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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. PA 0 0 W cc W F- 0 Z 0 0 a z Z z J d V W Q 0 IMMEMEN IMMEMEN MEN MEN m IMMIN MENNEN OWN I IMES IMINIMMIN MENINIEN-11 IIIIIIIIIIII 1■1111■� co Q Z W April 11, 1996 There being no further business before the Commission, the meeting was adjourned at 4:36 p.m. Date Chairman Greta 1