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HomeMy WebLinkAboutZ-8320 Staff AnalysisFILE NO.: Z-8320 Owner: Jay Brainard Applicant: Ed McClain, Thomas Engineering Co. Location: Southeast corner of Mabelvale Cut -Off and Chicot Road Area: 4.29 Acres Request: Rezone from R-2 to C-3 Purpose: Future commercial development Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North — Convenience store and car wash; undeveloped property (YMCA) across Mabelvale Cut -Off; zoned C-3 and R-2 South — Two single family residences and undeveloped property; zoned R-2 East — Two commercial buildings; zoned C-3 West — Vacant commercial building, undeveloped property and cell tower (across Chicot Road); zoned C-3 A. PUBLIC WORKS COMMENTS: 1. Chicot Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Mabelvale Cut -Off is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 3. Per the Master Street Plan, where principal arterial streets intersect minor arterial streets the applicant shall dedicate an additional 10 ft. of right-of-way for a future right turn lane. The additional right-of-way shall normally be 250 ft. in length measured from the intersecting right- of-way. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Chicot Road and Mabelvale Cut -Off. FILE NO.: Z-8320 (Cont.) B. PUBLIC TRANSPORTATION ELEMENT: The site is located near CATA Bus Routes. Route 17 (Mabelvale- Downtown) and 17A (Mabelvale-UALR) run along Chicot Road to the north and Mabelvale Cut -Off to the west. 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 SWLR United for Progress, West Baseline, Chicot, Rob Roy Way and Legion Hut 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 a rezoning from R-2 Single Family District to C-3 General Commercial District. The request does not require a change to the Land Use Plan. Master Street Plan: Chicot Road is shown as a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chicot since it is a Principal Arterial. Mabelvale Cut -Off is shown as a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Mabelvale Cut -Off since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in this area. Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. 2 FILE NO.: Z-8320 (Cont. E. STAFF ANALYSIS: Jay Brainard, owner of the 4.29 acre property located at the southeast corner of Mabelvale Cut -Off and Chicot Road, is requesting to rezone the property from "R-2" Single Family District to "C-3" General Commercial District. The rezoning is proposed for future commercial development of the site. The property is currently undeveloped and covered with grass and brush. The site contains few mature trees. There is one (1) old accessory building located along the north property line. There is a convenience- store with car wash and undeveloped property (YMCA building and fields) located across Mabelvale Cut -Off to the north. Undeveloped commercial property, which is currently being used as a staging/storage area for Mabelvale Cut -Off road construction, is located to the northwest. There are two (2) residential structures, undeveloped property and a fire station located to the south. Two (2) commercial buildings and single family residences are located to the east. The C-3 zoned property across Chicot Road to the west contains a vacant commercial building and cell tower. There is a church facility to the southwest. The City's Future Land Use Plan designates this property as Commercial. The requested C-3 zoning does not require a change to the Land Use Plan. Staff is supportive of the requested C-3 rezoning. Staff views the request as reasonable, given the current surrounding uses and zoning. There are existing commercial zoned properties to the north, east and west. The YMCA property across Mabelvale Cut -Off to the north is designated as Public Institutional on the Future Land Use Plan. The property immediately south, between this property and the fire station is shown as Commercial on the Land Use Plan. There is also C-3 zoned property to the northwest, at the northwest corner of Mabelvale Cut -Off and Chicot Road. Staff believes a future C-3 commercial development of this property will be appropriate and will have no adverse impact on the adjacent properties on the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested C-3 rezoning. 3 FILE NO.: Z-8320 (Cont. PLANNING COMMISSION ACTION: (APRIL 10, 2008) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. Staff noted that the applicant had revised the application to eliminate the following as permitted uses within the proposed C-3 zoning: Bar, lounge or tavern Convenience food store with gas pumps Multifamily dwellings (as per the R-5 district) • Pawnshop Recycling facility, automated Staff recommended approval of the revised application. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval, as recommended by staff. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. 2 April 10, 2008 ITEM NO.: 4 Owner: Applicant: Location: Area: Request: Purpose: Existing Use: FILE NO.: Z-8320 Jay Brainard Ed McClain, Thomas Engineering Co. Southeast corner of Mabelvale Cut -Off and Chicot Road 4.29 Acres Rezone from R-2 to C-3 Future commercial development Undeveloped SURROUNDING LAND USE AND ZONING North — Convenience store and car wash; undeveloped property (YMCA) across Mabelvale Cut -Off; zoned C-3 and R-2 South — Two single family residences and undeveloped property; zoned R-2 East — Two commercial buildings; zoned C-3 West — Vacant commercial building, undeveloped property and cell tower (across Chicot Road); zoned C-3 A. PUBLIC WORKS COMMENTS: 1. Chicot Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Mabelvale Cut -Off is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 3. Per the Master Street Plan, where principal arterial streets intersect minor arterial streets the applicant shall dedicate an additional 10 ft. of right-of-way for a future right turn lane. The additional right-of-way shall normally be 250 ft. in length measured from the intersecting right- of-way. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Chicot Road and Mabelvale Cut -Off. April 10, 2008 ITEM NO: 4 (Cont.) FILE NO.: Z-8320 B. PUBLIC TRANSPORTATION ELEMENT: The site is located near CATA Bus Routes. Route 17 (Mabelvale- Downtown) and 17A (Mabelvale-UALR) run along Chicot Road to the north and Mabelvale Cut -Off to the west. 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 SWLR United for Progress, West Baseline, Chicot, Rob Roy Way and Legion Hut 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 a rezoning from R-2 Single Family District to C-3 General Commercial District. The request does not require a change to the Land Use Plan. Master Street Plan: Chicot Road is shown as a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chicot since it is a Principal Arterial. Mabelvale Cut -Off is shown as a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Mabelvale Cut -Off since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicvcle Plan: There are no bike routes shown in this area. Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. 0, April 10, 2008 ITEM NO: 4 (Cont.) FILE NO.: Z-8320 E. STAFF ANALYSIS: Jay Brainard, owner of the 4.29 acre property located at the southeast corner of Mabelvale Cut -Off and Chicot Road, is requesting to rezone the property from "R-2" Single Family District to "C-3" General Commercial District. The rezoning is proposed for future commercial development of the site. The property is currently undeveloped and covered with grass- and brush. The site contains few mature trees. There is one (1) old accessory building located along the north property line. There is a convenience store with car wash and undeveloped property (YMCA building and fields) located across Mabelvale Cut -Off to the north. Undeveloped commercial property, which is currently being used as a staging/storage area for Mabelvale Cut -Off road construction, is located to the northwest. There are two (2) residential structures, undeveloped property and a fire station located to the south. Two (2) commercial buildings and single family residences are located to the east. The C-3 zoned property across Chicot Road to the west contains a vacant commercial building and cell tower. There is a church facility to the southwest. The City's Future Land Use Plan designates this property as Commercial. The requested C-3 zoning does not require a change to the Land Use Plan. Staff is supportive of the requested C-3 rezoning. Staff views the request as reasonable, given the current surrounding uses and zoning. There are existing commercial zoned properties to the north, east and west. The YMCA property across Mabelvale Cut -Off to the north is designated as Public Institutional on the Future Land Use Plan. The property immediately south, between this property and the fire station is shown as Commercial on the Land Use Plan. There is also C-3 zoned property to the northwest, at the northwest corner of Mabelvale Cut -Off and Chicot Road. Staff believes a future C-3 commercial development of this property will be appropriate and will have no adverse impact on the adjacent properties on the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested C-3 rezoning. 3 April 10, 2008 ITEM NO: 4 FILE NO.: Z-8320 PLANNING COMMISSION ACTION: (APRIL 10, 2008) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. Staff noted that the applicant had revised the application to eliminate the following as permitted uses within the proposed C-3 zoning: Bar, lounge or tavern • Convenience food store with gas pumps Multifamily dwellings (as per the R-5 district) • Pawnshop • Recycling facility, automated Staff recommended approval of the revised application. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval, as recommended by staff. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. 4