pc_04 11 1996I.
II.
LITTLE ROCK PLANNING COMMISSION
PLANNING HEARING
SUMMARY AND MINUTE RECORD
APRIL 11, 1996
3:30 P.M.
Roll Call and Finding of a Quorum
A Quorum was present being ten (10) in number.
Approval of the minutes of the February 27, 1996 meeting.
Members Present:
Members Absent:
City Attorney:
Pam Adcock
Ramsay Ball
Sissi Brandon
Hugh Earnest
Suzanne McCarthy
Doyle Daniel
Herb Hawn
Bill Putnam
Mizan Rahman
Ron woods
Larry Lichty
Cindy Dawson
LITTLE ROCK PLANNING COMMISSION
PLANNING HEARING
AGENDA
APRIL 11, 1996
I. DEFERRED ITEMS:
A. Land Use Plan Text Adoption and Definition Changes
B. River Market Design Overlay District
II. PUBLIC HEARING ITEMS:
1. Land Use Plan Amendment: River Mountain District,
Single Family to Suburban Office
III. OTHER MATTER
2. Briefing on Planning Items
April 11, 1996
Planning Hearing
NAME•
STAFF REPORT•
City Land Use Plan Amendment -
Accompanying Text and Land Use
Definitions
The City Planning Staff is proposing a written document to
supplement the City's Land Use Plan map. While the land use map
gives a broad picture of the City's land use, written text allows
for an expanded description of the usage, the highlighting of
specific or strategic locations, and an explanation for suggested
uses. The base of the Land Use Plan Text/Narrative Textural
Document was taken from existing neighborhood and planning
district plans. Because many of those plans were developed in
the early 1980's, small changes were made to many of the planning
districts. The changes consisted of updating or deleting
statements which are no longer relevant, or proposed developments
that have since been implemented. The following districts had a
substantial amount of changes made or are newer planning
districts for which no text existed.
• District 2 - Rodney Parham: development principals were
added
• District 5 - Downtown: development principals added, text
added about the East Markham Entertainment District, the
Historic District, and MacArthur Park
• District 8 - Central Citv: development principals, in
bulletized section text added on Central High School.
• District 11 - I-430: area descriptives updated to reflect
current usage
• District 16 - Otter Creek: parks and open space addition,
text over proposed Otter Creek Park
• District 17 - Crystal Valley: new district
• District 18 - Ellis Mountain: was paired as one with Crystal
valley, text deleted to reflect the district's new boundaries
• District 19 - Chenal Valley: new district
• District 20 - Pinnacle: new district
• District 21 - Burlingame Valley: new district
• District 27 - Fish Creek: new district
• District 28 - Arch Street South: new district
Due to concerns about the Transition Zone name, and
implementation of mixed use categories, Staff took this
opportunity to review the land use classification and definitions
and recommends the following changes.
April 11, 1996
Planning Hearing
ITEM NO.: A (Cont.)
Residential:
- change Low Density Multifamily (LMF) to Low Density
Residential (LDR) and add single family detached housing
as an allowed housing type.
- delete the Mixed Residential OdR) classification which
duplicates Low Density Residential
Industrial:
- create a more distinct separation between light and heavy
Industrial uses by eliminating warehousing and
distribution from the Industrial definition.
Mixed:
- change wording from recommended to required in that a
planned development will be required for any mixed use
development that occurs in these categories (MCI, MOC,
MOI, MOW, MX).
Other:
- delete the categories of AG/1 and SF/M
- addition of first sentence to Agriculture definition.
- change Transition Zone (TZ) to Transition (T) to
eliminate any confusion with zoning categories.
- In Transition (T) definition, concerning overlay
districts, amend text to read all properties not just
those along Highway 10.
Eliminate set floor area ratio for office use.
Eliminate warehousing as an acceptable use.
Eliminate requiring access only from a side street.
STAFF RECOMMENDATION:
Due to the definition changes, Staff needs to re-examine the text
for changes. Deferral to April 11.
PLANNING COMMISSION ACTION: (FEBRUARY 27, 1996)
Tony Bozynski, Planning Manager, stated staff was still reviewing
the wording and wished the item deferred to the April Plans
Hearing.
By unanimous (10 ayes, 0 noes) vote the Commission voted to defer
the item.
2
April 11, 1996
Planning Hearing
ITEM NO.: A (Cont.)
PLANNING COMMISSION ACTION (APRIL 11,1996)
Tony Bozynski, Planning Manager, stated staff was still reviewing
the document and wished the item deferred to the May 23, 1996
Planning Commission meeting. Tony Bozynski then briefed the
Commission on the purpose of the document and its background, and
reviewed the changes suggested to the land use classification
definitions.
The Commission asked questions about the changes to the
industrial definition and those concerning mixed uses. The
Commission agreed that more time was needed to review the
document.
By unanimous (10 ayes, 0 noes) vote the Commission voted to defer
the item.
3
April 11, 1996
Planning Hearing
ITEM NO.• B
NAME: River Market Design Overlay
District
REQUEST: To amend the current River Market
Design Overlay District
STAFF REPORT•
The purpose of establishing the River Market District was to
create a festive, pedestrian orientated district with a quality
mixture of commercial, office and residential uses. Once
established the district will become a viable location for
business, cultural and entertainment activities. Buildings,
signs, street furnishings, trees should all be designed to be
pedestrian friendly both during the day and at night. Careful
planning is needed to insure proper placement of these items and
to avoid these items from becoming a mass of visual clutter.
Visual Clutter is not a major problem in the River Market
District at present, but it is good planning to anticipate and
prepare for future problems, especially after considering the
potential benefits of new economic development. Guidelines and
strategies must be in place to protect the district from the
impacts of poor or unplanned projects. Incompatible development
has the potential to destroy the very thing which will attract
people to the district in the first place. Programs and policies
should be enacted to maintain and enhance the visual quality of
the River Market District, as well as to protect it from future
development which might not be sensitive to the district.
Physical design elements of the district should be
controlled/reviewed to ensure appropriate design and compatible
development.
Since May 1995, the property owners within the River Market
District have had monthly meetings. Also attending these monthly
meetings were representatives from: City Manager's office,
Little Rock Board of Directors, Department of Neighborhoods and
Planning, Department of Parks and Recreation, Public Works,
Comcast Cable, Little Rock Wastewater, APL, Southwestern Bell,
Arkla, Little Rock Water, Highway Department, Central Arkansas
Library System, Farmers Market, Museum Center and the Downtown
Partnership. The goal of these meetings was to carefully
coordinate the various activities which affect all involved
parties.
At the December 1995 meeting, Neighborhood and Planning staff
presented the first draft of the Design Overlay District (DOD).
Property owners were asked to review the DOD over the next couple
April 11, 1996
Planning Hearing
ITEM NO.: B (Cont.)
weeks and Staff would meet with each property owner. Staff
decided to meet with property owners block by block, since they
had common interests and concerns. Block meetings (usually two
or three property owners) were held and comments and concerns
were reflected in the next draft presented to the property owners
at the February 1996 meeting.
At the February 1996 meeting, Staff presented the updated draft
of the DOD. Copies were handed out to property owners in
attendance and were also hand delivered to all property owners.
Staff asked property owners to contact Neighborhoods and Planning
with any comments by March 1st, 1996. Minor adjustments were
made to the DOD based on property owners' comments.
On March 5, 1996, the Little Rock Board of Directors voted to
approve Ordinance Number 17,136 (pages 3-4) which established the
Design Overlay District for the River Market District. The
amendment to this Ordinance (pages 5-16) will include the Design
Guidelines which have support from the property owners of the
River Market District.
STAFF RECOMMENDATION:
Approval
PLANNING COMMISSION ACTION:
(MARCH 28, 1996)
Staff recommended the item to be placed on the consent agenda for
deferral to the April 11th, 1996, Planning Commission meeting.
There was no one present in opposition of the deferral. The
Planning Commission approved the consent agenda unanimously.
PLANNING COMMISSION ACTION
Staff recommended the item to be deferred
Planning Commission meeting. There was no
opposition of the deferral. The Planning
deferral unanimously (10 ayes, 0 nays).
(APRIL 11,1996)
to the April 25, 1996
one present in
Commission approved the
2
April 11, 1996
ITEM NO.B
ORDINANCE NO. 17,136
AN ORDINANCE ESTABLISHING AN OVERLAY DISTRICT FOR THE
RIVER MARKET DISTRICT PURSUANT TO DESIGN OVERLAY
AUTHORITY, CHAPTER 36 OF THE CODE OF ORDINANCES OF THE
CITY OF LITTLE ROCK, ARKANSAS; FOR THE CREATION OF
STANDARDS FOR SIGNS ON PUBLIC BUILDINGS LOCATED WITHIN
THE DISTRICT; DECLARING AN EMERGENCY AND FOR OTHER
PURPOSES.
WHEREAS, the River Market District represents a significant
historical and physical feature which the city wishes to maintain;
and,
WHEREAS, the River Market District is the core of a significant
commercial, cultural and entertainment area that the city wishes to
remain viable; and
WHEREAS, the existing City ordinances are not compatible with the
particular concerns for the River Market District; and
WHEREAS, recent and possible future development and redevelopment
may change the character and significance of the River Market District
without special considerations; and
WHEREAS, construction of public buildings are occurring in the
district.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE
CITY OF LITTLE ROCK, ARKANSAS:
SECTION 1. Pursuant to Chapter 36 of the Code of Ordinances of
the City of Little Rock, an overlay for the River Market District is
hereby established as follows:
A. Purpose and Intent
The purpose of establishing the River Market District is to
create a festive, pedestrian orientated district with a
quality mixture of commercial, office and residential uses.
Once established the district will become a viable location
for business, cultural and entertainment activities.
Buildings, signs, street furnishings, trees should all be
designed to be pedestrian friendly both during the day and
at night. Careful planning is needed to insure proper
placement of these items and to avoid these items from
becoming a mass of visual clutter.
B. District Boundaries
The district is to be all parcels in Block 1, Block 2, Block
3, Block 6, Block 7 and Block 8 of Pope's Addition; and
Block 35 and Block 36 of Original City.
3
April 11, 1996
ITEM NO.B
C. Application of District Regulations
The regulations of this ordinance shall be in addition to
and shall overlay all other zoning districts and other
ordinances requirements regulating the development of land
so that any parcel of land lying in the overlay district
shall also lie within one or more of the other underlying
zoning districts. Therefore, all property within this
overlay district will have requirements of both the
underlying and overlay zoning districts in addition to other
ordinance requirements regulating the development of land.
In case of conflicting standards between this ordinance and
other City of Little Rock ordinances, the overlay
requirements shall control.
These regulations apply to all development, redevelopment or
expansion of existing development.
D. Overlay Design Guidelines
1. Signs on Public Buildings
Signs on public buildings shall conform to the
standards outlined in this Design Overlay District with
the exception of those signs which have: significant
architectural elements; serve as an entrance to the
Riverfront Park and are otherwise consistent with the
Design Overlay District standards. These exceptions
have to be approved by the City Board of Directors.
SECTION 2. Declaring an emergency. The Board of Directors
hereby finds and declares that as a result of current and planned
development in the River Market District, that in order to protect and
preserve the health, safety and welfare of the citizens of this City,
on emergency is hereby declared to exist and this ordinance shall be
in full force and effect from and after its passage and approval.
PASSED: March 5, 1996
ATTEST:
APPROVED:
Robbie Hancock Jim Daily
City Clerk Mayor
APPROVED AS TO FORM:
Thomas M. Carpenter
Thomas M. Carpenter, City Attorney
91
April 11, 1996
ITEM NO.B
D. Overlay Design Guidelines
2. Signs and banners located on or facing Markham
Street, Commerce Street, Rock Street, Sherman Street,
Cumberland Street and Second Street
a. Location 2+YyyU
• Signs shall not hide any architectural
detail or any features of the building.
• Signs shall not visually clutter nor
interfere with views of the building.
• Signs shall be confined to the flat surface
of the building and not project further
than 0'-5" from the building facade.
• Signs shall not be painted directly to the
face of the building.
• The maximum sign height on a building shall
be below the second floor window sill;
or in a single story building, below the
overhang (except those permitted in
D.1.)
• Awning valences are appropriate locations
for signage.
• Signs shall not number more than three per
business.
• Signs should be adequately spaced from
other signs.
• Free standing signage shall be prohibited.
b. Appearance
• Signs should be compatible with the
architecture of the building on which it
is located.
• The design of signs should capitalize on
the special character of the River
Market District.
• Each sign shall be one quarter of a square
foot of sign area for each linear foot
of primary street building frontage, not
exceeding 25 square feet per sign.
• Window signs shall not cover more that
twenty five percent of each glass panel.
• Awning signs shall not exceed six square
feet per awning.
• Colors used on signs should be compatible
with others used in the River Market
District.
• Materials used in the signs should be
sensitive to signs and architecture on
adjacent sites.
• Neon shall be permitted.
• In accordance with the federal Landham Act,
businesses with registered trademarks
are allowed to display that mark in
signage.
April 11, 1996
ITEM NO.B
Advertising copy on signage shall be
prohibited.
c. Lettering
• Letters should not exceed 1'-6" in height.
• Letters should not exceed three-quarters of
the height of the sign.
• No more than sixty percent of a signs total
area should be occupied by lettering.
d. Lighting of signs
• Light fixtures for signs shall not be
readily visible from the street or
sidewalk.
• Internally lit signs shall be prohibited.
e. Banners
• Banners shall be restricted to hanging from
street lights.
3. Signs and Banners located on facades facing the
Arkansas River
a. The buildings facing both the River and East
Markham present an unique opportunity to
create their own character on the facades
that face the River. These facades will
share views with the Riverfront Amphitheater
and the River. These facades should
compliment the festive atmosphere that has
been established by the Riverfront
Amphitheater and the River Market.
b. Location
• Signs should not hide any architectural
detail or any features of the building.
• Signs shall not visually clutter nor
interfere with views of the River.
• Signs shall be confined to the flat surface
of the building and not project further
than 0'-5" from the building facade.
• Signs shall not be painted directly to the
face of the building.
• The maximum sign height on a building shall
be below the overhang of the roof.
• Awning valences are appropriate locations
for signage.
• Signs shall not cover more than ten percent
of the facade facing the River.
• Free standing signage shall be prohibited.
c. Appearance
• The design of signs should capitalize on
the special character of the River
Market District.
6 2+YWO
April 11, 1996
ITEM NO.B
Window signs shall not cover more than
twenty five percent of each glass panel.
Neon shall be permitted.
In accordance with the federal Landham Act,
businesses with registered trademarks
are allowed to display that mark in
signage.
Advertising copy on signage shall be
prohibited.
d. Lighting of signs
. Internally lit signs shall be prohibited.
e. Banners
• Banners shall be restricted to hanging from
street lights.
4. Sidewalks
a. Width
• Sidewalks shall consist
walk and a 4'-0" red
planting strip.
• Sidewalks shall have an
width from building
of a 7'-6" concrete
brick paving
12'-0" overall
face to curb face.
b. Materials
• The walks, curbs, gutters, and treegate
frames shall be concrete.
• The planting strip shall consist of red
brick pavers.
c. Handicapped ramps
• Two (2) handicapped ramps shall be provided
per corner or the entire corner may be
turned down.
• Ramps shall have 1:10 side slopes.
• Ramps shall have a 1:12 maximum slope.
• Ramps shall be 5'-0" in width with
striations perpendicular to pedestrian
traffic movement.
• Slopes shall be congruent between ramps.
• There shall be a minimum 5'-0" landing at
the top of all ramps.
d. Curb and gutters
• Curbs shall be typically 6" in height.
• Gutters shall be typically 18" in width.
e. Tree planting strip
. The tree planting strip shall be a 4'-0"
wide brick paving strip on 2" sand base
and 18" topsoil backfill.
. The 6" concrete tree grate frame shall be
integrated with the top of the curb.
7
April 11, 1996
ITEM NO.B
f. Utilities
• All utilities shall be located under the
street.
g. Use
• Sidewalks shall provide adequate clearance
for ease of pedestrian traffic and
movement.
5. Building form
a. Materials
• Historic materials or distinctive
architectural features shall not be
removed or hidden.
• The type of materials and their color,
texture, scale and detailing should be
compatible with those of buildings on
adjacent sites.
• Surface cleaning on historic structures
should be done with the gentlest
possible method.
b. Roof types
• Building roofs should relate to the overall
size, shape, slope, color and texture of
roofs of adjacent buildings on adjacent
sites.
c. Openings
• Historical upper facade windows shall
retain original dimensions and details.
• Historical storefront configuration shall
not be altered.
• New construction shall have a pattern of
windows and doors which recall similar
patterns on facades of buildings on
adjacent sites.
• Primary entrances shall be parallel with
the street.
d. Style and form
• New construction shall not exceed three
stories in height or a total height of
45'-0".
• Buildings shall maintain the distinction
between upper and lower levels.
• Buildings shall reinforce the established
horizontal lines of facades of buildings
on adjacent sites.
• Historical context of buildings shall be
restored to original designs.
April 11, 1996
ITEM NO.B
The sides and rear of buildings shall be
maintained properly, as these areas can
be viewed from the street, interstate
and the river.
e. Mass
• New construction wider than the typical
building width shall be visually massed
to appear similar to buildings on
adjacent sites.
• The primary facade of a building shall be
oriented parallel with the street.
f. Projections
• Objects shall not project from the building
facade over the public right of way.
(exceptions: awnings and balconies)
• Awnings shall not project more than 3'-0"
from the building facade and have a
minimum clearance of 9'-0" above the
sidewalk.
• Balconies over the public right of way
shall have a minimum clearance of 9'-0"
above the sidewalk. One inch of
projection is permitted for each
additional inch of clearance above
8'-0", provided that no such projection
shall exceed a distance of 3'-0".
g. Graphics
• Historic wall murals painted on the
exterior masonry wall shall be preserved
and maintained.
h. Setbacks
• Buildings shall retain similar setbacks as
buildings on adjacent sites.
6. Awnings
a. Appearance
• Colors should be compatible with others
used in the River Market District.
• Awnings shall relate to the shape of the
opening.
• Awnings shall have a minimum clearance
of 9'-0" from the sidewalk.
• Awnings shall not project more than 3'-0"
from the building facade.
• Awnings shall be manufactured from canvas,
vinyl coated canvas, acrylic fabrics or
other architectural materials compatible
to the building and to the River Market
District.
9
April 11, 1996
ITEM NO.B
b. Location
• Awnings shall cover only the store front
display windows or transom above the
main entrance. Upper facade details
shall not be obscured.
• Direct back lit awnings are prohibited.
c. Use
• Retractable canvas awnings are allowed but
may not extend more than 4'-0" and
maintain a clear height of 9'-0".
7. Landscaping
a. Plant Materials
• Markham Street from I-30 to Cumberland
Street shall be Acer x Freemanii
`Jeffersred'; Autumn Blaze Maple trees.
• Commerce Street from Markham to Second
Street shall be Acer x Freemanii
`Jeffersred'; Autumn Blaze Maple trees.
• Streets with north\south orientation
including and between I-30 and
Cumberland Street and north of Second
Street shall be Taxodium distichum; Bald
Cypress trees.
• Second Street from I-30 and Cumberland
Street shall be Fraxinus pennslvanica
`Marshall's Seedless'; Marshall's
Seedless Green Ash trees.
• Plazas and open spaces shall be Ostrya
virginiana; American Hopornbeam trees
and Gleditsia tricanthos var. inermis
`Moraine'; Moraine Thornless Honeylocust
trees.
b. Size
• Street trees shall be 3"-3 1/2" caliper
trees.
• Plazas and open spaces shall be 1 1/2'-2"
caliper trees.
c. Location and spacing
• Trees shall be 30'-0" on center and 2'-0"
off back of curb.
• Trees shall allow for adequate site
distance at intersections.
d. Irrigation systems
• Irrigation systems shall provide four (4)
irrigation bubbler heads per tree well.
• All systems shall have backflow preventors.
• Automatic controllers shall be pole
mounted.
10
April 11, 1996
ITEM NO.B
Valve box covers shall have snaplocks and
be located within the brick planter
strip.
e. Tree grates
• Tree grates shall be 4'x4' cast iron with
slot openings no more than 1/4".
• Tree grates shall be set into concrete and
angle iron curb collar; 6" exposed at
surface, minimum 12" depth.
f. Subdrainage
• A gravel drain shall consist of a 4"
perforated pipe wrapped in washed,
crushed gravel and geotextile running
parallel with planting strip.
• A gravel drain shall be approximately 4'-0"
below finished pavement elevation and
connected to the storm drainage inlet.
• The bottom of the gravel drain shall be
sloped for positive flow towards the 4"
perforated pipe
g. Planting medium
• Topsoil backfill shall contain 10% organic
material and be free of objectionable
materials.
• The tree root ball shall be set in place on
compacted SB-2 sub -base pedestal and
covered with 2" washed river gravel.
8. Street lights and furnishings
a. Lights
• Pedestrian posts and luminaries shall be
Antique Lighting "Capitol" Series;
catalog # C12/17-Cl/BK-WAT-23/BK/FB-
M175/240-III.
• Roadway intersection posts and luminaries
shall be Antique Lighting "Capitol"
Series; catalog # C17/20-CIS/BK-WAT-
23/BK/FB-M250/120-III-PEC.
b. Spacing and location
• Pedestrian posts and luminaries shall be
located every third tree within a block.
• Roadway posts and luminaries shall be
located 15'-0" off right-of-way of
perpendicular streets; one (1) per
corner.
c. Furnishings
• Signage and street equipment shall be in
the same design family as light posts
and luminaries.
11
April 11, 1996
ITEM NO.B
Trash receptacles shall be manufactured by
Cantebury International; Pennsylvania
Avenue Model.
• Benches shall be located on the inside of
roadway intersections posts and
luminaries and style manufactured by
Dumor Model # 57 Bench; six (6) foot
long.
• Bus shelters and information kiosks shall
be uniform in architectural language and
character to streetscape equipment and
building form.
• Newspaper stands shall be of the same style
and size and be incorporated as an
integral part of the street furnishings.
9. Land use
a. Type
• A mixture of office, commercial and
residential land uses shall be permitted
throughout the River Market District.
These uses shall be both neighborhood
and pedestrian orientated and shall
discourage uses which require heavy
automobile use.
b. Location
• First level of buildings should provide
visual interest to pedestrians.
c. Compatibility
• Uses shall be compatible with the River
Market District's overall philosophy of
a pedestrian oriented cultural and
entertainment center for the City of
Little Rock.
10. Streets
a. Crosswalks
• Crosswalks shall be constructed of red
brick pavers bound by 1'-0" wide by
2'-0" tall concrete band on both sides.
• The running bond brick pattern of the
crosswalks shall run perpendicular to
vehicular traffic.
• Brick pavers shall be 8000 p.s.i. to
withstand vehicle loads.
11. Parking
a. Location
• Parking lots shall maintain typical
setbacks.
12
April 11, 1996
ITEM NO.B
Parking lots shall not surround a building.
Buildings should not be removed to provide
surface parking.
b. Landscaping
• Parking lots abutting sidewalks shall have
a buffer area.
• Parking lots shall follow the minimum
landscaping requirements as set forth in
the Landscape Ordinance. Landscaping
beyond that which is required is
encouraged.
c. Lighting
• Parking lot lighting shall match the style
used on the streetscape.
d. Design
• Parking lots shall be sensitive to the
overall design of the River Market
District.
e. Mass transit
• Parking lots of more than 50 vehicles shall
provide the opportunity for parking
buses.
12. Curb cuts
a. Location
• New curb cuts on Markham Street shall be
prohibited.
• Existing curb cuts on Markham Street should
be removed or minimized to reduce
conflicts with pedestrian traffic.
• Curb cuts on Commerce Street should be
removed or minimized to reduce conflicts
with pedestrian traffic.
• Curb cuts on Second Street, Sherman Street
and Rock Street should be removed or
minimized to reduce conflicts with
pedestrian traffic.
b. Number per block
• Curb cuts shall be minimized to allow for
easy and safe pedestrian movement
throughout the River Market District.
c. Size
• Curb cuts shall be limited to a maximum of
22'-0" in width.
13
April 11, 1996
ITEM NO.B
13. Open Spaces/Plazas
a. Size
• Open spaces/plazas shall not be smaller
than 1200 square feet.
Open spaces/plazas shall provide one
seating space for each fifty square feet
of open area.
• Open spaces/plazas shall be accessible
along one fourth of its perimeter.
• Open spaces/plazas shall be visible from
adjacent public areas.
• Open spaces/plazas shall have a sense of
enclosure so that the space provided
feels like an outdoor room.
b. Landscaping
• A minimum of twenty percent of open
space/plazas shall be set aside for
landscaping.
14. Alleys
a. Use
• Alleys shall serve as attractive
alternative routes for pedestrians, as
well as efficient service access for
vehicles.
• Existing north\south alleys in the River
Market District shall be used for
pedestrian movement only. All vehicular
traffic is prohibited.
• East\west alleys shall be used for egress
and ingress to the rear of buildings and
parking lots.
• Alleys shall have adequate lighting for
pedestrians.
15. Fences/Walls
a. Design
• Chain link fences and razor/barbed wire are
prohibited.
• Ornamental iron fences may be appropriate
where compatible with the style of the
building.
16. Views
a. Corridors
• New construction shall be sensitive to all
view corridors including: the East
Markham Street corridor and the Commerce
Street corridor.
b. River
• Views of the River shall be protected from
any obstructions or visual clutter.
14
April 11, 1996
ITEM NO.B
G. River Market District Design Review Committee
A Design Review Committee (DRC) will be established by the
Board of Directors to protect the visual integrity of the River
Market District. The Board of Directors will appoint a five
member committee consisting of;
1. One (1) land owner of property in the River Market
District.
2. A representative from the Quapaw Quarter Association to
be selected from a list of three recommended by the QQA
Board of Directors.
3. A design professional (architect, planner or landscape
architect).
4. A representative from the
selected from a list of
Downtown Partnership.
5. A representative from the
Manager's Office.
Downtown Partnership to be
three recommended by the
City to be named by the City
The appointments to the DRC shall be so arranged that the
term of at least one (1) member will expire each year, and their
successors shall be appointed in a like manner for terms of three
(3) years. Members who are appointed to fill vacancies for
unexpired terms shall join the DRC at the next meeting following
their appointment and confirmation.
The Design Review Committee will meet with the developer or
designer of River Market District projects involving construction
of a new building, exterior work on an existing building and any
new signage. No building permit will be issued unless the DRC
has reviewed the proposal. The DRC will meet on call as projects
are filed with the planning staff. A written record of the
review and recommendation would be forwarded to the Planning
Commission on proposals not meeting the design guidelines
established by the design overlay district.
The DRC will function with a primary goal to provide
substance and governance to the overlay design guidelines. This
includes:
1. Providing businesses in the River Market District
guidance in adhering to the overlay design guidelines.
2. Reviewing all new signage applications within the River
Market District.
3. Conducting annual reviews of all businesses within the
River Market District to ensure plan regulations are
being followed.
4. Timely review of variance submissions made by property
owners within the River Market District.
5. Maintaining a comprehensive variance report of all
allowances made above and beyond the plan regulations.
15
April 11, 1996
ITEM NO.B
6. Forwarding a review and recommendation of a proposal (not
meeting the established guidelines) to the Planning
Commission.
F. Exceptions
Property due to topography, site, irregular shapes or other
constraints such as adjacent structures or features which
significantly affect visibility and thus cannot be developed
without violating the standards of this ordinance shall be
reviewed through the Planned Unit Development (PUD) section of
the zoning ordinance, with the intent to devise a workable
development plan which is consistent with the purpose and intent
of the overlay standards.
16
April 11, 1996
Planning Hearing
ITEM NO.• 1
NAME: City Land Use Plan Amendment -
River Mountain District
LOCATION: Either side of Summit to
Woodland Heights
REQUEST: Single Family to Suburban
Office
SOURCE: Z-6106
STAFF REPORT:
As part of the Staff Review for a rezoning item, the adopted Land
Use Plan for the area was reviewed. The request is for Office
zoning (0-3) and the Plan shows Single Family use. Currently,
the area is Single Family, with over a dozen homes. However,
three recent (less than a year) changes in the area have
occurred. First, the City approved a conditional use permit and
a rezoning to the southwest for a small church and office
development. This development, now built, further isolated the
homes from the neighborhoods to the southwest. The second change
was the City approval of an expansion of the Commercial use area
to the north along Cantrell Road. The third change is the recent
construction of a medical office on vacant (office zoned)
property to the east.
These changes have left a small residential, Single Family,
pocket principally along Summit. Since the Commercial property
has not been developed, the full impacts of these actions cannot
yet be seen. However, Staff believes that the area is one which
should be carefully handled. With the surrounding nonresidential
developments, it is hard not to allow this area to convert to
nonresidential. At the same time, Summit continues to be a
viable residential street.
The request by several owners has now forced the City to fully
consider this location. After review of the existing conditions,
Staff determined a change was appropriate. Three options were
considered Transition Zone (TZ), Mixed Use, and Suburban Office.
Transition Zone would attempt to protect the existing homes while
allowing for a change to Office. However, since Staff believes
the net effect of a TZ classification is a conversion to Office,
a Suburban Office classification appears more realistic.
Due to the existing pattern (use and zoning), Staff believes it
is appropriate to amend the plan to Suburban Office.
April 11, 1996
Planning Hearing
ITEM NO.: 1 (Cont.)
STAFF RECOMMENDATION:
Approval of Suburban Office
PLANNING COMMISSION ACTION (APRIL 11,1996)
Tony Bozynski, Planning Manager, reviewed the proposed land use
plan amendment for the Commission. He indicated a neighborhood
meeting had been held on March 18, 1996 and that the residents of
the area had mixed feelings to the proposed change.
The Commission discussed the residents options in selling their
residential property. There was also discussion on the land use
definitions of Office and Suburban Office, and the difference
between the two definitions.
David Jones, of Vogel Jones Realty, representative for the
applicant requesting a rezoning in the area, displayed a zoning
map for the Commission and briefed them on development in the
area. He indicated his client requested approval of the change
to the land use plan.
Richard Stephens, representing Christ the King Catholic Church,
spoke in favor of the change in the land use plan. He indicated
that the church was concerned about the intensity of office uses
that would be allowed, preferring the office buildings to be low
density with only a few floors.
Kurt Henle, a Summit Road resident, spoke in favor of the
proposed land use change.
There was no one present in opposition to the proposed land use
plan amendment.
By unanimous (10 ayes, 0 noes) vote the Commission voted to
approve the item.
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April 11, 1996
There being no further business before the Commission, the
meeting was adjourned at 4:36 p.m.
Date
Chairman
Greta
1