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HomeMy WebLinkAboutZ-7956 Staff AnalysisFILE NO.: Z-7956 Owner: Gene and Dorothy Trickey Revocable Trust Applicant: Gene and Dorothy Trickey Location: 3801 Mabelvale Pike Area: Approximately 13 acres Request: Rezone from R-2 to 1-2 Purpose: To recognize the past light industrial use of the property. Existing Use: Vacant industrial buildings SURROUNDING LAND USE AND ZONING North — Auto repair/auto salvage yard; zoned R-2 South — BFI Landfill (across Fourche Creek); zoned R-2 East — Undeveloped property; zoned R-2 West — Vacant commercial building and undeveloped property (across Mabelvale Pike); zoned R-2 A. PUBLIC WORKS COMMENTS: 1. As noted on the survey, a substantial area of the site lies within the regulated floodway and floodplain of Fourche Creek. No future construction of any structures, improvements to the interior of the structures over 50% of the market value of the structure, parking areas, or placement of fill materials are allowed within the floodway. No outdoor storage is allowed within the floodway. 2. For any future construction of any kind that is outside of the floodway, but within the floodplain, a special grading permit for flood hazard areas will be required per Sec. 13-53 prior to construction. 3. Mabelvale Pike is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. FILE NO.: Z-7956 B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. Route #14 (Rosedale Route) runs along Asher Avenue 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 Geyer Springs, South of Asher, Mead owcl iff/B rookwood and SWLR United for Progress Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the 1-630 Planning District. The Land Use Plan shows Industrial for this property. This site has a non -conforming industrial status. The proposed zoning of 1-2 would recognize existing uses. The request does not require a change to the Land Use Plan. However, any and all lands that lie within the floodway would more appropriately be shown as Park/Open Space. This property appears to have floodway issues associated with it. Master Street Plan: Mabelvale Pike is shown as a Minor Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. Currently, there is a Pulaski County/City of Little Rock project that is improving the roadway and bridges along this section of roadway. The proposed final section adjacent to this property will be a four lane with sidewalks on both sides. Bicycle Plan: This site is adjacent to two bikeway routes. One is a Class Three that is along Mabelvale Pike and has no physical separation between the motorized and non -motorized traffic. Special signage denoting the bikeway is required. The other bikeway is on or near the property going east from Mabelvale Pike. It is a Class One that has a totally separate facility for bicycle only traffic. It is generally located on the north side of the Fourche island traveling east. 2 FILE NO.: Z-7956 Cily Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Oak Forrest Neighborhood Action Plan. The Parks and Recreation goal states "To provide safe recreational programs and facilities for all residents." and to "Provide recreational programs and facilities for youth". The "Economic Development goal states "To create a healthy economic climate that encourages investment, reinvestment, and diversity of employment opportunities" and "Develop programs to strengthen neighborhood commercial locations". These goals could be met if the existing business were retained and some open space were preserved which might be used for pedestrian or bike access. E. STAFF ANALYSIS: Gene and Dorothy Trickey, owners of the 13 acre property located at 3801 Mabelvale Pike, are requesting to rezone the property from "R-2" Single Family District to 1-2" Light Industrial District. The rezoning is proposed to allow the future use of the existing buildings and gravel parking areas for a light industrial use. There are three (3) existing industrial buildings located near the center of the property. The buildings are currently vacant but have a history of use in conjunction with a semi trailer sales and service business. There is a large area of gravel parking between the buildings and Mabelvale Pike, and around the buildings. The rear portion of the property is undeveloped. Fourche Creek is located along the south and east perimeters of the property. Mabelvale Pike is currently being reconstructed. A new bridge is being constructed at the southwest corner of the property. There is a mixture of uses in this general area. An auto repair/salvage yard is located immediately north. There is a mixture of commercial, industrial and residential uses further north, between this property and Asher Avenue. The BFI landfill is located across Fourche Creek to the south. There is a vacant commercial building and undeveloped property across Mabelvale Pike to the west. Undeveloped property also exists to the east. The City's Future Land Use Plan designates this property as Industrial. The requested 1-2 zoning does not require a change to the Land Use Plan. Staff is supportive of the requested rezoning. Staff feels the rezoning of this property to 1-2 to allow continued use of the existing industrial buildings and gravel parking is reasonable. However, the applicant should be aware that the majority of the property is located in the floodway. No future construction of new buildings, building additions, parking areas or 3 FILE NO.: Z-7956 (Cont.) placement of fill material will be allowed without the approval of FEMA, the Corps of Engineers and the Public Works Department. Additionally, no improvements to the interior of the existing structures exceeding 50 percent of the market value of the structures will be allowed. Staff believes the continued use of this property, utilizing the building and parking improvements as currently exist, will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested 1-2 rezoning. PLANNING COMMISSION ACTION: (DECEMBER 1, 2005) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 10 ayes, 0 nays and 1 absent. 2 December 1, 2005 I I EM NO.: 2 FILE NO.: Z-7956 Owner: Gene and Dorothy Trickey Revocable Trust Applicant: Gene and Dorothy Trickey Location: 3801 Mabelvale Pike Area: Approximately 13 acres Request: Rezone from R-2 to 1-2 Purpose: To recognize the past light industrial use of the property. Existing Use: Vacant industrial buildings SURROUNDING LAND USE AND ZONING 0 North — Auto repair/auto salvage yard; zoned R-2 South — BFI Landfill (across Fourche Creek); zoned R-2 East — Undeveloped property; zoned R-2 West — Vacant commercial building and undeveloped property (across Mabelvale Pike); zoned R-2 PUBLIC WORKS CQMMENTS. 1. As noted on the survey, a substantial area of the site lies within the regulated floodway and floodplain of Fourche Creek. No future construction of any structures, improvements to the interior of the structures over 50% of the market value of the structure, parking areas, or placement of fill materials are allowed within the floodway. No outdoor storage is allowed within the floodway. 2. For any future construction of any kind that is outside of the floodway, but within the floodplain, a special grading permit for Hood hazard areas will be required per Sec. 13-53 prior to construction. 3. Mabelvale Pike is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. December 1, 2005 ITEM NO.: 2 (Cont.) FILE NO.: Z-7956 B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. Route #14 (Rosedale Route) runs along Asher Avenue 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 Geyer Springs, South of Asher, Mead owcliff/B rookwood and SWLR United for Progress Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the 1-630 Planning District. The Land Use Plan shows Industrial for this property. This site has a non -conforming industrial status. The proposed zoning of 1-2 would recognize existing uses. The request does not require a change to the Land Use Plan. However, any and all lands that lie within the floodway would more appropriately be shown as Park/Open Space. This property appears to have floodway issues associated with it. Master Street Plan: Mabelvale Pike is shown as a Minor Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. Currently, there is a Pulaski County/City of Little Rock project that is improving the roadway and bridges along this section of roadway. The proposed final section adjacent to this property will be a four lane with sidewalks on both sides. Bicycle Plan: This site is adjacent to two bikeway routes. One is a Class Three that is along Mabelvale Pike and has no physical separation between the motorized and non -motorized traffic. Special signage denoting the bikeway is required. The other bikeway is on or near the property going east from Mabelvale Pike. It is a Class One that has a totally separate facility for bicycle only traffic. It is generally located on the north side of the Fourche island traveling east. 2 December 1, 2005 ITEM NO.: 2 (Cont.) FILE NO.: Z-7956 City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Oak Forrest Neighborhood Action Plan. The Parks and Recreation goal states "To provide safe recreational programs and facilities for all residents." and to "Provide recreational programs and facilities for youth". The "Economic Development goal states "To create a healthy economic climate that encourages investment, reinvestment, and diversity of employment opportunities" and "Develop programs to strengthen neighborhood commercial locations". These goals could be met if the existing business were retained and some open space were preserved which might be used for pedestrian or bike access. E. STAFF ANALYSIS: Gene and Dorothy Trickey, owners of the 13 acre property located at 3801 Mabelvale Pike, are requesting to rezone the property from "R-2" Single Family District to 1-2" Light Industrial District. The rezoning is proposed to allow the future use of the existing buildings and gravel parking areas for a light industrial use. There are three (3) existing industrial buildings located near the center of the property. The buildings are currently vacant but have a history of use in conjunction with a semi trailer sales and service business. There is a large area of gravel parking between the buildings and Mabelvale Pike, and around the buildings. The rear portion of the property is undeveloped. Fourche Creek is located along the south and east perimeters of the property. Mabelvale Pike is currently being reconstructed. A new bridge is being constructed at the southwest corner of the property. There is a mixture of uses in this general area. An auto repair/salvage yard is located immediately north. There is a mixture of commercial, industrial and residential uses further north, between this property and Asher Avenue. The BFI landfill is located across Fourche Creek to the south. There is a vacant commercial building and undeveloped property across Mabelvale Pike to the west. Undeveloped property also exists to the east. The City's Future Land Use Plan designates this property as Industrial. The requested 1-2 zoning does not require a change to the Land Use Plan. Staff is supportive of the requested rezoning. Staff feels the rezoning of this property to 1-2 to allow continued use of the existing industrial W December 1, 2005 ITEM NO.: 2 (Cont. FILE NO.: Z-7956 buildings and gravel parking is reasonable. However, the applicant should be aware that the majority of the property is located in the floodway. No future construction of new buildings, building additions, parking areas or placement of fill material will be allowed without the approval of FEMA, the Corps of Engineers and the Public Works Department. Additionally, no improvements to the interior of the existing structures exceeding 50 percent of the market value of the structures will be allowed. Staff believes the continued use of this property, utilizing the building and parking improvements as currently exist, will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested 1-2 rezoning. PLANNING COMMISSION ACTION: (DECEMBER 1, 2005) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 10 ayes, 0 nays and 1 absent. 4