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HomeMy WebLinkAboutpc_01 05 1993LITTLE ROCK PLANNING COMMISSION REZONING HEARING MINUTE RECORD JANUARY 5,1993 12:30 P.M. I.Roll Call and Finding of a Quorum A Quorum was present being eight in number. II.Approval of the Minutes of the Previous Meeting The minutes of the November 17,1992 meeting were approvedasmailed. III.Members Present:John McDaniel Ramsay Ball Diane Chachere Kathleen Oleson Joe Selz Jim VonTungeln Brad Walker Emmett Willis,Jr. Ronald Woods (arrived after therollcall) Members Absent:Jerilyn NicholsonBillPutnam City Attorney:Stephen Giles LITTLE ROCK PLANNING COMMISSION REZONING HEARING AGENDA JANUARY 5,1993 REZONING ITEMS: 1.Z-3875 Kanis Road MF-18 to O-3 2.Z-4336-J Battery,West 10th,R —3,R —4,R-5, Wolfe and West 11th R-6,O-3 and1-2 to O-2 3.Z-5629 11,610 Kanis Road R —2 to O —3 4.Z-5647 923 South Taylor R —3 to C-3 OTHER MATTERS: 5.Rock Creek Court Apartments January 5,1993 ITEM N 7 —A Owner:Baptist Medical Center Applicant:Frank Riggins Location:Kanis Road (between Aldersgate Road and Junior Deputy Road) Request:Rezone from MF-18 to 0-3 Purpose:Office Size:39.1 acres Existing Use:Vacant RR DIN L E D Z IN North —Vacant,Daycare and Hotel,zoned 0-2,0-3 and C-3 South —Vacant and Single-Family,zoned R-2 East —Single-Family,zoned R-2 West —Vacant,Single-Family and Office,zoned 0-3 and PRD TAFF ALY IS The request before the Commission is to rezone 39 acres on Kanis Road from MF-18 to 0-3 for future office development. The site is situated on the south side of Kanis between Aldersgate Road and Junior Deputy Road.Wilson Road,a residential street,is opened and bisects the land from north to south.The platted right-of-way along the southern boundary of the property is physically closed.Currently, the acreage is primarily vacant and heavily wooded.At the corner of Kanis and Junior Deputy,there is a small foodstore,a nonconforming use.To the south of the store, there are two single family residences. Zoning in the area is R-2,R-4,0-2,0-3,C-3 and PRD.The majority of the nonresidential zoning is located north of Kanis Road,and along Aldersgate Road,there is also someofficezoning.The land to the north is part of the large Baptist Medical Center campus,which extends from Kanis to 1-630 and from 1-430 back toward John Barrow Road.On the east and south sides of the property,the zoning is R-2. Land use includes single family,office,a daycare center,a hotel (on the Baptist Medical Center campus),a church and a hospital.The existing single family neighborhoods are located to the east and south of the site under consideration.Throughout the area there is a considerable amount of undeveloped land. January 5,1993 ITEM NO 1 Z-7 -A nt. Reclassifying 39 acres to a nonresidential district is a reasonable option for this site because of the location and the existing zoning pattern.Office and commercial zoning is found on two sides and the property is very close to an interstate.Because of the proposed office rezoning and the property's relationship to the residential neighborhoods, some consideration should be given to minimizing the potential impact on the residences.To help protect the single family lots,staff recommends that the site be rezoned to 0-2 and a 50 foot OS area be zoned along the east and south sides.0-2 is a site plan review district and it will provide another level of review prior to any development taking place,which is beneficial because of the nearby single family areas.Also,0-2 is the "office and institutional"district and,over the years,the City has made a conscience effort to work with major institutional users to reclassify their land holdings to 0-2,the appropriate district for this type of site. At this time,the adopted plan,1-430,recognizes the existing zoning and shows the property for multifamily use. Should the Planning Commission endorse an office rezoning, the staff will prepare a plan amendment to be presented to the Board at the same time as the rezoning request. E INEE MMENT 1.Dedication of additional right-of-way for Kanis, Aldersgate and Junior Deputy Roads.The Master Street Plan standards are as follows: Jr.Deputy —30 feet from the centerline Aldersgate —30 feet from the centerline Kanis —45 feet from the centerline 2.Initiate discussion with the Engineering Department about the possible realignment of the Aldersgate/Kanis Intersection. 3.The future status of Wilson Road. TAF F RE MMEND T Staff recommends approval of 0-2 with a 50 foot OS area along the east and south sides of the property. 2 January 5,1993 ITEM NO .1 Z-87 -A C n PLANNI G C MMI ION A TION:(JANUARY 5,1993) The application was represented by Larry Lazenby,of the Baptist Medical Center.There were several other interested individuals in attendance.Mr.Lazenby discussed the request and the staff's recommendation.He indicated that the recommended 0-2 presented some problems because of thelotsize.Mr.Lazenby said the plan is to plat the site into small lots with some being less than 2 acres,the minimum size for the 0-2 district. Cynthia Harris,1505 Junior Deputy,spoke and expressed concerns with taxes,property values and impacts on other properties in the area.She made some additional comments and asked several questions. Ms.Williamson,a resident in the area,asked some questions about a 50 foot open space area on the west side of the property and landscaping. Bob Brown,Plans Specialist for the City,commented on landscaping and said a 40 foot buffer would be required along the west property line. Larry Lazenby spoke again and said there are no immediate plans for the property.Mr.Lazenby said the project would be implemented over a 5 to 10 year period,and be developed for small offices,an office park type environment.He said the primary users would be physicians and other medical related offices and uses. Cynthia Harris asked some other questions.Bob Brown,Plans Specialist,responded to Ms.Harris'uestions. There was discussion about taxes and property values.It was pointed out that zoning usually did not affect property values. Wes Lowder,engineer for the project,said the owner is somewhat unsure of the exact development pattern,and said that the preliminary plan is just a best guess.Mr,Lowder indicated that development would be similar to the Koger project.He then told the Commission that access would be limited t.o Kanis and the two options for rezoning are 0-3 with site plan review or 0-2 with lots less than two acres. Sara Spencer,Director of Aldersgate Camp,asked for someclarificationoftheaccessandtrafficissues.Ms.Spencer also asked whether surrounding property owners would be informed of future plans for the property. 3 January 5,1993 ITEM .1 —7 -A n Wes Lowder spoke and said that the preliminary plat review requires notification of surrounding property owners. Larry Lazenby then agreed to 0-3 zoning with a 50 foot OS area on the east and south sides,site plan review and access restricted to Kanis Road. Jerry Gardner,City Engineering,informed the CommissionthataCityBondprojectisscheduledtoimproveJunior Deputy Road,and sidewalks would be on the east side. Mr.Gardner said the project would include curb and gutters. The question was then called on 0-3 with site plan review,a 50 foot OS area on the south and east sides,access limitedtoKanisandnocurbcutsonJuniorDeputyRoad.The vote was 9 ayes,0 nays and 2 absent to recommend approval of the0-3 rezoning. 4 January 5,1993 ITEM .2 Z 43 Owner:Arkansas Children''ospital Applicant:Bill Bogle Location:Summit,Maryland,Battery and West 10th Streets Battery,Wolfe,West 11th and West 12th Streets Request:Rezone from R-3,R-4,R-5, R-6,0-3 and I-2 to 0-2 Purpose:Offices and Parking Size:3.14 acres Existing Use:Residential and Commercial RR U I L E AND Z I North —Single-Family,Parking and Elderly Housing, zoned R-3 and 0-2 South —Vacant,Single-Family and Office,zoned R-3, R-4,0-3 and C-3 East —Hospital,zoned 0-2 West —Vacant,Single-Family and Commercial,zoned R-3,R-4 and C-3 TAF ALY IS This request is being made by the Arkansas Children' Hospital to rezone some of their recent acquisitions to 0-2. Several years ago,the City started working with the hospital to rezone their holdings to 0-2,the Office and Institutional District.The proposed reclassification before the Commission is part of their continuing effort to rezone the hospital's land to the 0-2 district.The rezoning involves parts of two blocks that are bordered by Battery,Wolfe,Summit,Maryland,West 10th,West 11th and West 12th.Both blocks are occupied by various types of structures and the existing zoning is R-3,R-4,R-5,R-6, 0-3 and I-2. Zoning in the surrounding neighborhoods is very similar to the two blocks in question,and is R-3,R-4,R-5,0-2,0-3, C-3 and I-2.Land use is just as diverse as the zoning and includes single family,multifamily,elderly housing, office,commercial,auto services,churches and the Arkansas January 5,1993 ITEM 2 Z-4 -J nt Children's Hospital.With the exception of the 0-2 for thehospital's property,there is no established zoning patternintheneighborhood. Rezoning the blocks to 0-2 conforms to the Central City Planandistheproperdistrictfortheuser.The 0-2reclassificationwillhelpcleanupsomeofthezoningclutterintheareaanddoawaywithsomeinappropriate C-3andI-2 zoning.(0-2 is a site plan review district and thePlanningCommissionwillhavetoreviewplanspriortoanydevelopmenttakingplaceonthesites.) E I ERING T There are none to be reported. TAFF RE ENDATI Staff recommends approval of the 0-2 rezoning as filed. PLANNI MMISSI A TIO (JANUARY 5,1993) Bill Ruck was present and addressed the Commission duringtheConsentAgenda.Mr.Ruck requested that the SubdivisionCommitteemeetingrequirementforsiteplanreviewbewaived,and asked that the necessary site plan review beplacedontheFebruary9,1993 agenda. The Planning Commission voted on Mr.Ruck's request and the0-2 rezoning as part of the Consent Agenda.The vote was9ayes,0 nays and 2 absent for approval. 2 January 5,1993 ITEM Z-29 Owner:Patrick E.Malstrom and Danny W.White Applicant:Larry Knox Location:11,610 Kanis Road Request:Rezone from R-2 to 0-3 Purpose:Office Size:2.23 acres Existing Use:Office URR DI LAND North —Single-Family,zoned R-2 South —Offi.ce,zoned R-2 and C-3 East —Vacant Building and Warehousing,zoned R-2 West —Single-Family,zoned R-2 TAFF ALY I The property in question is located at the northwest corner of Kanis and Autumn Roads,and the request is to rezone the location from R-2 to 0-3.Currently,there is a a nonconforming use,an office,on the site,and the owners would like to enlarge the existing building.The zoning ordinance prohibits expansions of nonconforming uses and, therefore,the land must first be rezoned before any new construction can be permitted.Along with the structure, there is a paved parking area on the property and the northern one-half of the site is undeveloped. zoning in the general vicinity is R-2,MF-18,0-3,C-2 and C-3.The property in question abuts R-2 land on two sides and the northeast corner of Autumn and Kanis is zoned R-2. Directly across Kanis Road is some C-3 zoning and back to the east,on the south side of Kanis,the zoning pattern includes 0-3 and C-2.Land use is made up of single family,office,commercial,daycare center,a hospital and warehousing.There are several nonconforming uses in the area and some land still vacant. At this time,the 1-430 District Plan shows the site as part of a large multifamily area that is bordered by Autumn, Kanis,Bowman and Hermitage Roads.Because of a PUD January 5,1993 IT M 2 n application on Hermitage,staff has initiated a plan amendment from multifamily to mixed use along Hermitage.Staff feels that the requested 0-3 rezoning for the property under consideration is appropriate and the plan amendment area should be extended to Kanis.The east side of Autumnisshownforofficeandcommercialusesontheplan.On the south side of Kanis,the plan recommends a neighborhood commercial land use pattern.An 0-3 reclassification is compatible with the area and will not have an impact on the surrounding properties. E INEERI COMMENT The Master Street Plan standards are 45 feet from thecenterlineforKanisand30feetforAutumnRoad, Dedication of additional right-of-way for both streets will be required because the existing rights-of-way aredeficient. STAFF RECOMME ATI Staff recommends approval of the 0-3 rezoning as requested. IO (JANUARY 5,1993) The applicant was present.There were no objectors and the item was placed on the Consent Agenda.The vote was 9 ayes, 0 nays and 2 absent to recommend approval of the 0-3. 2 January 5,1993 ITEM Z-47 Owner:John E.Isom,Jr. Applicant:John E.Isom,Jr. Location:923 South Taylor Request:Rezone from R-3 to C-3 Purpose:Pick-up and Delivery Service Size:0.15 acres Existing Use:Vacant Residence R DI LAND E Z I North —Single-Family,zoned R-3 South —Parking,zoned I-2 East —Vacant,zoned R-3 West —Industrial,zoned I-2 TAFF ANALYSI 923 South Taylor is currently zoned R-3,and the request is to rezone it to C-3 for a pickup and delivery service.The lot is 47 feet by 140 feet and there is a one story residential structure on it.The proposal is to remodel the building for office space and utilize some of the rear yard area for the parking of one or two vehicles. The existing zoning is very fragmented and includes R-2, R-3,R-4,R-6,0-1,0-3,C-3,C-4,I-2 and PCD.Within one block of the site,there are five different zoningdistricts.West of Fair Park,the zoning pattern is not well defined.Land use is similar to the zoning and is made up of single family,office,commercial and industrial.On some of the surrounding blocks,the uses are single family,office,a car wash and industrial.Some of the land in the neighborhood is still undeveloped,especially the C-3 area to the west of Fillmore Street. The I-630 District Plan shows the area west of Fa.ir Park Boulevard and north of West 12th for mixed use.Therefore, a C-3 reclassification for 923 South Taylor conforms to the adopted plan and staff supports the request.The existing zoning has changed the character of the area and the long term viability of the small residential neighborhood can be January 5,1993 ITEM -4 Z-47 on question because of what as occurred in the area.A C-3rezoningofthelotwillnotimpactthesurroundingproperties,nor introduce a new zoning element to the area. INEER N E T South Taylor requires a dedication of 5 feet to satisfy theMasterStreetPlanstandardof25feetfromthecenterline. TAFF RE MMENDAT ON Staff recommends approval of the C-3 rezoning as requested. PL I OMNI I A TI (JANUARY 5,1993) The applicant,John Isom,Jr.,was present.There were noobjectorsinattendance.Mr.Isom discussed the requestbriefly,and said he needed parking and a storage area forvehicles. There were some discussion about C-3 and whether anotherclassificationwouldaccommodatetheuse. Ruth Bell,representing the League of Women Voters,madesomecommentsabouttheC-3 request. The question was called on the C-3 rezoning.The vote was8ayes,1 nay and 2 absent to recommend approval of the C-3asrequested. 2 January 5,1993 ITEM ER TTER ~RE ~ET:The owners of Rock Creek Court Apartments on Chenal ParkwaydesiretoremovethecovenantsplacedontheirpropertybytheOriginalRockCreekLand Use Plan in October 1977. Q~FR~EORT: This request is one of a continuing number of covenantsbeingpresentedforrelease.The Original Rock Creek Planimposedtheseconvenantonaselectnumberofsitesandnoneofthecovenantprovisionshaveeverbeenenforced.TheenforcingbodyfortheseprovisionswasacommitteeappointedbytheCityBoard.That committee never held ameetinganddisbandedshortlyafterappointment. TAFF E 0 AT Staff recommends approval as requested. PL I MMI 0 A I N:(JANUARY 5,1993) The Planning Commission received a brief report from thestaff.The report stated that this is one of a number ofcontinuingrequestforremovalofthevariousconvenantsplacedonthepropertybytheOriginalRockCreekPlan.There are no controversies attached to this proposal.Therearenoobjectors.The Planning Commission briefly discussedtheitemandplacedtherequestontheirConsentAgendaforapproval.A motion on that Consent Agenda approved therequestbyavoteof9ayes,0 nays and 2 absent. PLANNING COMMISSION VOTE RECORD DATE Jantlat-5 j')92 L"nrt Sevf R 9 MEMBER 2 3 5 BALL,RAMSEY v CHACHERE,DIANE v WILLIS,EMMETT v v v MCDANIEL,JOHN Y NICHOLSON,JERILYN A A A AA OLESON,KATHLEEN v v 'Y p VONTUNGELN,JIM v PUTNAM,BILL A A A A WOODS,RONALD SELZ,JOE H. WALKER,BRAD v v TIME IN AND TIME OUT BALL,RAMSEY l2.'3 0 CHACHERE,DIANE &v )z;3a WILLIS,EMMETT )6 I'Z',3o MCDANIEL JOHN ig iz:ya NICHOLSON,JERILYN OLESON KATHLEEN VONTUNGELN,JIM PUTNAM,BILL AINE the WOODS,RONALD fhl I 2~Ã SELZ,JOE H.IN t Z:30 WALKER,BRAD rH l8:3a g1a/beg.un~rn ovary Meeting Adjourned 1'7 P.M. ~AYE 4 NAYE M ABSENT ABSTAIN @"!f95~PWeC Wd~Aeve l ldd'. January 5,1993 I n THER TTER January 5,1993 There being no further business before the Commission,the meeting was adjourned at 1:29 p.m, cvDate e eta C airman