commercial use in this area needs to address traffic flow on Mabelvale Pike and insure that the Infrastructure goals are met. Water runoff from the site may need to be controlled to address potential area drainage problems. The Economic Development goal 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." The 2 September 9, 2004 ITEM NO.: 3 (Cont. FILE NO.: Z-741 9-A Economic Goal has three objectives relevant to this case 1) "attract better restaurants," 2) "attract neighborhood oriented business," 3) "attract a grocery store to the area." The neighborhood would like to attract desirable businesses that target the middle class consumer and indicates a need for sit-down restaurants. The Community Image goal states two objectives relevant to this case: 1) "start a community beautification project," 2) "strictly enforce codes." Development of this property will need to follow all aspects of the city landscape ordinance and conform to code.- E, ode: E. STAFF ANALYSIS: Coburn Land and Leasing, owner of the 0.313 acre property at 9304 Mabelvale Pike, is requesting to rezone the property from "R-2" Single Family District to "C-4" Open Display District. The rezoning is proposed in order to incorporate the property into the C-4 zoned property immediately north and west for development of Volvo Rents, an equipment rental business. The property is located on the west side of Mabelvale Pike, approximately 500 feet south of Interstate 30. It is currently undeveloped and grass covered. A single family residence which existed on the site was recently removed. This general area along Mabelvale Pike contains a mixture of zoning and uses. The property immediately north is zoned C-4. The property further north along the south side of 1-30 is also zoned commercial (C-3 and C-4) and contains commercial uses. The property immediately south is also zoned C-4 with a single family residence and commercial/light industrial uses (along Davmar Drive) located further south. There is undeveloped C-3 zoned property across Mabelvale Pike to the east, with a light industrial use on the 1-2 zoned property further to the west. The City's Future Land Use Plan designates this property as Commercial. The requested C-4 zoning does not require a change to the Land Use Plan. Staff is supportive of the requested C-4 zoning. Staff feels that C-4 zoning for the property is reasonable. Staff feels that incorporating this property into the larger C-4 zoned tract which wraps around it to the north and west is a good use of the property. Staff believes the proposed rezoning will have no adverse impact on the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested C-4 rezoning. 3 September 9, 2004 ITEM NO.: 3 (Cont. PLANNING COMMISSION ACTION: FILE NO.: Z -7419-A (SEPTEMBER 9, 2004) R. C. Coburn was present, representing the application. There were two (2) persons present with concerns. Staff presented the application with a recommendation of approval. Paula Baer addressed the Commission with concerns. She expressed concerns with the site work taking place on the property immediately south of the property in question (immediately north of her residence at 9400 Mabelvale Pike). She expressed concerns with water run-off onto her property. R. C. Coburn addressed the Commission in support of the application. Mr. Coburn explained why the rezoning request was made. In response to questions from Commissioner Adcock, Mr. Coburn explained that the rezoning was proposed in order to incorporate the property into his C-4 zoned property which wraps around it to the north and west. Mr. Coburn also noted that his sand blasting business would not be moved to this location. There was a brief discussion of the property immediately south of the property in question. Commissioner Rector asked if any violations existed on the property to the south. Mike Hood, of Public Works, explained that there had been violations in the past. He noted that the property currently had a permit for grading, and that his department would monitor the site. Mr. Coburn noted that the property to the south would be graded and seeded as per City requirements. In response to a question from the Commission, staff noted that the property to the south could not be used for storage/display of vehicles or equipment without developing the site per City requirements (paving, landscaping, etc.). Commissioner Floyd asked if the Fire Department had been involved with the property. Mr. Coburn explained that he had a permit to burn trees on the property. He noted that the Fire Department had inspected the site and allowed him to proceed with the burning. There was a motion to approve the application, as filed. The motion passed by a vote of 7 ayes, 0 nays and 4 absent. The C-4 zoning was approved. 4