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HomeMy WebLinkAboutpc_03 20 1997I. II. LITTLE ROCK PLANNING COMMISSION PLANNING HEARING SUMMARY AND MINUTE RECORD MARCH 20, 1997 4:00 P.M. Roll Call and Finding of a Quorum A Quorum was present being eight (8) in number. Approval of the minutes of the February 20, 1997 meeting, Presentation to Joe D. White for his involvement in Development since the 1950's. Members Present: Members Absent: City Attorney: Larry Lichty Hugh Earnest Mizan Rahman Ron Woods Herb Hawn Bill Putnam Craig Berry Pam Adcock Suzanne McCarthy Doyle Daniel Sissi Brandon Stephen Giles LITTLE ROCK PLANNING COMMISSION PLANNING HEARING AGENDA MARCH 20, 1997 I. DEFERRED ITEMS: A. West Markham Corridor Study B. Chenal Planning and Traffic Task Force II. PUBLIC HEARING ITEMS: 1. River Market Design Overlay District amendment -- lighting and parking requirements 2. Land Use Plan Amendment in the Pinnacle and Chenal Districts, from Commercial Node, Single Family and Office to Public Institutional, Multifamily, Suburban Office and Park/Open Space 3. Land Use Plan Amendment in the Ellis Mountain District, from Single Family to Transition 4. Land Use Plan Amendment in the River Mountain District, from Transition to Commercial 5. Land Use Plan Amendment in the I-430 District, from Office to Commercial 6. Land Use Plan Amendment in the Geyer Springs District, modification of text III. OTHER MATTERS 7. Proposed Amendment of the Planning Commission Bylaws 8. Amendment to Planning Commission Calendar March 20, 1997 ITEM NO.: A NAME: West Markham Corridor Study LOCATION: University to Pine - Lee to I-630 REQUEST: Review the area for possible changes SOURCE: City Board of Directors STAFF REPORT: At the request of the City Board of Directors, the Planning Staff began the work of reviewing the area between University and Pine from Lee to I-630 in May of this year. Initial meetings were held with the Hillcrest Zoning Committee. Because of potential impacts on the property owners adjacent to Markham, a committee of property owners with representation from the two neighborhood groups (Hillcrest and Capitol View/Stifft Station) and representatives of the institutional users was formed. In July this committee began meeting. Meetings were scheduled every other week, with presentations made by various interest groups (neighborhoods, institutions and property owners along Markham). Committee members were asked to indicate their issues for the corridor - both problems and positives. From this list areas of concern/interest were developed by Staff. Based on the information provided by the various interest groups and issues the committee identified, preliminary ideas for the corridor were outlined. From the Committee's preliminary ideas, Staff prepared a set of land use and circulation changes for consideration. These changes were adopted by the committee, with a few minor changes. The land use and circulation modifications were next made public for comment. On November 14, Staff presented the recommended land use and circulation changes at a public meeting. Additional comments were received and a draft report prepared for the Planning Commission and Board of Directors. Today the Staff wishes to review the draft report with the Commission before presenting it to the Board of Directors on December 17. March 20, 1997 ITEM NO.: A (Cont.) PLANNING COMMISSION ACTION: Jim Lawson, Director of Planning and Commission on the study and said the put the study on the Board's December Lawson made some additional comments study effort. (DECEMBER 5, 1996) Development, briefed the Board directed the staff to 17, 1996 agenda. Mr. about west Markham and the Tony Bozynski, Planning Manager, presented an overview of the study process and the make-up of the study committee. Mr. Bozynski then reviewed the study committee's land use and circulation recommendations. Mr. Bozynski said that the committee also felt that the recommended changes are closely linked and that the land use modifications should not take place if the circulation changes are not implemented. Mr. Bozynski then responded to questions from several of the commissioners. Commissioner Hugh Earnest spoke and read a written statement. Commissioner Earnest made some additional comments about the study and said the Planning Commission should acknowledge receiving the study, but more time was needed to complete a thorough review of all the information. Bo Montgomery, a member of the Hillcrest Residents' Association Zoning Committee, addressed the Commission and offered his thoughts about the study. Mr. Montgomery also suggested the Donaghey Project become involved with West Markham. Graham Sloan said he had nothing to add. Ruth Bell, League of Women Voters, said she had concerns with some of the recommendations, especially the proposed circulation changes on the south side of West Markham. Ms. Bell said she viewed the study as a beginning and West Markham needed to benefit the entire city. Jim Vandenberg, a study committee member, provided the Commission a written statement and read it into the record. Mr. Vandenberg said more input from the neighborhood was needed and there should be a series of design charrettes to develop a workable design for West Markham. He said a design overlay district was a good idea and discussed Donaghey's involvement with the I-630 medical corridor. Bo Montgomery spoke again and discussed the Donaghey Project's future involvement with West Markham. A motion was made to suggest to the Board of Directors that the issue be deferred pending further investigation of various alternatives by this body. March 20, 1997 ITEM NO • A (Cont.) An amendment was then offered which stated that the staff come back with some recommendations about alternative process or processes for working this plan other than what exists right now. There was a long discussion about the motion and the amendment. Jim Lawson said more time and making the study a retreat item made sense. Mr. Lawson also asked the Commission to place a time certain on the deferral. A number of comments were made and it was recommended to refer the study to the January 16, 1997 retreat. The motion on the floor was then amended to suggest to the Board of Directors that this issue (West Markham Study) be deferred pending further study of various alternatives by the Planning Commission and this issue be discussed as a key component of the retreat on January 16th. The motion was approved by a vote of 11 ayes, 0 nays and 0 absent. STAFF UPDATE: At the January 16, 1997 retreat, there was a lengthy discussion on the West Markham Corridor Study. Staff reviewed various elements of the study and the commissioners commented. There was no support for the proposed land use changes and it was suggested that a comprehensive traffic study was needed for the area. Discussion continued on the land use issues and other related items. The commissioners were then asked to express their position on each of the recommendations. • Proposed land use changes with PZD - no support • Preservation of residential character on Van Buren - support • Proposed roadway changes (south of West Markham) - support • Parkway on West Markham (with median) - no support • Design Overlay District (West Markham) - no support • Control traffic on West Markham - no support • Pine/Cedar redesign - support if done in conjunction with other circulation changes south of West Markham • Traffic calming methods Lee to West Markham - support PLANNING COMMISSION ACTION: (MARCH 20, 1997) The Planning Commission first discussed a proposed resolution, drafted by Commissioner Hugh Earnest, which recommended that the West Markham Corridor Study be incorporated into the neighborhood planning effort for Hillcrest. There were brief comments made by several of the commissioners. 3 March 20, 1997 ITEM NO • A (Cont.) Tony Bozynski, Planning and Development staff, reviewed the Commission discussion of the study at the January 16, 1997 retreat. Mr. Bozynski then read into the record the Commission's position on each of the eight recommendations. • Proposed land use changes with PZD - no support • Preservation of residential character on Van Buren - support • Proposed roadway changes (south of West Markham) - support • Parkway on West Markham (with median) - no support • Design Overlay District (West Markham) - no support • Control traffic on West Markham - no support • Pine/Cedar redesign - support if done in conjunction with other circulation changes south of West Markham • Traffic calming methods Lee to West Markham - support Jim Vandenberg, 819 Ash, spoke and said he agreed with the idea of incorporating the study into a neighborhood planning process. John Burnett made some general comments, and said the study did not accomplish anything because the process did not change anybody's position about West Markham. Mr. Burnett said that he had problems with the parkway concept and a fifth lane for West Markham was needed. Mr. Burnett also provided some history on West Markham. John Schlereth commented on the parkway concept and said it would impact existing uses. Mr. Schlereth then encouraged the Planning Commission not to do anything to make the parkway idea part of any future planning process. Commissioner Earnest presented and read his motion: The commission commends the staff and participants in the referenced study and accepts the work done to date. The commission, by passage of this motion, recommends that this study be made a part of the neighborhood planning process in the Hillcrest area. It is the commission's desire to see that this study effort be incorporated into the larger and now ongoing planning process. The motion was then amended to attach the Planning Commission's position on the eight recommendations. The motion was approved by a vote of 8 ayes, 0 nays and 3 absent. 4 March 20, 1997 ITEM NO.: B SUBJECT: Chenal Planning and Traffic Task Force Recommendations REQUEST: To review and discuss the recommendations of the Chenal Task Force. SOURCE: City Board of Directors STAFF REPORT: In 1995, the Chenal Planning and Traffic Task Force (a total of 18 members) was formed to study a variety of traffic and planning issues associated with the Chenal Parkway corridor. The Task Force met a number of times and developed a group of recommendations. The Board of Directors has now directed the city manager to bring forth the recommendations and to begin the process of preparing the necessary ordinances or amendments to implement key recommendations (Resolution No. 9893). The Board would like the Planning Commission to review the recommendations and provide input on how the various recommendations should be implemented. Attached are copies of: 1. Board of Director's Resolution No. 9893 2. The final report of the Chenal Task Force PLANNING COMMISSION ACTION: (FEBRUARY 6, 1997) Staff reviewed the item and suggested that it be deferred to the March 20, 1997 hearing because of the low attendance and some new information that has been developed for the Kanis Road Study. Ruth Bell, League of Women Voters, spoke and asked the Commission to encourage the Board of Directors to give mass transit a higher priority. A motion was made to defer the issue to March 20, 1997. The motion was approved by a vote of 6 ayes, 0 nays and 5 absent. February 6, 1997 Planning Hearing ITEM NO.: B (Cont.) PLANNING_ COMMISSION ACTION: (MARCH 20, 1997) This item was placed on the Consent Agenda for deferral. The deferral is until the Kanis Corridor Study is presented to the Commission. By unanimous vote (8 for 0 against) the item was deferred. 2 March 20, 1997 ITEM NO.: 1 NAME: River Market Design Overlay District (DOD) REQUEST: Amendment to the River Market Design Overlay District SOURCE: River Market Design Review Committee (DRC) STAFF REPORT: On July 9, 1996, the Little Rock Board of Directors approved Ordinance No. 17,240. This ordinance established the Design Overlay District (DOD) for the River Market area and a Design Review Committee (DRC). The purpose of the DRC is to protect the visual integrity of the River Market District. The DRC must review a proposal before a permit will be issued. If a proposal does not meet the design guidelines established by the Design Overlay District, the DRC must make a recommendation (either positive or negative) to the Board of Adjustment (BOA). On September 13, 1996, a River Market Property Owner met with the DRC to ask for a recommendation of a variance to the BOA. The variance was to allow for 'shoebox° type lighting fixtures on the interior of a parking lot. Currently only ornamental type fixtures are allowed (sec.36-361(C)1.). The applicant felt that taller 'shoebox' style lighting fixtures will better illuminate the parking lot; providing greater safety for patrons. Additionally, the 'shoebox' style posts will match those in the parking lot which the applicant constructed at the southwest corner of East Markham and Commerce Streets. (The light posts were installed on the East Markham and Commerce parking lot prior to passage of the River Market Design Overlay District guidelines.) The DRC asked the applicant to return to the next meeting and report in more detail the positive and negative aspects of the Ishoebox, style lighting fixtures. At the October 3, 1996, DRC meeting, the applicant reported his findings to the DRC. The DRC felt that for safety reasons the 'shoebox' style fixtures should be allowed within the District. The DRC voted to recommend that a variance be issued subject to compliance with the requirements outlined by the DRC. The DRC also requested staff to start the process to amend the DOD to allow (shoebox, fixtures within the District and to correct any other areas within the DOD. At the October 23, 1996, BOA meeting, the BOA approved the requested variance subject to compliance with the requirements outlined by the DRC. March 20, 1997 ITEM NO.: 1 (Cont.) At the request of the DRC, staff recommends the following changes: Sec. 36-361. Parking. (C) Parking lot lighting and design. . Palc1ng let ighting sitrrlfflateh thestyleused en the— ,., 1. Perimeter lighting on parking lots shall match the style used on the streetscape. 2. Parking lot design shall be sensitive to the purposes and intent of the District. 3. Buses shall be marshaled outside the District. 4. Handicapped accessible parking shall be provided pursuant to ADAAG 4.1.2(5)(a) and 4.6.3. 5. Passenger loading zones shall be provide pursuant to ADAAG 4.6.6. 6. Interior fixtures shall be mounted on poles with a maximum height of 301-010. 7. Interior lighting levels shall be in the range of one to three foot-candles. 8. Interior lighting fixtures shall be of square shoebox type or pre -approved substitute. 9. Lamps shall be of the metal halide type. 10. Interior lighting fixtures shall have sag -type lenses 11. Interior lighting poles shall be painted -dark bronze". 12. Interior lighting poles shall be a square straight steel pole GSP-30-BRP or pre -approved substitute 13. Interior lighting pole arms shall be RTS30-6511-UMB-28 or pre -approved substitute. (D) Parking requirements. The PRG may determine that the f f street ,___g�- -eeft—a-ems-ef Artiele VIII of this a•-elevelepment PrePeSal within the- _ st e'if develeper agrees previding-e f street parking. dees net agree te use publie parking lets the develeper shall: seek a waiver of e f street Beard-ef Pireeters . 1. Parking requirements shall be as established in Article VI of this chapter. 2. The DRC shall make a recommendation to the Board of Adjustment on any request for variance from the off street -parking requirements of Article VI of this chapter. (NOTE: Modifications are shown by: strikethru = deletions, underline = additions.) STAFF RECOMMENDATION: The Staff recommends approval. 2 March 20, 1997 ITEM NO.: 1 (Cont.) PLANNING COMMISSION ACTION: (March 20, 1997) The Planning Commission voted unanimously (8-0) on consent agenda to approve the changes in the guidelines of the River Market Design Overlay District. 3 March 20, 1997 ITEM NO.: 2 NAME: City Land Use Plan Amendment - Chenal and Pinnacle Districts LOCATION: North of Chenonceau Blvd. and along Cantrell Road to Ridge Road REQUEST: Single Family, Office and Business node to Multifamily, Suburban Office, Public, and Park/Open Space SOURCE: Property Owner STAFF REPORT: At the request of a property owner near the Cantrell-Chenonceau intersection, a plan amendment review was initiated. The property owner requested a single family area along Cantrell be changed to quiet office. Planning staff reviewed the existing land use and zoning pattern in the area, as well as the land use plan. The zoning pattern is commercial to the east, office to the north, multifamily to the south and single family to the west. The land use pattern is currently single family or vacant. The land use plan was last amended in this area in July 1993. At that time the commercial multifamily and office at an intersection along Chenal Parkway was removed and some higher intensity land use was shown along a proposed arterial south of Cantrell. Since that time, Chenonceau Blvd. has been constructed; a church has developed at Patrick Country Road; two subdivisions have been developed along Chenonceau and one is under development on Cantrell Road, east of Chenonceau Blvd.; and a property owners park has been approved on Chenonceau Blvd. Staff is recommending that the existing zoning pattern along Chenonceau Blvd. be recognized. This would mean changing a Single Family and Office area north of Chenonceau (east of Aberdeen) to multifamily recognizing an existing MF12 zoned area. A second change north of Chenonceau is to recognized a property owners' park with Park/Open Space designation rather than single family (east of Aberdeen). The third existing condition change is to recognize a church located at the northwest corner of Patrick Country -Cantrell intersection. This area would change from Business Node to Public Institutional use on the Plan. Along the south side of Cantrell Road, west of Chenonceau Blvd. there area six homes before one gets to the Existing Business Node area. One of these homes and almost a quarter of the area is to be zoned Commercial (C3). The remaining five homes have commercial zoning to the east , west and northwest; to the northeast is office zoning and to the south is multifamily March 20, 1997 ITEM NO.: 2 (Cont.) zoning. The existing homes were constructed when Cantrell Road was a two lane road. Now Cantrell Road is a five lane Principal Arterial and they are surrounded by higher intensity zoning. This is the type of area for which the Transition classification was designed, before there was an overlay to regulate urban design. Since the Highway 10 Overlay is in place here, the design concerns Transition was to address are covered. The only question is land use. Since this is an area of only about 600 feet between two commercial areas, it is reasonable to allow for other uses than just single family. The existing zoning pattern makes it unlikely that the existing homes will have any other access than Cantrell Road. With the constraints placed on the area it is reasonable to allow for higher uses. Based on the existing use and zoning pattern, Suburban Office is recommended. Suburban Office should be a good neighborhood to any of the existing houses which do not wish to convert. A low density residential classification would also be reasonable; however, the process of converting the area from single family to higher density residential would likely have a greater impact on the remaining single family homes. STAFF RECOMMENDATION: The Staff recommends approval. PLANNING COMMISSION ACTION: (MARCH 20, 1997) Walter Malone, Planning Manager briefed the Commission on the proposed changes. A letter was received requesting the Suburban Office area be enlarged to Becknel Lane. Staff has no problem with this modification. Commissioner Earnest moved the approval of the item (second Commissioner Hawn). By unanimous vote (8 for 0 against) the item was approved as modified. 2 March 20, 1997 ITEM NO.: 3 NAME: City Land Use Plan Amendment - Ellis Mountain Planning District LOCATION: South of Kanis Road and West of White Road REQUEST: Single Family to Transition SOURCE: Property Owners STAFF REPORT: At the request of the property owners south of Kanis and west of White Road, a plan amendment review was initiated. The property owners, of the area in review, requested that the single family land use area should be changed to transition land use. Planning staff reviewed the existing land use and zoning pattern in the area, as well as the land use plan. The zoning pattern is R2 on all sides of the properties in question. The land use pattern is transition to the north, park/open space to the west and south, single family to the east and south. The Ellis Mountain land use plan was adopted in May 1990. The transition land use category was first established in this area by the Upper Rock Creek Plan - 1986. The land use plan was last amended in this district in November 1996. At that time, a strip of office land use between Chenal Parkway and Timber Ridge was changed to commercial and open space. There has not been any land use changes within a half mile radius of the area in review. In October 1996, the Planning Department was instructed to study the Kanis Road Corridor area. The Kanis Road Study is an effort similar to the Chenal Task Force Study, but it has a broader focus. Topics that are being discussed include: circulation, existing land use, future land use, zoning, Chenal Task Force recommendations, development patterns, master street plan, landscaping, streetscaping and design overlay districts. In November 1996, a committee of nine citizens was created, which includes a diverse range of stakeholders. Rusty Sparks was appointed Chairman of the Kanis Road Study. The Board of Directors have requested that a preliminary report be made in early April. Because of the study, it is staff's position that any review request for a proposed plan change should be delayed until the study is completed. March 20, 1997 ITEM NO.: 3 (Cont.) STAFF RECOMMENDATION: The Staff recommends deferral until Kanis Road Study is completed. PLANNING COMMISSION ACTION: (March 20, 1997) The Planning Commission voted unanimously (8-0) on consent agenda to defer the item until the Kanis Road Study is finished. K March 20, 1997 ITEM NO.: 4 NAME: City Land Use Plan Amendment -- River Mountain District LOCATION: Cantrell Road at Pinnacle Valley Road REQUEST: Transition to Commercial SOURCE: Property Owner STAFF REPORT: At the request of a property owner, planning staff initiated a plan amendment review for the northwest corner of the Cantrell -- Pinnacle Valley Intersection. The property owner wishes to allow commercial uses for the site. Currently the Land Use Plan recommends Transition. The Plan was adopted in 1986, and has only had four amendments in the immediate area. Two of the amendments were in 1996 and involved areas changing from Single Family to Low Density Multifamily (Low Density Residential -- now). One location is at the railroad crossing and Pinnacle Valley Road. The other location is north of the Kroger site and was a relocation of the higher density residential. The other two amendments were west of Taylor Loop in Late 1989. One added the current Harvest Foods site, which had been Transition. The second change was to reduce the Floodway (Open Space) area to only the floodway, changing some area east of Bella Rosa to Transition from Open Space. The Highway 10 Overlay was also put into place in 1989. The Overlay does not regulate land use. The Overlay does specify lot size, landscape, setback, signage. Since 1979, when the area was annexed this site has been zoned R2 residential. As is the case with many annexations some existing nonresidential uses were zoned residential and made nonconforming. The item in question has a nonconforming commercial status. In this area, the major intersection has been off -set. Taylor Loop Road is a minor arterial and will continue south passed the Chenal development. For this reason a commercial node was placed on the Plan at Taylor Loop and Cantrell Roads. In part due to the fact that Taylor Loop will not continue north and the likely low density development north of Highway 10 to the River (due to floodplain, floodway areas), this node has been design to be a neighborhood scale. As part of a large planned development, a second Commercial area was zoned by the City in the middle 1970s at Candlewood. The existing zoning pattern generally reflects the Land Use Plan. Almost all of the Commercial area shown on the Plan has been zoned. However most of the Transition area remains zoned R2, March 20, 1997 Planning Hearing ITEM NO.: 4 (Cont. single family. One should note that Transition uses include single family. The intent of Transition was to allow for intensification of use to low density multifamily or office; while allowing existing homes to comfortably remain in place. All of the frontage along Cantrell is either Transition or Commercial in this area. Most of the zone changes in the last few years have been to POD, PDO, PCD or PDC. The current land use pattern is commercial to the east and west. Immediately to both the east and west is a mix of single family and nonconforming commercial uses. Pinnacle Valley Road splits the Transition area in to two similar length areas along Cantrell Road. Along the south side of Cantrell Road, between the existing two commercial areas, there is a Church, two bank buildings, a couple of homes and a narrow vacant parcel. The City has consistently opposed 'commercial strip' development of Cantrell Road (Highway 10). Staff is concerned that if the parcel in question were changed to commercial, there would not be a way to prevent the entire area (from Black Road on the east to passed Taylor Loop Road on the west) from becoming strip commercial. There is still vacant, zoned commercial property in the Kroger Center area. In addition there is a large amount of commercial zoned property at the Ranch and the Chenonceau -- Cantrell intersection. At this time, an increase in commercial area in the Taylor Loop/Candlewood area is not appropriate. STAFF RECOMMENDATION: The Staff recommends denial. PLANNING COMMISSION ACTION: (MARCH 20, 1997) Walter Malone, Planning Manager reviewed the area; identified the location proposed to change from Transition to Commercial; and explained the concerns of staff. Mary Beth Ringgold, applicant; briefed the Commission on the history of the site, surrounding land use, zoning and recent changes. The desired development would be in keeping with the Highway 10 Plan, high quality -asset to the area. The use would be a small comfortable restaurant in keeping with the esthetics of the area. John Iddings, Westbury Neighborhood Association explained to the Commission that this is a dangerous area due to speed and the curve in the highway. No development should be approved that will add traffic. The Association members were polled and there was total support of the Plan (no additional Commercial). If a traffic signal is added then the Association might consider further development appropriate. David Scherer PE, Civil 2 March 20, 1997 Planning Hearing ITEM NO.: 4 (Cont.) Engineering discussed the traffic conditions and signalization issues. There was discussion about the nonconforming nature of the site. Jim Lawson, Director of Planning and Development repeated staff's concerns about changing the Plan and the implication. Mr. Lawson offered a solution of recognizing the nonconforming use with a PCD and through the PCD process addressing impacts of traffic, parking, etc. There was further discussion of this option and the reasonableness of considering a PCD for a nonconforming use. Discussion continued about the process used and what the applicant had been told before the hearing. Commissioner Hawn moved for approval of the Plan Change (second Commissioner Adcock) by a vote of 0 for 8 against the item failed. 3 March 20, 1997 ITEM NO.• 5 NAME: Land Use Plan Amendment - I-430 District LOCATION: Chenal Parkway and Autumn Road REQUEST: Plan Amendment from Office to Commercial SOURCE: Applicant STAFF REPORT: The site of the requested plan amendment is in the 2-430 Planning District, between Bowman and Autumn Roads, north of Chenal Parkway. The applicant is requesting a plan amendment from Office to Commercial for the southern half of this area. The Planning Staff has chosen to review the entire tract of vacant land, expanding the study area to the southern boundary of the Birchwood Subdivision. The site is located in an area which has experienced many changes in the past twenty years. The general area has developed from residential and vacant lands into a commercial and office center for the City of Little Rock. The I-430 District Plan was adopted in December 1983. At that time the site was shown on the plan as Single Family. In May 1987, the block of land from Bowman Road east to Autumn Road, Chenal Parkway north to the Birchwood Subdivision was amended from Single Family to Office use. While the site of the request has remained as Office, changes have occurred around it. Northeast corner of Bowman Road and Chenal Parkway amended • Office to Mixed Office Commercial - July 1992 • Mixed Office to Commercial - December 1993 Northwest corner of Autumn Road and Chenal Parkway amended • Office to Office/Commercial with PUD - June 1990 • Office/Commercial to Commercial - December 1993 The properties directly south of this site on Chenal Parkway are shown for commercial. The properties on the east side of Autumn Road, between Chenal Parkway and the Birchwood Subdivision are shown on the land use plan as Office and Mixed Office Commercial. The existing zoning pattern in the area generally reflects the Land Use Plan, except at the requested site. Currently zoned R-2 Single Family, the site represents the last property with that zoning to front on Chenal Parkway between Shackleford and Bowman Roads. March 20, 1997 Planning Hearing ITEM NO.: 5 (Cont. Birchwood Subdivision is a residential enclave surrounded by office and commercial development. An established neighborhood, it faces pressure from encroaching commercial uses on Chenal Parkway, West Markham Street, and Bowman and Shackleford Roads. After review of the plan area, it appears that commercial use is reasonable along Chenal Parkway. Staff recommends a plan amendment from office to commercial for the property fronting Chenal Parkway. Preserving an office land use for the remaining area is recommended. Office is more appropriate in scale and intensity. The commercial development in this area is huge "box" regional commercial, which is not compatible with single family homes. The office use area provides a transition between commercial and single family use. STAFF RECOMMENDATION: Plan Amendment from office to commercial for property fronting on Chenal Parkway. PLANNING COMMISSION ACTION: (MARCH 20, 1997) Walter Malone, Planning Manager, reviewed the area requested for a change to Commercial from Office. Mr. F. B. Boyd, Springwood expressed concern about drainage - flooding problems and traffic safety, cut through problems. Mr. Boyd asked that no further development be allowed until the existing problems are fixed. Ms. Zadie Gamble, adjacent property owner, requested that buffering be placed next to her property and the drainage problems be fixed. Robert Brown, applicant discussed some of the history of this request. Mr. Brown also expressed concern about the process used to address land use issues. (Land use changes are very broad; however, the request is very specific.) The applicant agrees with staff recommendation and believes this is an appropriate locations for a high quality national retailer. Havis Jacks, Alamo, asked that the applicant and City look at the affects on the neighborhood and "do right-. Ken Davis, Springwood, indicated the concerns had been of a larger change to commercial. This change is alright. However the flooding issues as previously discussed need to be fixed. There was general discussion about the flooding in and around Birchwood. Mr. Lawson stated staff would review the situation 2 March 20, 1997 Planning Hearing ITEM NO.: 5 (Cont. and work with the neighborhood. Don Fleming, Birchwood, restated the flooding problems and erosion problems. All development should stop until the flooding problems are solved. Commissioner Hawn moved to approve the amendment (second Putnam). By a vote of 7 for and 1 against the item was approved. 3 March 20, 1997 ITEM NO.: 6 NAME: City Land Use Plan Text Amendment - Geyer Springs West District LOCATION: Cloverdale/Watson Schools Neighborhood REQUEST: Change Land Use Plan Narrative to reflect Plan Changes previously approved by the Planning Commission SOURCE: Staff STAFF REPORT: The Planning Commission approved changes to the Land Use Plan Map on February 6, 1997 as proposed by the Cloverdale/Watson Neighborhood Action Plan. The changes in use recommended by the map changes must be reflected in the Plan Narrative. At the time of the Cloverdale/Watson item was before the Commission, the Narrative had been approved by the Commission but the Board of Directors was still discussing the issues. Now that the Narrative has been adopted by the Board of Directors, it must be updated to agree with the changes approved to the map. This item is to bring the Land Use Plan Narrative into conformance with the approved changes. In the Narrative section for the Geyer Springs West District the following changes are proposed: • In the first paragraph of the residential section change the sentence "Another area along Mabelvale Pike, the corner of Chicot Road, is proposed for this low density residential as a transition from higher density multi family development to a single family neighborhood to the north and three areas along Geyer Spring Road (across from McClellan High School, at Mabelvale Cutoff Road and north of the Little Fourche Creek) are proposed." to "Another area along Mabelvale Pike, the corner of Chicot Road, is proposed for this low density residential as a transition from higher density multi family development to a single family neighborhood to the north and two areas along Geyer Spring Road, at Mabelvale Cutoff Road and north of the Little Fourche Creek, are proposed." • In the Office section add the sentence "The land use also encourages Office on Baseline Road, between Chicot Road and Geyer Springs Road." March 20, 1997 Planning Hearing ITEM NO.: 6 (Cont.) In the Parks and Open Space (PK/OS)section add the sentence "Another park is proposed running from the apartments on Warren Drive to Valley Drive on Geyer Springs Road." STAFF RECOMMENDATION: The Staff recommends approval. PLANNING COMMISSION ACTION: (March 20, 1997) The Planning Commission voted unanimously (8-0) on consent agenda to approve the text changes. E March 20, 1997 ITEM NO.: 7 ISSUE• STAFF REPORT: Proposed Amendment to Article V, Section D, 4(c) of the Planning Commission Bylaws Staff is concerned that the current language of paragraph 2 in Article V, Section D, 4(c) of the Bylaws infers that any issue requiring the City Board of Directors approval which fails to receive six (6) positive votes at the Planning Commission, is automatically forwarded to the Board with a recommendation of denial. Staff does not believe this was the intent of the Commission when this section of the Bylaws was amended on February 26, 1996. Staff believes the intent was to automatically forward only those items which receive a positive vote from the majority of the members present at a commission meeting but which fail to receive the required six (6) votes. This can happen at these meetings where the full Commission is not present or where more than one (1) commissioner abstains on an issue. This section was also amended on to eliminate the automatic deferral of such issues. CURRENT LANGUAGE: In those instances where no action is required by the Board of Directors and the action before the Commission fails to receive the required six (6) votes, the request shall be declared to be denied. For actions requiring the City Board of Directors approval, such matters shall be forwarded to the Board of Directors with a recommendation of denial. The minute record of the hearing and the Board of Directors, communication shall reflect the motions and voting on the matter so as to fully convey to the Board the Planning Commission record for such matters. SUGGESTED LANGUAGE: In those instances where no action is required by the Board of Directors and the action before the Commission fails to receive the required six (6) votes, the request shall be declared to be denied. March 20, 1997 Planning Hearing ITEM NO.: 7 (Cont. Actions requiring the City Board of Directors approval which receive a positive vote from the majority of members present but which fail to receive the required six (6) commission votes, shall be forwarded to the Board of Directors with a recommendation of denial. The minute record of the hearing and the Board of Directors, communication shall reflect the motions and voting on the matter so as to fully convey to the Board the Planning Commission record for such matters. Actions requiring the City Board of Directors approval which fail to receive a positive vote from the maiority of members present and which fail to receive the required six (6) votes either for approval or denial shall be declared to be denied. Such matters may be appealed to the Board of Directors by the applicant. PLANNING COMMISSION ACTION: (MARCH 20, 1997) Staff presented the item as required by Article VI of the Bylaws. After a brief discussion, the item was forwarded to the April 3, 1997 Commission agenda. March 20, 1997 ITEM NO.: 8 ISSUE• STAFF REPORT: Addition of filing dates for Plans Hearings Due to recent requests for Plan Amendments by property owners, a procedure to accept applications is needed. PLANNING COMMISSION ACTION: (MARCH 20, 1997) The Commission placed the amendment of the calendar on the Consent Agenda. By unanimous vote (8 for 0 against) the calendar was amended. z a m D m z SA z _: an0 c0:>c>0M>ml� mmw-i z= o z O Fn j_- y z z m MF>m-��-� mz M 03 �pC) _ Cn=D0 III D r O n C- c e � Z r"J z rn go m z mom O C Ell m z -i z a > Ill Is a 0I a I w C N L U) rn R riN "0 r z z z 0 cn cn E5 0 m m m 0 03 v gill] III oil go mom Ell Ill Is w C N L U) rn R riN "0 r z z z 0 cn cn E5 0 m m m 0 03 v March 20, 1997 There being no further business before the Commission, the meeting was adjourned at 5:50 p.m. Date 4 � Chairman 3