HomeMy WebLinkAboutZ-8443 Staff AnalysisFILE NO.: Z
Owner: Sparks Revocable Trust,
Billye J. Sparks, Trustee
Applicant: Robert Brown, Development Consultants, Inc.
Location: 6104 Nova Lane
Area: 0.23 Acre
Request: Rezone from R-2 to C-3
Purpose: Future Commercial Development
Existing Use: Single Family Residence
SURROUNDING LAND USE AND ZONING
North — Restaurant/Parking; zoned C-3
South — Bank/Parking (across Nova Lane); zoned C-1 and 0-3
East — Restaurant/Parking; zoned C-3
West — Parking lot and single family structure; zoned C-3
A. PUBLIC WORKS COMMENTS:
1. Due to the proposed use of the property, the Master Street Plan
specifies that Nova Lane for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to 30 feet from
centerline.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA bus route. Routes #17 (Mabelvale —
Downtown) and #17A (Mabelvale — UALR) run along Geyer Springs Road
to the east.
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 Cloverdale, Windamere
and SWLR United for Progress Neighborhood Associations were notified
of the rezoning request.
FILE NO.: Z-8443 Cont.)
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 to C-3 General Commercial
District.
The request does not require a change to the Land Use Plan,
Master Street Plan:
Nova Lane is a Local Street. The primary function of a Local Street is to
provide access to adjacent properties. Local Streets which are abutted by
non-residential zoning/use or more intensive zoning than duplexes are
considered as "Commercial Streets". These streets have a design standard
the same as a Collector. This street 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 in the immediate vicinity.
Neighborhood Action Plan:
This area is covered by the Cloverdale/Watson Neighborhood Action Plan,
The Land Use/Zoning goal states: "Support non-residential changes in
areas shown on Future Land Use Plan as such."
E. STAFF ANALYSIS:
Sparks Revocable Trust, owner of the 0.23 Acre property located at 6104
Nova Lane, 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. The applicant is also requesting a
waiver of the required dedication of additional right-of-way (5 feet) for
Nova Lane. The property is currently occupied by a one-story brick and
frame single family residence. There is a one -car wide driveway from
Nova Lane which serves as access. The lot is 70 feet wide and 140 feet
deep.
The General area is made up of a variety of uses and zoning. There is a
Taco Bell restaurant (under reconstruction) immediately to the north, with
other commercial uses further north. A branch bank and restaurant are
located across Nova Lane to the south. An Arby's restaurant is located
2
FILE NO.: Z-8443 (Cont.
immediately to the east. A parking lot (Taco Bell) and single family
residential structure are located to the west. The abutting properties to the
north, east and west are currently zoned C-3.
The City's Future Land Use Plan designates this property as
"Commercial". The requested C-3 zoning does not require an amendment
to the Land Use Plan.
Staff is supportive of the requested zoning. Staff views the requested
rezoning as reasonable. The City's Future Land Use Plan designates the
property as "Commercial". Additionally, the abutting properties north, east
and west of the proposed rezoning are currently zoned C-3. Therefore,
the proposed C-3 zoning will be a continuance of the established zoning
pattern along this portion of Geyer Springs Road. Staff believes rezoning
this property to C-3 will have no adverse impact on the adjacent properties
or the general area.
Public Works has reviewed the requested waiver of right-of-way
dedication (5 feet) for this property (Lot 2 of Glenn Replat). Nova Lane is
a public street from Geyer Springs Road to the west property line of the
Taco Bell parking lot. Nova Lane then becomes a private street to the
west. The intersection of Geyer Springs Road and Nova Lane is a
signalized intersection with commercial and office uses on the north and
south sides of the Nova Lane. On the north side of Nova Lane the Taco
Bell and Arby's restaurants both access Nova Lane. The Arby's has a
drive thru window that accesses Nova Lane. On the south side of Nova
Lane is a bank with 5 drive thru windows that also accesses Nova Lane.
Nova Lane is a 2 lane street with a retrofit left turn lane that can safely
store 2 vehicles.
A large amount of traffic accesses Nova Lane from the restaurant and the
bank that exist today. Now, the applicant is desiring to zone Lot 2 to
commercial which will further increase traffic. With the amount of traffic
and the main traffic pattern of drivers trying to access Geyer Springs Road
from the adjacent commercial and office uses by way of Nova Lane, staff
believes widening is needed for a center turn lane on Nova Lane. With
this being the case, Public Works believes a dedication of right-of-way 30
ft. from centerline is warranted across lot 2 and eventually across lot 1,
and does not support the waiver request.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning. Staff
recommends denial of the requested waiver of additional right-of-way
dedication for Nova Lane.
3
FILE NO.: Z-8443 (Cont.
PLANNING COMMISSION ACTION: (APRIL 2, 2009)
The applicant was present. There were no objectors present. Staff presented
the application with a recommendation of approval.
Staff noted that the applicant had withdrawn the requested waiver of additional
right-of-way dedication for Nova Lane, and the Commission would only be voting
on the rezoning request.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for approval. A motion to that effect was made. The motion
passed by a vote of 10 ayes, 0 nays and 1 absent.
iI
April 2, 2009
ITEM NO.: 1 FILE NO.: Z-8443
Owner: Sparks Revocable Trust,
Billye J. Sparks, Trustee
Applicant: Robert Brown, Development Consultants, Inc.
Location: 6104 Nova Lane
Area: 0.23 Acre
Request: Rezone from R-2 to C-3
Purpose: Future Commercial Development
Existing Use: Single Family Residence
SURROUNDING LAND USE AND ZONING
North — Restaurant/Parking; zoned C-3
South — Bank/Parking (across Nova Lane); zoned C-1 and 0-3
East — Restaurant/Parking; zoned C-3
West — Parking lot and single family structure; zoned C-3
A. PUBLIC WORKS COMMENTS:
1. Due to the proposed use of the property, the Master Street Plan
specifies that Nova Lane for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to 30 feet from
centerline.
B. PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA bus route. Routes #17 (Mabelvale —
Downtown) and #17A (Mabelvale — UALR) run along Geyer Springs Road
to the east.
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 Cloverdale, Windamere
and SWLR United for Progress Neighborhood Associations were notified
of the rezoning request.
April 2, 2009
ITEM;-1 NO: 1 (Cont.
D. LAND USE ELEMENT:
FILE NO.: Z-8443
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 to C-3 General Commercial
District.
The request does not require a change to the Land Use Plan.
Master Street Plan:
Nova Lane is a Local Street. The primary function of a Local Street is to
provide access to adjacent properties. Local Streets which are abutted by
non-residential zoning/use or more intensive zoning than duplexes are
considered as "Commercial Streets". These streets have a design standard
the same as a Collector. This street 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 in the immediate vicinity.
Neiahborhood Action Plan:
This area is covered by the Cloverdale/Watson Neighborhood Action Plan.
The Land Use/Zoning goal states: "Support non-residential changes in
areas shown on Future Land Use Plan as such."
E. STAFF ANALYSIS:
Sparks Revocable Trust, owner of the 0.23 Acre property located at 6104
Nova Lane, 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. The applicant is also requesting a
waiver of the required dedication of additional right-of-way (5 feet) for
Nova Lane. The property is currently occupied by a one-story brick and
frame single family residence. There is a one -car wide driveway from
Nova Lane which serves as access. The lot is 70 feet wide and 140 feet
deep.
The General area is made up of a variety of uses and zoning. There is a
Taco Bell restaurant (under reconstruction) immediately to the north, with
other commercial uses further north. A branch bank and restaurant are
located across Nova Lane to the south. An Arby's restaurant is located
immediately to the east. A parking lot (Taco Bell) and single family
2
April 2, 2009
ITEM NO: 1 (Cont.
FILE NO.: Z-8443
residential structure are located to the west. The abutting properties to the
north, east and west are currently zoned C-3.
The City's Future Land Use Plan designates this property as
"Commercial". The requested C-3 zoning does not require an amendment
to the Land Use Plan.
Staff is supportive of the requested zoning. Staff views the requested
rezoning as reasonable. The City's Future Land Use Plan designates the
property as "Commercial". Additionally, the abutting properties north, east
and west of the proposed rezoning are currently zoned C-3. Therefore,
the proposed C-3 zoning will be a continuance of the established zoning
pattern along this portion of Geyer Springs Road. Staff believes rezoning
this property to C-3 will have no adverse impact on the adjacent properties
or the general area.
Public Works has reviewed the requested waiver of right-of-way
dedication (5 feet) for this property (Lot 2 of Glenn Replat). Nova Lane is
a public street from Geyer Springs Road to the west property line of the
Taco Bell parking lot. Nova Lane then becomes a private street to the
west. The intersection of Geyer Springs Road and Nova Lane is a
signalized intersection with commercial and office uses on the north and
south sides of the Nova Lane. On the north side of Nova Lane the Taco
Bell and Arby's restaurants both access Nova Lane. The Arby's has a
drive thru window that accesses Nova Lane. On the south side of Nova
Lane is a bank with 5 drive thru windows that also accesses Nova Lane.
Nova Lane is a 2 lane street with a retrofit left turn lane that can safely
store 2 vehicles.
A large amount of traffic accesses Nova Lane from the restaurant and the
bank that exist today. Now, the applicant is desiring to zone Lot 2 to
commercial which will further increase traffic. With the amount of traffic
and the main traffic pattern of drivers trying to access Geyer Springs Road
from the adjacent commercial and office uses by way of Nova Lane, staff
believes widening is needed for a center turn lane on Nova Lane. With
this being the case, Public Works believes a dedication of right-of-way 30
ft. from centerline is warranted across lot 2 and eventually across lot 1,
and does not support the waiver request.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning. Staff
recommends denial of the requested waiver of additional right-of-way
dedication for Nova Lane.
3
April 2, 2009
ITEM NO: 1
PLANNING COMMISSION ACTION:
FILE NO.: Z-8443
(APRIL 2, 2009)
The applicant was present. There were no objectors present. Staff presented
the application with a recommendation of approval.
Staff noted that the applicant had withdrawn the requested waiver of additional
right-of-way dedication for Nova Lane, and the Commission would only be voting
on the rezoning request.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for approval. A motion to that effect was made. The motion
passed by a vote of 10 ayes, 0 nays and 1 absent.
0