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HomeMy WebLinkAboutpc_10 03 1995LITTLE ROCK PLANNING COMMISSION REZONING HEARING MINUTE RECORD OCTOBER 3, 1995 9:00 A.M. I. Roll Call and Finding of a Quorum A Quorum was present being ten (10) in number. II. Approval of the Minutes of the Previous Meeting The Commission approved the minutes of the August 22, 1995 Planning Commission meeting by a unanimous vote. III. Members Present: Members Absent: Pam Adcock Joe Selz Ramsay Ball Bill Putnam Doyle Daniel Suzanne McCarthy Mizan Rahman Ron Woods Brad Walker Sissi Brandon Diane Chachere City Attorney: Cindy Dawson, Tom Carpenter LITTLE ROCK PLANNING COMMISSION REZONING HEARING AGENDA OCTOBER 3, 1995 I. DEFERREDITEMS A. Z -3206-A 11000 Block Kanis Road; 0-3 to C-3 north side B. Z-6018 8700 Block Cunningham R-2 to C-4 Lake Road II. REZONING ITEMS 1. Z -3632-B 1405 South Shackleford 0-3 to 0-2 2. Z -3637-C 4501 East Roosevelt Road R-2 and C-3 to C-4 3. Z -5228-A 11409 Baseline Road R-2 to C-4 & I-2 4. Z-6035 10124 Darris Drive R-2 to C-3 5. Z-6038 2300 South Pine Street R-3 to C-1 6. Z-6039 11701 West Markham Street R-2 to C-3 7. Z-6041 9017 Gardner Road R-5 to C-4 8. Z -5719-A Generally north and west R-2 to C-2 of intersection of Chenal Parkway and Autumn Rd. 9. Z -4175-C 3000 Block of MF -12 to 0-3 Aldersgate Road 10. Z-6024 8315 Cantrell Road R-2 to 0-3 III. ZONING SITE PLAN REVIEW 11. Z -3632-C -- Arkansas Heart Hospital Zoning Site Plan Review, located at the northeast corner of South Shackleford Road and I-430. LITTLE Location Map ROCK REZONING AGENDA NORTH OCTOBER 3 f 1995 October 3, 1995 ITEM NO.: A Z -3206-A Owner: Vogel -Hughes -Jones, an Arkansas General Partnership Applicant: Robert M. Brown, Agent Location: 11000 Block of Kanis Road, north side Request: Rezone from 0-3 to C-3 Purpose: Commercial development Size: 6.022± acres Existing Use: Three (3) Single -Family Residences and Vacant SURROUNDING LAND USE AND ZONING North - Office buildings, zoned 0-3 South - Nonconforming church and Single -Family residence, zoned R-2 East - Residential, zoned 0-3 West - Residential, zoned R-2 ENGINEERING COMMENTS Kanis is a minor arterial and 45 foot of ROW shall be dedicated from centerline. Mason Street will be classified as a commercial street and require 30 foot of ROW dedicated from centerline. Dedication of additional ROW for commercial cul-de-sac will be required at the end of Mason Street. A grading permit and ADPC&E permit are required prior to clearing or excavation. Terracing of fill may be required, if heights exceed 15 feet. Streets will require widening to MSP standards along with sidewalks and underground drainage. Stormwater detention analysis with effects on down stream systems and other provisions of the Ordinances will be reviewed at the time of building permit. LAND USE ELEMENT The site is located in the I-430 District. The adopted Land Use Plan recommends Office. The request is in conflict with October 3, 1995 ITEM NO.: A Z -3206-A (Cont.) the Plan and staff cannot recommend changing the plan at this time. STAFF ANALYSIS The request before the Commission is to rezone this 6.022± acre tract from 0-3 to C-3. The majority of the site is vacant although three single family homes are located on the portion nearest Kanis Road. No specific development or use has been submitted for the site at this time. The I-430 District Land Use Plan recommends Office for all of the properties on the north side of Kanis Road from Shackleford to Autumn with the exception of a small area at the northwest corner of Kanis and Shackleford Roads. The applicant's property, the office park located directly to the north and the property to the east are all zoned 0-3 which is in compliance with the Land Use Plan. Rezoning this site could be the first step towards stripping out Kanis Road, from Shackleford to Bowman, with commercial zoning. The potential impact on the City's Land Use Plan and on the Kanis Road traffic pattern requires further study. STAFF RECOMMENDATION Staff recommends deferral of this item to the October 3, 1995 Planning Commission meeting to allow for further review and analysis of the land use plan and the Kanis Road traffic pattern. PLANNING COMMISSION ACTION: (AUGUST 22, 1995) The applicant was not present. There were no objectors present. Staff presented the item and recommended deferral to the October 3, 1995 Commission meeting to allow for further review and analysis of the land use plan and the Kanis Road traffic pattern. It was noted that the applicant had agreed to the deferral. The item was placed on the Consent Agenda and approved for deferral to October 3, 1995. The vote was 8 ayes, 0 noes, 1 absent, 1 abstaining (Chachere) and 1 open position. PLANNING COMMISSION ACTION: (OCTOBER 3, 1995) Robert Brown and David Jones were present representing the application. There were no objectors present. Staff K October 3, 1995 ITEM NO.: A Z -3206-A (Cont.) presented the item and noted that an analysis of the Land Use Plan and Kanis Road traffic pattern had been completed. The Commission was informed that staff was still recommending denial of the C-3 request. David Jones addressed the Commission in support of the application. Mr. Jones presented an aerial photograph showing in area in question. He briefly discussed the study made by the Chenal Parkway task force and stated that he understood the task force was recommending that Kanis Road be constructed as a 5 lane arterial from Shackleford Road to Bowman Road. Mr. Jones stated that there was 43 acres of C- 2 zoned property at the southwest corner of Shackleford Road and Kanis Road which may be developed by a single user. He stated that he had hired Ernie Peters who conducted a traffic impact study which will show that developing the site as commercial will generate less traffic at peak hours than if it were developed as office. Mr. Jones concluded by noting the other uses in the area and stated that there was no neighborhood opposition to the request. In reference to staff's concern about "stripping out" this portion of Kanis Road, Mr. Jones stated that there were already commercial and nonresidential uses all along the street. Ernie Peters addressed the Commission. He presented a chart showing traffic volumes on Kanis Road. Mr. Peters stated that commercial development of the site would not generate traffic at the same time as the a.m. peak use of Kanis Road, as commercial uses typically do not open until later. He stated that office development of the site would generate traffic that would add to the a.m. peak use of Kanis Road. Mr. Peters concluded by presenting figures which supported his contention that the traffic impact of 24 hour usage of the site as commercial would be less than 24 hour usage of the site as office. Mr. Jones stated that the Land Use Plan was simply a guide and that he believed the request to be a reasonable use of the property. Ruth Bell, of the League of Women Voters, Commission in opposition to the item. She was also a part of the Chenal Parkway task she would hate to see Kanis Road "stripped developed as Chenal Parkway has been. Ms. the League believed the City should either existing Land Use Plan or review the whole not zone the area in a piece -meal fashion. Commission to either deny the application matter until a review of the overall plan 3 addressed the stated that she force and that out" and Bell stated that support the district plan and She urged the or defer the is accomplished. October 3, 1995 ITEM NO.: A Z -3206-A (Cont.) City Traffic Engineer Bill Henry addressed the Commission. He presented the results of a traffic study conducted by his office which showed that usage of the site as commercial would create greater traffic volume than if the site were used as office. In response to a question from Chairman Walker, Mr. Henry stated that he questioned the results of the traffic impact study provided by Mr. Peters. Tony Bozynski, of the Planning Staff, discussed the I-430 District Land Use Plan. Mr. Bozynski stated that staff did conduct a review of the plan and the traffic study provided by Mr. Henry. He stated that staff did not see any reason to change the plan. Mr. Bozynski stated that staff was concerned about adding more commercial zoning in the area which could lead to "stripping out" Kanis Road and result in the same situation as currently exists along Chenal Parkway. Commissioner Daniel stated that he wanted the item deferred to give him time to study the various traffic studies which had been presented. Mr. Jones stated that he was amending his application to request C-2 zoning which would require site plan review by the Commission. Mr. Jones stated that he would accept a deferral if the Commission wanted it deferred or accept a vote on the item as amended. After a brief discussion, the item was brought defer the application to the October 31, 1995 motion was approved by a vote of 9 ayes, 1 noe 4 to a vote to meeting. The and 1 absent. October 3, 1995 ITEM NO.: B Z-6018 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Carl Bridges Carl Bridges 8700 Block of Cunningham Lake Road, south side Rezone from R-2 to C-4 Sell cut Christmas trees in season 1.21 acres Vacant SURROUNDING LAND USE AND ZONING North - Various commercial uses, zoned C-3 South - Grassy Flat Creek and Henderson Junior High School, zoned R-2 East - Various Commercial and Industrial uses, zoned C-3 and I-2 West - Various Commercial uses, zoned C-3 ENGINEERING COMMENTS Dedicate right-of-way for adjacent streets. Commercial use dictates 30 foot of ROW from centerline. With any planned construction street improvements conforming to 36 foot wide commercial street standards with sidewalks and improved drainage will be required. The legal description appears to indicate that the property is in the regulatory floodway. Sketch Grading and Drainage plan information is required prior to Planning Commission action. A development permit and setback distances from regulatory floodway will be required. Dedication of easement for floodway is required. Traffic Engineering recommends denial based on the insufficient width and condition of Cunningham Lake Road to handle commercial traffic. Without planned construction, applicant will not be required to improve roads. October 3, 1995 ITEM NO • B Z-6018 (Cont.) LAND USE ELEMENT The site is located in the West Little Rock District. The Land Use Plan recommends Park/Open Space. For any portion of the property which may not be in the floodway/floodplain, the Plan recommends Commercial. If the site is not in the floodway and the Parks Department does not need the area as part of the priority one open space shown on the Master Parks Plan, then a commercial rezoning would be in conformance. Staff believes this site is not suitable for C-4 rezoning and that a more restrictive commercial classification is more appropriate. STAFF ANALYSIS The request before the Commission is to rezone this 1.21 acre tract from R-2 to C-4. The property is located one block south of West Markham Street, between Cunningham Lake Road and Grassy Flat Creek. The property is currently vacant and covered with trees and scrub brush. The applicant has indicated the proposed use to be display and sales of cut Christmas trees, when in season. Staff feels that the C-4 rezoning request is inappropriate for this site and offers the following reasons to support that conclusion. The City Engineer's Office has determined that the property lies in the regulatory floodway. It has been established city policy that properties lying within the floodway be dedicated and zoned OS. The West Little Rock District Plan recommends Park/Open space for this property. This designation is based on the assumption that the property is in the floodway/floodplain. The C-4 rezoning request is not in compliance with the adopted Plan. The Land Use Plan recommends commercial for any portion of the site which may not be in the floodway/floodplain. Again, staff does not believe C-4 to be an appropriate commercial zoning for this site. The purpose and intent of the C-4 district states that appropriate locations for this district are along heavily traveled major traffic arterials. This property is located one block off of West Markham Street and can only be accessed by Cunningham Lake Road, an extremely substandard street. A more restrictive commercial reclassification is more appropriate for any portion of the site which may not be in the floodway/floodplain. 2 October 3, 1995 ITEM NO.: B Z-6018 (Cont.) STAFF RECOMMENDATION Staff recommends denial of the C-4 rezoning request. PLANNING COMMISSION ACTION: (AUGUST 22, 1995) The applicant was not present. There were no objectors present. Staff presented the item and a recommendation of denial. It was noted that the applicant was not present and a motion was made to defer the item to the October 3, 1995 Commission meeting. Commissioner Daniel stated that he would prefer to see the application amended to a PCD for Christmas tree sales only. Dana Carney, of the Planning Staff, noted that the property in question may have been created as the result of an illegal subdivision which is being investigated by staff. A vote was taken on the motion to defer the item. The vote was 9 ayes, 0 noes, 0 absent, 1 abstaining (McCarthy) and 1 open position. PLANNING COMMISSION ACTION: (OCTOBER 3, 1995) The applicant, Carl Bridges, was present. There were no objectors present. Staff presented the item and noted that Mr. Bridges had amended the application to request C-3 zoning rather than C-4. Staff noted that C-3 zoning would be appropriate for the site, if any of the property was not in the regulatory floodway. Staff noted that the applicant would need a Corps of Engineer's study to determine if any portion of his property was out of the floodway. A discussion then followed concerning the proper way to address the issue. It was determined that it was possible to recommend approval of C-3 zoning and have that portion of the site which is in the floodway zoned OS and dedicated to the City. It would be the applicant's responsibility to have it determined where the floodway line lies, if indeed the whole property is not in the floodway Mr. Bridges briefly addressed the Commission in support of his application, as amended. In response to a question from Chairman Walker, Mr. Bridges stated he would accept C-3 zoning for that portion of the site which is not in the floodway and that he would work to obtain a description of that property which is in the floodway. 3 October 3, 1995 ITEM NO.: B Z-6018 (Cont.) The item was brought to a vote as amended to C-3, with that portion of the site in the floodway to be zoned OS and dedicated to the City. The vote was 9 ayes, 0 noes, 1 absent and 1 abstaining (Daniel). 1 ` October 3, 1995 ITEM NO.: 1 Z -3632-B Owner: Applicant: Location: Request: Purpose: Size: Existing Use: J. Paulette, Incorporated James Robinson, Medcath of Little Rock 1405 South Shackleford Rezone from 0-3 to 0-2 Combine with adjacent property as future hospital site 3.16± acres Single -Family Residence SURROUNDING LAND USE AND ZONING North - Vacant, zoned 0-2 South - Vacant Office Building, zoned 0-2 East - I-430 right-of-way and a narrow strip of vacant property, zoned 0-3 west - Office Park Development, zoned 0-3 ENGINEERING COMMENTS Shackleford Road is classified as a minor arterial and is to be 60 feet wide with 90 feet of right-of-way. The entrance drive to the planned hospital will require a deceleration lane with additional 12 feet right-of-way. Traffic Engineering recommends that the service drive be increased to a 36 foot commercial drive with sidewalks. AHTD approval of work within their controlled access will be needed. Kaufman Road exists to the east and is an unimproved public street. Provide dedication of 25 feet from centerline and improve the frontage to residential street standards with sidewalk. Since this site does not plan a continuation of Kaufman Road provide dedication of 1/2 of residential cul- de-sac and construct the portion adjacent to site. Stormwater detention analysis is required. Sidewalks and driveways shall conform to ordinances. Provide grading plans for approval and obtain permit prior to starting work. October 3, 1995 ITEM NO.: 1 Z -3632-B (Cont.) LAND USE ELEMENT The site is located in the I-430 District. The adopted Land Use Plan recommends Office use. The request is consistent with the Plan. STAFF ANALYSIS The request before the Commission is to rezone this 3.16± acre tract from 0-3 to 0-2. Once rezoned, this tract will be combined with the 8.8± acre tract to the south and developed as the Arkansas Heart Hospital. An 0-2 site plan review for the entire 12± acre site is Item No. 11 on this agenda (Z -3632-C). This property is part of a larger office node located along either side of Shackleford Road, north of I-430. All abutting property is zoned either 0-2 or 0-3. The large Koger Center Office Park is across Shackleford Road to the west. The I-430 District Land Use Plan recommends Office for this site. The 0-2 rezoning request is consistent with the Plan. Staff is supportive of the rezoning request. STAFF RECOMMENDATION Staff recommends approval of the 0-2 rezoning request. PLANNING COMMISSION ACTION: (OCTOBER 3, 1995) The applicant was present. There were no objectors present. Staff presented the item and informed the Commission that there were no outstanding issues. The Commission was informed that the applicant would be requesting a waiver of right-of-way dedication from the Board of Directors. The item was placed on the Consent Agenda and recommended for approval by a vote of 9 ayes, 0 noes and 2 absent. 2 October 3, 1995 ITEM NO.: 2 Z -3637-C Owner: J. Dan Baker Applicant: J. Dan Baker Location: 4501 East Roosevelt Road Request• Rezone from C-3 and R-2 to C-4 Purpose• Expand automobile rental and airport parking businesses Size: 19.08± acres Existing Use• Automobile rental company, vacant property and parking lot SURROUNDING LAND USE AND ZONING North - Little Rock National Airport, zoned I-2; and 5 story hotel, zoned C-3 South - I-440 right-of-way, city limits, not zoned East - Vacant Airport Property, zoned I-2 West - Automobile Rental Companies, zoned I-2 ENGINEERING COMMENTS Roosevelt Road is a minor arterial with a planned 60 foot width. The existing width of right-of-way appears to exceed MSP ROW requirements. The existing pavement is 24 foot wide with chip -seal shoulders. Widen street frontage with planned construction. AHTD shall approve any planned construction in the ROW. Stormwater detention analysis will be required with construction or approval from the levee district of site development without detention. Contact Adams Field Levy District, Hal Kemp, 111 Center Street, Little Rock, Arkansas 82201 or phone 377-7243. The driveways shall conform to ordinance. Sidewalks are not required. The site is within one of the exclusion zones set forth in the ordinance. Provide erosion control plan and obtain state APDC&E and City Excavation Permit prior to construction. Address for lot 1-B, Pats Addition will be 4405 East Roosevelt. October 3, 1995 ITEM NO.: 2 Z -3637-C (Cont.) LAND USE ELEMENT The site is located in the Port District. The adopted Land Use Plan recommends Mixed Commercial Industrial use. The request is consistent with the Plan. STAFF ANALYSIS The request before the Commission is to rezone 4 tracts totaling 19.08± acres from C-3 and R-2 to C-4. The properties are on the south side of East Roosevelt Road, west of its intersection with Bankhead/Airport Drive. Portions of the property are currently occupied by Avis Car Rental Company. The proposed rezoning is to accommodate an expansion of the car rental/sales lot. The company also provides security parking for patrons of the Little Rock National Airport. Primary zoning in the area is I-2 with a small area of C-3 which is adjacent to the applicant's property. Uses on the industrial properties range from automobile rental companies to the airport. The C-3 zoned tract is occupied by a 5 story hotel. The applicant's property is bordered on the south by a levee and the I-440 right-of-way. The Port District Land Use Plan recommends Mixed Commercial - Industrial use for this site. The property fronts on Roosevelt Road, a heavily traveled minor arterial street. The C-4 rezoning request complies with the adopted Plan and the purpose and intent of the C-4 district. Staff is supportive of the rezoning request. STAFF RECOMMENDATION Staff recommends approval of the C-4 rezoning request. PLANNING COMMISSION ACTION: (OCTOBER 3, 1995) The item was moved to the end of the agenda as the applicant was not present. James Moore later arrived to represent the item. There were no objectors present. Staff presented the item and a recommendation of approval. Commissioner Brandon noted the visibility of the site and stated that she wanted assurance that the site would be developed in compliance with the City's Landscape Ordinance. 2 October 3, 1995 ITEM NO.: 2 Z -3637-C (Cont. Mr. Moore stated that he had met with the City's Flans Review Specialist, Bob Brown, and whatever landscaping is required would be installed. Commissioner Brandon stated that she would like to see an upgrade of the landscaping at the existing site operated by Mr. Baker. The item was brought to a vote by Chairman Walker. The vote was 9 ayes, 0 noes and 2 absent, recommending approval of the C-4 rezoning. 3 October 3, 1995 ITEM NO.: 3 Z -5228-A Owner: Ray and Janice Turnage, Steven and Patricia Roberson Applicant: James Finch, Agent Location: 11409 Baseline Road, southeast corner of I-430 and Baseline Road Request: Rezone West 7.08 acres from R-2 to C-4 and East 6.75 acres from R-2 to I-2 Purpose: Outdoor amusement and mini- warehousing/light industrial Size: 13.8± acres total Existing Use: One single family home on west 7.08 acres; mini -warehouse building, boat and recreational vehicle storage yard and mobile homes on east 6.75 acres SURROUNDING LAND USE AND ZONING North - Vacant tract and Arkansas Highway Department shop complex, zoned R-2; Trigon Engineering facility, zoned I-2 South - Vacant, zoned R-2 East - Single Family residence and large vacant tract, zoned R-2 West - I-430 right-of-way and vacant tracts, zoned R-2 ENGINEERING COMMENTS Dedicate right-of-way for Baseline Road to Master Street Plan Standards. West Baseline is a Principal Arterial with a right-of-way requirement of 110 feet. This section is under AHTD control and will require their approval of any planned construction in the ROW. Sidewalks and driveways shall be constructed to conform to ordinances. With Construction improve frontage from present 15 feet of paving from centerline to 33 feet from centerline. Planned drives may require deceleration lanes with addition ROW. Stormwater detention analysis is required. Applicant must obtain Corps of Engineers approval prior to any land October 3, 1995 ITEM NO.: 3 Z -5228-A (Cont.) alteration or filling of the existing pond on the site. An AFDC&E and City Excavation Permit will be required prior to construction. The existing addresses for these two tracts are, Tract 1: 11411 Baseline Road, Tract 2: 11409 Baseline Road. LAND USE ELEMENT The site is located in the Otter Creek District. The adopted Land Use Plan recommends Mixed Office Warehouse. The newer development in the area has tended to be more industrial in nature. It would be appropriate to expand the Mixed Office Industrial area to include this site. The existing Mixed Office Industrial is located at Baseline and Sibley Hole Road, to the east. This change would make light industrial appropriate for this site. The plan has never recognized any commercial along this portion of Baseline Road. The C-4 zoning request is not consistent with either the existing or proposed land use plan. STAFF ANALYSIS The request before the Commission is to rezone this 13.8± acre tract from R-2 to C-4 and I-2. The western 7.08 acres, nearest I-430, is proposed for rezoning to C-4 and the eastern 6.75 acres is proposed for rezoning to I-2. An outdoor amusement park is proposed for development on the C- 4 site; containing such uses as a go-cart tract, batting cages and miniature golf course. Mini -warehouses and unspecified light industrial uses are proposed for the I-2 site. The site is in a sparsely developed area with R-2 being the primary zoning classification in the immediate vicinity. A new I-2 development is located across Baseline Road to the north. This I-2 property contains one office building and two communication towers. A large tract of R-2 zoned land to the northeast is occupied by the Arkansas Highway and Transportation Department which has a variety of industrial uses on the site. A large area of I-2 zoning is located further to the east, at Baseline Road and Sibley Hole Road. The Otter Creek District land use plan currently recommends Mixed Office Warehouse for this site and Mixed Office Industrial at the intersection of Baseline Road and Sibley Hole Road. Since the newer development in the area has tended to be more industrial in nature, it would seem appropriate to expand the Mixed Office Industrial area to include this site. E October 3, 1995 ITEM NO.: 3 Z -5228-A (Cont.) The land use plan has never recognized any commercial along this portion of Baseline Road. The nearest commercial on Baseline Road is shown on the plan to be at Baseline and I-30 and at Baseline and Stagecoach Road. If the applicant's property were rezoned in its entirety to I-2, the proposed outdoor amusement park could be addressed through a conditional use permit. It seems likely that the development of an outdoor amusement park would take site plan review by the Commission if it were zoned C-4 anyway. In staff's opinion, it is appropriate to amend the Land Use Plan, expanding the Mixed Office Industrial area to include this site; to approve I-2 zoning for the entirety of the 13.8± acre tract; and for the proposed outdoor amusement park to be submitted as a conditional use permit. STAFF RECOMMENDATION Staff recommends that the Otter Creek District Land Use Plan be amended to expand the Mixed Office Industrial area to include this site and that the entirety of the 13.8± acre site be zoned I-2. PLANNING COMMISSION ACTION: (OCTOBER 3, 1995) James Finch was present representing the application. There were 7 objectors present. Staff presented the item and a recommendation that the entire site be zoned I-2. Staff noted that I-2 zoning more closely complied with the adopted Land Use Plan and that an outdoor amusement center could be approved as a conditional use in the I-2 zone. Mr. Finch presented a summary of information supporting the application as filed. He showed a map of the area and noted other uses in the vicinity of this site. Mr. Finch stated that the property was located at the juncture of a state and interstate highway. He made reference to a previous application which the proposed buyer of this site had at a nearby location. That previous application, a C-4 rezoning to allow an outdoor amusement center, was denied by the Board of Directors. Mr. Finch stated that the "bottom line" was that the C-4 and I-2 request did not conflict with other uses in the area. He noted that the area is developing as a mixture of commercial and industrial. Mr. Finch concluded by stating that land use plans are general in nature and that the application was not inconsistent with the adopted plan. Commissioner Ramsay asked Mr. Finch if he had given any consideration to accepting staff's recommendation of I-2 zoning with a conditional use permit for the outdoor K October 3, 1995 ITEM NO.: 3 Z -5228-A (Cont.) amusement center. Mr. Finch responded that the applicant felt C-4 was appropriate for the site and elected to go for straight C-4 zoning. Commissioner Ramsay noted that C-4 zoning allowed many other uses and that he was reluctant to vote for a straight C-4 zoning. In response to a question from Commissioner Adcock, Mr. Finch stated that there was no direct access to the site from I-430 and that access would be off of Baseline Road, from I-30 or Highway 5. John McKay, the realtor representing both the seller and the proposed buyer, addressed the Commission in support of the application. During a brief discussion with Mr. McKay, staff noted that outdoor amusement was not allowed by -right in the C-2 district but that it was a conditional use in C-2. Rev. Carman Breeding, of 9215 Sibley Hole Road, addressed the Commission in opposition to the item. He stated that he had three points of concern about the issue. The first point was that the removal of trees from the corner of Interstates 30 and 430 would open up the neighborhood to noise from the freeway. Rev. Breedings second point was that some traffic to this site would use Sibley Hole Road and that he was concerned about the impact of that traffic. His third point was that the proposed amusement center would bring many people into the neighborhood which could lead to an increase in crime. Rev. Breeding concluded by stating that he had spoken with 16 area residents who were also opposed to the item. Ellery Cooke, of 11110 Baseline Road, and Foy Wilson, of 11118 Baseline Road, each stated that they were opposed to the item. Fran Billings, also of the neighborhood, stated that she was not so much opposed to commercial zoning as she was to the proposed go cart track. Wayne Billings stated that he was opposed to the item. Jim Lawson, Director of the Department of Neighborhoods and Planning, noted that a conditional use permit would allow for greater control over site development and such issues as screening, lighting and hours of operation could be addressed. Ray Turnage, owner of the property, about removing trees from the site site had been mostly cleared years 4 stated that the concern was unfounded since the ago. October 3, 1995 ITEM NO.: 3 Z -5228-A (Cont.) After a further discussion of the options available to the applicant, Mr. Finch agreed to defer the item to the October 31, 1995 meeting. Mr. Finch stated that an amended application, rezoning the entire site to I-2 and a conditional use permit application would possibly be filed. The vote on the request to defer the item to the October 31, 1995 meeting was 10 ayes, 0 noes and 1 absent. 6i October 3, 1995 ITEM NO.: 4 Z-6035 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Gary and Debra Linn Gary and Debra Linn 10124 Darris Drive, Southwest corner of Darris Drive and Mabelvale Cut-off Rezone from R-2 to C-3 Unspecified commercial use .24± acres Single -Family residence SURROUNDING LAND USE AND ZONING North - Vacant, zoned R-2 (0-3 rezoning is pending at the Board of Directors) South - Single -Family residence, zoned R-2 East - Single -Family residence, zoned R-2 West - Single -Family residence, zoned R-2 ENGINEERING COMMENTS Mabelvale is classified as a minor arterial. The centerline of the roadway is 35 feet from the property line. Dedicate 10 feet of additional ROW to bring to 45 feet from centerline of the roadway. Dedicate a 20 foot radial section at the corner. With Planned construction, widening of both streets will be required. Darris Drive will need 1/2 street improvements with underground storm drainage and a 31.5 foot radius for the corner of Mabelvale. Sidewalks will be required on both streets. LAND USE ELEMENT The site is located in the Geyer Springs west District. The adopted Land Use Plan recommends Single Family use. The request is not in conformance with the Plan. There is a Plan revision before the Commission in this area. This item should be deferred until the Plan Amendment is acted on by the Commission. October 3, 1995 ITEM NO.: 4 z-6035 (Cont.) STAFF ANALYSIS The request before the Commission is to rezone this .24± acre lot from R-2 to C-3. The lot is currently occupied by a single family residence. No specific use is proposed for the property. The property is located on the southwest corner of Mabelvale West Road and Darris Street, in the Mabelvale Community. The zoning pattern in the immediate area has begun to change recently, due in part to the realignment of Mabelvale Pike/Mabelvale West Road. The realignment of this arterial street has precipitated the rezoning of properties on the north side of Mabelvale Pike/Mabelvale West Road to C-3 and O-3. The pocket created between the newly realigned arterial and the railroad tracks has undergone transition in recent years as well. This area contains several single family homes, including the applicant's' and several vacant, R-2 zoned lots. There are properties within this 3 block area which are currently zoned C-1, C-3 and C-4. Due to the realignment of the arterial and the apparent transition of this 3 block pocket, it may be appropriate to consider an alternative to single family residential zoning for this area. The Land Use Plan currently recommends Single Family for this site. The Planning Commission is reviewing a proposed amendment to the Geyer Springs West District Land Use Plan, which includes this area. The Commission will review that matter at its next Plans Hearing on October 17, 1995. Staff believes it is appropriate to defer action on this rezoning request until the proposed Plan Amendment is determined. STAFF RECOMMENDATION Staff recommends deferral of this item to the November 14, 1995 rezoning hearing. PLANNING COMMISSION ACTION: (OCTOBER 3, 1995) The applicant was not present. There were no objectors present. Staff informed the Commission that the applicant had agreed to defer the item. The item was placed on the Consent Agenda and deferred to the November 14, 1995 meeting with a vote of 9 ayes, 0 noes and 2 absent. 2 October 3, 1995 ITEM NO.: 5 Z-6038 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Rufus Worsham Rufus Worsham 2300 South Pine Street Rezone from R-3 to C-1 Convert existing residence into a beauty shop .16± acres Single -Family residence SURROUNDING LAND USE AND ZONING North - Vacant lot, zoned R-4 South - Vacant lot, zoned R-3 East - Single -Family residence, zoned R-3 West - Single -Family residence & beauty shop, zoned C-3 ENGINEERING COMMENTS Traffic Engineering recommends rejection due to lack of on-site parking. With planned construction, improvements to streets will be required. Pine is classified as a collector and ordinance calls for 36 feet in width. The corner radius will need improvement to 25 feet. Sidewalks are required on both streets with H/C ramps. LAND USE ELEMENT The site is located in the I-630 District. The adopted Land Use Plan recommends Single Family use. The request is in conflict with the Plan. Though Pine is more than a local residential street, 23rd Street is a local street and there appears to be abandoned vacant commercial property in the area. Staff cannot support an amendment of the Plan at this time. STAFF ANALYSIS The request before the Commission is to rezone this .16± acre lot from R-3 to C-1. The property is currently October 3, 1995 ITEM NO.: 5 Z-6038 (Cont. occupied by a single family residence. The applicant proposes to convert the residential structure to a beauty shop. The property is located at the southwest corner of West 23rd and South Pine Streets, in the heart of a large residential neighborhood comprised primarily of single family homes. Although single family is the predominate use in the area, there is a scattering of R-4, duplex and C-3, commercial properties. The C-3 properties were established by the 1937 Zoning Ordinance and include small commercial nodes at West 23rd and South Cedar and West 20th at South Pine Streets. The commercial node nearest the applicant's property is directly adjacent, to the west. Of the eight properties within the C-3 node at West 23rd and South Cedar Streets, only two contain commercial uses. Three of the properties are occupied by residential structures and the remainder are vacant. The C-3 node at west 20th and South Pine Streets also contains vacant properties. Although the C-1 zoning district is designed to accommodate limited retail development within or adjacent to neighborhood areas, staff believes it is important to maintain the residential integrity of this neighborhood. There is existing, vacant commercial property within one block of this site which appears to be available for development. The adopted Land Use Plan recommends Single Family for this site and staff cannot support an amendment at this time. Finally, this 1237± square foot structure will require six on-site parking spaces if converted into a beauty shop. It appears that it would be difficult at best to construct the required parking lot on this small property. STAFF RECOMMENDATION Staff recommends denial of the requested C-1 zoning. PLANNING COMMISSION ACTION: (OCTOBER 3, 1995) The applicant, Rufus Worsham, was present. There were no objectors present. One phone call and one letter of opposition had been received by staff. Staff presented the item and a recommendation of denial. In response to a question from Commissioner Brandon, Mr. Worsham stated that his wife would run the proposed 2 October 3, 1995 ITEM NO.: 5 Z-6038 (Cont.) beauty shop and that there would be no residential use of the property. In response to a question from Commissioner Daniel, Mr. Worsham stated that he would construct a parking lot on the rear portion of the property. Mr. Worsham stated that the property was occupied by a filling station in the 1950's and had been used as a residence until January 1995. In response to a question from Commissioner Daniel, Mr. Worsham stated that the beauty shop currently had two operators. David Scherer, of the City Engineer's Office addressed the Commission. He noted that street and sidewalk improvements would be required at the time the parking lot is constructed. Mr. Scherer stated that the City's Traffic Engineer felt it was important that Mr. Worsham provide on-site parking for the proposed beauty shop. A discussion then followed on the means of assuring conditions such as a limit on the number of operators and construction of the parking lot. Commissioner Rahman urged the Commission to vote on the item as he perceived the proposed beauty shop to be a viable use of the property. Chairman Walker suggested that the application be amended to a PD -C with the conditions that it be limited to a beauty shop with a maximum of two operators and that a parking lot be constructed on the rear portion of the property. Commissioner Putnam asked Mr. Worsham if he agreed to the concept of amending the application to a PD -c. Mr. Worsham responded that he agreed. Commissioner Adcock asked Mr. Worsham if he understood what a PD -C meant. Mr. Worsham responded that he did not. Commissioner Adcock stated that she was opposed to the idea of converting the application to a PD -C when the applicant did not understand what it meant. Richard Wood, of the Planning Staff, told the Commission that staff would not necessarily support a PD -C at this location. He stated that there were vacant commercial properties in the area and questioned converting another residential structure into a commercial use. 3 October 3, 1995 ITEM NO • 5 Z-6038 (Cont.) Commissioner Woods stated that beauty shops were traditionally a part of a residential neighborhood. Mr. Wood responded that beauty shops may have been part of residential neighborhoods in the past but that they were commercial uses and the zoning Ordinance removes them from residential areas. Chairman Walker restated the options available to Mr. Worsham: accept a vote on the C-1 zoning request as filed or amend the application to a PD -C with the restrictions and conditions discussed by the Commission. Mr. Worsham responded that he wished to amend his application to a PD -C. Chairman Walker brought to a vote the application as amended to a PD -C with the following conditions: 1. The use is limited to a beauty shop. 2. The maximum number of operators/beauticians is limited to 4 or fewer. 3. An on-site parking lot, containing a minimum of 6 parking spaces, is to be constructed on the rear portion of the site. 4. Compliance with the City Engineer's Comments The applicant was directed to submit the required supplemental materials to staff prior to the item being forwarded to the Board of Directors. The vote on the application as amended was 6 ayes, 3 noes, 1 absent and 1 abstaining (Putnam). 4 October 3, 1995 ITEM NO • 6 Z-6039 Owner: E -Z Mart Stores, Inc. Applicant: E -Z Mart Stores, Inc.; Tom Coleman, President Location: 11701 West Markham Street Request: Rezone from R-2 to C-3 Purpose: Bring this nonconforming convenience store with gas pumps into conformance with the zoning code so that it may be remodeled. Size: .5± acres Existing Use: Nonconforming convenience store with gas pumps SURROUNDING LAND USE AND ZONING North - Floodway, zoned R-2 and a large area of commercial uses, zoned C-3 South - Single -Family residence, zoned R-2 East - Multiple commercial uses, zoned PCD and C-3 West - Television studio & shopping center, zoned C-3 ENGINEERING COMMENTS Widen Alamo drive 6 feet to allow left turn lane. Dedicate additional ROW such that property line is 30 feet from centerline. Prior to dedication clearance of underground soils must be certified due to underground storage tanks. Improve sidewalks to eliminate tripping areas and install ramps at intersection. Provide additional sidewalk to provide 3 feet clearance around telephone in walk. Eliminate driveway closest to Alamo. LAND USE ELEMENT The site is located in the I-430 District. The adopted Land Use Plan shows Single Family use. The request is in conflict with the Plan. The area in question is developed nonresidentially now and is not likely to be converted to single family use. Staff would recommend amending the Plan to recognize the existing commercial either side of Alamo at Markham. October 3, 1995 ITEM NO.: 6 Z-6039 (Cont.) STAFF ANALYSIS The request before the Planning Commission is to rezone this .5± acre lot from R-2 to C-3. The property is occupied by a nonconforming convenience store with gas pumps. The convenience store was in existence at this location at the time the property was annexed to the City on June 5, 1978. Land which is annexed to the City is classified as R-2, Single Family residential. The applicant is proposing to remodel the store, including the addition of a new pump island canopy. Prior to obtaining a building permit for the remodeling, it is necessary that the property be brought into compliance with the Zoning Ordinance, thus the rezoning application. The property is part of the large commercial area extending along West Markham and Bowman Roads. The convenience store is located at the Alamo Street entrance to the Birchwood Neighborhood and has a rear yard relationship to one single family residence. The I-430 District Land Use Plan currently shows single family for the site. The property has been used as a convenience store since its annexation to the City and is not likely to be converted to single family use. Staff would recommend amending the Plan to recognize the existing commercial on either side of Alamo at West Markham. Staff is supportive of the C-3 rezoning request. STAFF RECOMMENDATION Staff recommends approval of the C-3 rezoning request and of an amendment to the I-430 District Land Use Plan to recognize the existing commercial on either side of Alamo at West Markham Street. PLANNING COMMISSION ACTION: (OCTOBER 3, 1995) The applicant was not present. He did arrive later. There were no objectors present. Staff presented the item and a recommendation of approval. Chairman Walker brought to a vote the C-3 rezoning request and the proposed amendment to the I-430 District Land Use Plan. The vote was 10 ayes, 0 noes and 1 absent. E October 3, 1995 ITEM NO.: 7 Z-6041 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: City of Little Rock Walter Fuller 9017 Gardner Road Rezone from R-5 to C-4 Future construction of a home center associated with Fuller and Son Hardware 1.26± acres Vacant SURROUNDING LAND USE AND ZONING North - Strip Shopping Center, zoned C-3 South - Single -Family residential, zoned R-2 East - Church and Commercial uses, zoned C-3 West - Vacant property, zoned R-5 and Multiple Commercial uses, zoned C-3 ENGINEERING COMMENTS With Construction: Widen Private street to 1/2 of a 36 foot commercial street. Only one driveway is allowed on frontage. Construct sidewalk on frontage. Provide stormwater detention analysis. A grading permit will be required. LAND USE ELEMENT The site is located in the Geyer Springs West District. The adopted Land Use Plan shows Multifamily use. The request is in conflict with the Plan. The area in question was an apartment complex. The units were removed by the City as part of the "Sin City" clean-up. The Plan was recognizing an existing land use pattern which no longer exists. The proposal is to expand an existing commercial use into the area. Staff believes with an Open Space buffer in this case expansion of the commercial area is appropriate. October 3, 1995 ITEM NO.: 7 Z-6041 (Cont.) STAFF ANALYSIS The request before the Planning Commission is to rezone this 1.26 acre tract from R-5 to C-4. The property is currently vacant. It was, at one time, part of the large multifamily residential development known as "Sin City." The buildings were razed and removed in 1990. The applicant operates a hardware store in the shopping center located to the north of this site. He proposes to rezone this property to C-4 to allow for the development of a home center associated with his existing business. The property is located in an area of mixed zoning and uses. The property to the north and east is zoned C-3 and is occupied by a variety of commercial uses. The property to the west is zoned R-5 and is mostly vacant with the exception of a small portion of the commercial shopping center which extends down from the north. The property is located at the north entrance to a large single family residential neighborhood and is adjacent to 3-4 single family homes. Staff is concerned that C-4 zoning is not appropriate for this location. The C-4 zoning district is more appropriate along heavily traveled major arterial streets. The C-4 district is the most intense of the commercial districts and it is questionable as to whether it is appropriate to place C-4 zoning adjacent to an established residential neighborhood. The proposed use of the property is a home center, associated with Fuller and Son Hardware. The typical home center utilizes multiple buildings and would require site plan review by the Commission. The same end can be reached by zoning the property to a less intensive district such as C-3, which allows home centers as a conditional use. Staff believes it is appropriate to rezone this site to C-3 with a 50 foot OS buffer along the south perimeter to protect the adjacent single family residential properties. The Geyer Springs West District Land Use Plan should be amended to expand the commercial into this site with an OS buffer on the south perimeter. STAFF RECOMMENDATION Staff recommends denial of the C-4 rezoning request. Staff recommends approval of C-3 zoning with a 50 foot OS buffer along the south perimeter and a corresponding amendment to the Geyer Springs West District Land Use Plan. 2 October 3, 1995 ITEM NO • 7 Z-6041 (Cont.) PLANNING COMMISSION ACTION: (OCTOBER 3, 1995) The applicant, Walter Fuller, was present. There were no objectors present. Staff presented the item and recommended denial of the C-4 rezoning request. Staff recommended approval of C-3 zoning with a 50 foot OS buffer along the south perimeter and a corresponding amendment to the Geyer Springs West District Land Use Plan. Mr. Fuller addressed the Commission and presented an aerial photograph showing the site. Mr. Fuller explained that acquiring the site was the first step in a 5 year growth plan for the company. He stated that he needed the C-4 zoning to accommodate a home center. Mr. Fuller also stated that staff had told him from the beginning that C-4 was not an appropriate zoning for this site. Dana Carney, of the Planning Staff, gave a brief explanation of why Mr. Fuller wanted C-4 zoning. Mr. Carney explained that Mr. Fuller wanted to develop a home center on the site and did not want to purchase the property without knowing for certain that a home center could be constructed on it. Mr. Carney stated that C-3 zoning allowed home centers as a conditional use but Mr. Fuller did not have a site plan prepared as is required with a conditional use permit application. Jim Lawson, Director of the Department of Neighborhoods and Planning, stated that the Commission could approve C-3 zoning and a conditional use permit with general guidelines. During the ensuing discussion it was determined that the hours of operation of the home center would be 7:30 a.m. to 7:00 p.m., a 50 foot OS buffer would be established along the south perimeter and a site plan would be worked out with staff or the item would have to come back to the Commission. Commissioner Adcock stated that neighborhood associations in the area were very supportive of Mr. Fuller's plans. Chairman Walker brought the item to a vote as amended to C-3 with a 50 foot OS buffer along the south perimeter and a conditional use permit for the home center with the following conditions: 1. Hours of operation are to be limited to 7:30 a.m. - 7:00 p.m. 2. A site plan is to be worked out with staff or the item is to come back to the Commission. 3. Compliance with the City Engineer's Comments regarding those improvements required with construction. K October 3, 1995 ITEM NO.: 7 Z-6041 (Cont.) The vote was 10 ayes, 0 noes and 1 absent. By that vote, the Commission also recommended approval of an amendment to the Geyer Springs West District Land Use Plan. 4 October 3, 1995 ITEM NO.: 8 Z -5719-A Owner: Various property owners under contract to Belz-Burrow LTD Partnership Applicant: Robert Brown, Agent Location: 11600 Chenal Parkway Request: Rezone from R-2 to C-2 Purpose: Develop commercial shopping center or subdivision Size: 10.944± acres Existing Use: Approximately 7 single family residences and a large tract of vacant property SURROUNDING LAND USE AND ZONING North - Single -Family residences, zoned R-2 South - Vacant tract, zoned C-3; Chenal Parkway; Home Quarters Site, zoned PCD East - Vacant tract, zoned 0-2 West - Best Buy commercial site, zoned PCD ENGINEERING COMMENTS Autumn Road is a Collector, dedicate 30 feet of ROW from centerline. Chenal Parkway requires 110 feet of ROW. According to submitted plan, ROW scales 50 feet from centerline versus 55 feet. Recommend closing Bristol Drive right-of-way. Only one driveway entrance on Chenal will be allowed. The drive must be spaced 300 feet from Autumn Road right-of-way and 300 feet from the Best Buy Driveway. The driveway will be per MSP and include deceleration lane (right -in, right -out only). With construction planned the erosion control plan on file will need to be updated and maintained. The address will be 11600 Chenal Parkway. Stormwater Detention analysis is required. Sidewalks are required on both streets. Construct 1/2 of Autumn Road and improve drainage structures across Autumn the full width of Autumn Road. October 3, 1995 ITEM NO • 8 Z -5719-A (Cont.) LAND USE ELEMENT The site is located in the I-430 District. The adopted Land Use Plan shows Office use. The request is in conflict with the Plan. Another commercial development along Chenal will not help an already bad situation. The conversion of other office and multifamily use areas has only attracted additional traffic to a road which staff believes must be 6 lanes to handle already zoned property and the City Board has stated the City will only require to be 4 lanes. The Traffic Engineer indicated that a Shopping Center this size will generate more trips during the evening rush hour and weekends and slightly less or about the same traffic during the morning peak. Staff believes a land use change in the nature suggested will only make conditions worse in West Little Rock. We can not support a change of the Plan at this time. STAFF ANALYSIS The request before the Commission is to rezone this 10.944± acre tract from R-2 to C-2. The tract is comprised of several smaller properties currently occupied by single family homes and a large vacant tract. The applicant proposes to develop a commercial shopping center or subdivision on the site. A 50 foot buffer area is proposed on the north perimeter, where adjacent to the Birchwood Subdivision. It is not clear if this buffer is to be zoned OS at this point. The zoning pattern and uses in the area are varied. The Birchwood Subdivision, a single family residential neighborhood, is adjacent to the north. Across Autumn Road to the east is a vacant, wooded tract of 0-2 zoned property. South of the site, at the northwest corner of Autumn Road and Chenal Parkway, is a vacant tract of C-3 zoned property. Beyond Chenal Parkway is the large tract occupied by Home Quarters. Adjacent to the west is the large tract occupied by Best Buy which is zoned PCD. This site represents the last property with frontage on the Parkway, between Shackleford and Bowman Roads, which is still zoned R-2. The I-430 District Land Use Plan shows office use for this property. The C-2 rezoning request is in conflict with the Plan. Adding another large scale commercial development on this portion of Chenal Parkway will have a negative impact on the Parkway's traffic flow. The Traffic Engineer has indicated that a commercial development of this size will generate OA October 3, 1995 ITEM NO.: 8 Z -5719-A (Cont.) substantially more traffic than a comparable office development. Staff believes a land use change of the nature proposed will only exacerbate an already difficult traffic situation. Staff cannot support a change in the Land Use Plan and believes Office is the most appropriate use for the site. STAFF RECOMMENDATION Staff recommends denial of the requested C-2 zoning. PLANNING COMMISSION ACTION: (OCTOBER 3, 1995) The applicant was present. There were no objectors present. Staff informed the Commission that the applicant had requested that the item be withdrawn. The item was placed on the Consent Agenda and approved for withdrawal by a vote of 9 ayes, 0 noes and 2 absent. K October 3, 1995 ITEM NO.: 9 Z -4175-C Owner: Applicant: Location: Request: Purpose: Size: Existing Use: ERC Foundation, Inc. J. E. Hathaway, Jr. 3000 Block of Aldersgate Road Rezone from MF -12 to 0-3 Nursing Home 5± acres Vacant SURROUNDING LAND USE AND ZONING North - Vacant, zoned OS and MF -18 South - Vacant, zoned MF -12 East - Vacant, zoned MF -12 West - Vacant, zoned OS and MF -12 ENGINEERING COMMENTS A tentative address is 3000 Aldersgate Road but depends on location of Master Street Plan extension of Aldersgate Road. Dedicate right-of-way for Aldersgate Road or show alternate route and commit to a revised location. The 30 foot strip of property to the north, if not for Aldersgate Road does not belong to applicant and should be excluded from this application. The driveways shall conform to ordinance. Sidewalks shall be planned to connect with sidewalk on Aldersgate Road. Provide erosion control plan and obtain state APDC&E and City Excavation Permit prior to construction. Stormwater Detention analysis will be required. LAND USE ELEMENT The site is located in the I-430 District. The adopted Plan recommends Multifamily use. The request is in conflict with the Plan. The proposed use is one staff feels comfortable with as part of a multifamily mixed development. Staff cannot support a plan change to Office at this time. October 3, 1995 ITEM NO.: 9 Z -4175-C (Cont.) STAFF ANALYSIS The request before the Commission is to rezone this 5± acre tract from MF -12 to 0-3. The property is currently vacant and wooded. The proposed use is the development of a nursing home. The I-430 District Land Use Plan recommends multifamily use for the site. The 0-3 zoning request is in conflict with the Plan. The proposed use of the property as a nursing home can be accommodated by zoning the property MF -18 and obtaining a conditional use permit. This suggestion would conform to the adopted Plan and would allow for the development as proposed by the applicant. 0-3 in this area would be spot zoning and staff cannot support such a request when a viable alternative is available. The issue of the dedication of right-of-way for Aldersgate Road, from its current terminus several hundred feet north of this site, to a point on the western boundary of the property must be resolved. STAFF RECOMMENDATION Staff recommends denial of the 0-3 zoning request. PLANNING COMMISSION ACTION: (OCTOBER 3, 1995) The applicant was present. There were no objectors present. Staff informed the Commission that the applicant had requested that the item be deferred to the October 31, 1995 meeting to coincide with a preliminary plat which will be reviewed at that time. The item was placed on the Consent Agenda and approved for deferral by a vote of 9 ayes, 0 noes and 2 absent. 2 October 3, 1995 ITEM NO.: 10 Z-6024 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Mary Couch Pete Hornibrook 8315 Cantrell Road Rezone from R-2 to 0-3 Nursing home and outpatient clinic 3.05± acres One Single Family Home SURROUNDING LAND USE AND ZONING North - Single -Family residences, zoned R-2 South - Reservoir Park, zoned R-2 East - Pavilion in the Park Commercial Development, zoned C-3 West - Little Rock Reservoir, zoned R-2 ENGINEERING COMMENTS Cantrell Road is a Principal Arterial and the ROW required is 110 feet or 55 feet from centerline. Due to size of this tract, planned drive for a future 0-3 office building may require a deceleration lane and additional right-of-way. Cantrell will require widening to 33 feet from centerline. Access to the drive from Reservoir Park will require prior approval of Parks, Public Works and possibly the BOD. The existing drive off the property shall be removed. Stormwater detention analysis will be required. The frontage will require continuation of the 6 foot sidewalk to the east. The work in the ROW will require AHTD approval. LAND USE ELEMENT The site is located in the West Little Rock District. The adopted Land Use Plan recommends Single Family use. The site in question is a residual area between a large commercial development and a regional park. While Single Family is appropriate, the City should be open to considering alternatives due to the existing conditions. Because of the location, a plan amendment to Office or Transition Zone may be a reasonable option. October 3, 1995 ITEM NO • 10 Z-6024 (Cont.) STAFF ANALYSIS The request before the Commission is to rezone this 3.05± acre tract from R-2 to 0-3. The property is currently occupied by one single family residence. The proposed use is a nursing home and outpatient clinic. The site in question is the sole single family residence on the south side of Cantrell Road between a large commercial development (Pavilion in the Park) and a regional park (Reservoir Park). Due to the site's location, the proposed nursing home and outpatient clinic may be an appropriate use of the property. The West Little Rock District Land Use Plan recommends Single Family use for the site. The 0-3 zoning request is not in compliance with the adopted Plan. Due to the site's relationship to the existing commercial development and the park; and the nature of the proposed development; staff feels it is more appropriate to approach the issue as a PRD with a Plan amendment to Transition Zone. The primary use of the property will be residential (nursing home) with some smaller portion of the facility devoted to an outpatient clinic. This approach will maintain the residential integrity of the area and will provide for a reasonable transition from the single family north and west of the site to the intensive commercial development to the east. STAFF RECOMMENDATION Staff recommends denial of the requested 0-3 zoning. Staff believes that the project should be resubmitted as a PRD and that the West Little Rock District Land Use Plan should be amended to Transition Zone for this site. PLANNING COMMISSION ACTION: (OCTOBER 3, 1995) The applicant, Pete Hornibrook, was present. There were no objectors present. Staff presented the item and informed the Commission that the application had been amended to a PRD. Chairman Walker asked if the neighbors had been advised of the proposed use. Mr. Hornibrook stated that there had been 2 October 3, 1995 ITEM NO.: 10 Z-6024 (Cont. a lot of discussion about the proposed use but he was not sure if the neighbors had been specifically informed. Joe White presented the proposed site plan and elevations of the building. Dewayne Wilson gave further details on the site plan and building elevations. In response to a question from Commissioner Brandon, Mr. White explained the stormwater detention and drainage plans for the site. Commissioner McCarthy asked about the number of patients or residents proposed for the facility. Mr. Wilson responded that there would be 100 beds but that the number of persons utilizing the outpatient clinic was not known. Mr. Wilson stated that the predominance of persons using the clinic would be residents of the facility. Joe White stated that a full lane width would be added to Cantrell Road to accommodate a turn lane. In response to a question from Commissioner Brandon, Mr. Wilson stated that residents of the facility would include both long-term and short-term patients as well as alzheimers patients. Chairman Walker brought the item to a vote as amended to a PRD with the site plan and elevations as presented by Mr. White and Mr. Wilson. The vote was 10 ayes, 0 noes and 1 absent. 3 October 3, 1995 ITEM NO.: 11 FILE NO.: Z -3632-C NAME: ARKANSAS HEART HOSPITAL -- ZONING SITE PLAN REVIEW LOCATION: At the northeast corner of S. Shackleford Rd. and I-430 DEVELOPER• ENGINEER• Jay Robinson MEDCATH OF LITTLE ROCK, LLC HENNINGSON, DURHAM, & RICHARDSON 7621 Little Ave., Suite 106 12700 Hillcrest Rd., Suite 125 Charlotte, NC 28226 Dallas, TX 75230 (704) 541-3228 (214) 960-4000 AREA: 11.97 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: 0-2 & 0-3 PROPOSED USES: Hospital and Professional Offices PLANNING DISTRICT: 11 CENSUS TRACT: 24.04 VARIANCES REQUESTED: 1. Waiver from the requirement to dedicate right-of-way and construct a sidewalk and half street improvements with a turn -around device for Kaufman Rd. 2. Waiver from the requirement to construct a deceleration lane along Shackleford Rd. at the main entry drive. STATEMENT OF PROPOSAL: Development is proposed of an 11.97 acre tract to include construction of a 160,000 square foot, 120 -bed, hospital, a 68,000 square foot professional office building, the use of an existing 9,500 square foot office building, 1600 feet of entry and service drives, parking facilities for 391 vehicles, a helipad, and covered ambulance and patient "drop-off" areas. Provision for an 8000 square foot ground level building expansion between the hospital and professional office building is made. The 160,000 square foot hospital includes three 40,000 square foot floors of patient and administration areas, plus a partially open, full basement level. The 68,000 square foot professional office building includes three 17,000 square foot floors of offices, plus a parking garage level below grade. The existing 9,500 square foot building is a two-story building which will be used for administrative and support offices. October 3, 1995 ITEM NO.: 11 (Cont.) FILE NO.: Z -3632-C The applicant indicates that Kaufman Rd., a partially dedicated and partially constructed residential street which extends south from Kanis Rd. to the boundary of the tract, is located on property that is already zoned 0-3, and that development of the land which lies north of the subject tract, northward to Kanis Rd., will most assuredly not develop as residential uses. The undeveloped portion of Kaufman Rd. which abuts the subject tract does not serve any existing development, and, most likely, will not be useful or developed as a street in the area abutting the subject property. The applicant, then, requests a waiver of the requirement to dedicate right-of-way and provide street and sidewalk improvements for Kaufman Rd. along the northeast boundary of the tract. The applicant indicates that, both because of their providing two entrances to the site (a service drive for access to the professional office buildings and for staff access to the three facilities, as well as the main entrance drive to the hospital) which will impose a reduced traffic load on the main entrance drive, and because other major developments in the area (e.g., the Koger Center, located directly across Shackleford Rd. from the Hospital entrance), do not have deceleration lanes, the applicant requests a waiver from the Traffic Engineer's requirement to construct a deceleration lane along the Shackleford Rd. frontage of the site at the main entry drive. A. PROPOSAWREOUEST: Planning Commission approval of a site plan is requested. Planning Commission review and Board of Directors approval of two waivers is requested: 1) A waiver from the requirement to dedicate right-of-way and construct a sidewalks and half street improvements with a turn -around device for Kaufman Rd.; and 2) A waiver from the requirement to construct a deceleration lane along Shackleford Rd. at the main entry drive. B. EXISTING CONDITIONS: The site is, primarily, undeveloped, with heavy woods covering most of the tract. There is, however, an existing two-story, stone and rough -sawn siding building located along the east boundary of the tract, with a service drive running from Shackleford Rd. to the building and its parking lot. There is approximately a 60 foot grade differential on the tract, with the high point of the ground being located immediately behind the curb across from the main Koger Center entrance drive, and falling off to the south, east, and north, from that point. N October 3, 1995 ITEM NO.: 11 (Cont.) FILE NO.: Z -3632-C The northern -most 3.16 acres of the tract is zoned 0-3; but, an application to rezone this portion of the tact to 0-2 is being heard as a separate item (Item 1) on the October 3, 1995, Planning Commission agenda. The remainder of the site, the southern two-thirds of the site, is zoned 0-2. To the south and east is I-430. To the west, across Shackleford Rd., is a large 0-3 tract which is the location of the Koger Center. To the north, abutting the tract, is 0-2 and 0-3 zoned land. Kaufman Rd. extends southward from Kanis Rd. to the northeast boundary of the tract. It is a residential street, serving six or seven residences and a cemetery, which are located along the existing improved section of Kaufman Rd. north of the subject tract. Kaufman Rd. is unimproved in the area abutting the subject tract, and this unimproved section does not provide access to any existing uses. C. ENGINEERING/UTILITY COMMENTS: Public works comments: Shackleford Rd. is classified as a minor arterial, and is to be 60 feet wide with 90 feet of right-of-way. The entrance drive to the hospital will require a deceleration lane with additional 12 feet of right-of- way. Traffic Engineering recommends that the service drive along the south and east boundary of the site be increased to a 36 foot commercial drive standard, with sidewalks. AHTD approval of work within their controlled access will be needed. Kaufman Rd. exists to the east, is an unimproved public street, and is a boundary street to this project. Provide dedication of 30 feet from centerline and improve the frontage to commercial street standards with a sidewalk. Since this site does not plan a continuation of Kaufman Rd., provide dedication of one- half of a cul-de-sac and construct the portion adjacent to the site. Sidewalks and driveways shall conform to Ordinance standards. Stormwater detention analysis is required. Provide grading plans for approval and obtain permit prior to starting work. 3 October 3, 1995 ITEM NO.: 11 (Cont.) FILE NO.: Z -3632-C The address for the hospital will be 1601 S. Shackle - ford Rd.; the proposed professional building will be 1615 S. Shackleford Rd.; the existing building will remain 1701 S. Shackleford Rd. Water Works comments that there is an existing public water line crossing this property that can be utilized for water service; that it is not clear, however, whether the placement of the Professional Office Building conflicts with this existing line. The Water Works will locate this line for the developer. If necessary, the building should be adjusted slightly to avoid this water line. Wastewater Utility comments that a sewer main extension, with easements, will be required. Arkansas Power and Light Co. comments that they have existing overhead and underground facilities located on the site which are not shown. There is an existing 3 phase overhead line running east and west approximately 230 feet south of the north property line, and an existing 3 phase underground facility running from this overhead line south along the east property line, east of the existing building. The developer will be responsible for relocating any facilities which will require relocation, and providing any needed easements for service to the site. Arkansas Louisiana Gas Co. approved the submittal. Southwestern Bell Telephone Co. approved the submittal. The Fire Department commented that access to the site is acceptable, but that fire hydrants must be located on the site as required. The Neighborhoods and Planning Site Review Specialist comments that the site plan meets or exceeds the Landscape Ordinance requirements. D. ISSUES/LEGAL/TECHNICAL/DESIGN: Sec. 36-127 requires site plan review for development in, among other districts, the 0-2 zoning district. The site, after the rezoning of the 3.16 acre tract from 0-3 to 0-2, will be entirely an 0-2 tract; thus, site plan review is required. Sec. 31-201.h states that: "Whenever a proposed (development) abuts a partially dedicated or constructed public street, the developer shall provide the minimum of one-half of the required improvements and right-of-way." 4 October 3, 1995 ITEM NO 11 (Cont.) FILE NO.: Z -3632-C Kaufman Rd. is a "partially dedicated or constructed public street" which abuts the site; therefore, the dedication of the required right-of-way and the construction of the required sidewalk and street improvements is required by the Ordinance. Sec. 361-502 requires parking to be provided as follows: for hospitals, 1 space for each bed; for business and professional offices uses, one space for each 400 square feet of gross floor area for the first 10,000 square feet of floor area, then for areas between 10,001 and 20,000 square feet, 95% of this requirement, for areas 20,001 to 30,000 square feet, 90% of the basic requirement, for areas 30,001 to 40,000 square feet, 85% of the basic requirement, for areas 40,001 and above, 80% of the basic requirement. In this case, then, the hospital will require spaces for 120 vehicles (it is a 120 -bed facility.), the 51,000 square foot medical office building (68,000 square feet total, less the below -grade parking garage) will require 115 spaces, and the existing 9,500 square foot office building will require 24 spaces. The total required parking spaces is 256; 391 spaces are provided. E. ANALYSIS• The applicant has indicated that the developer will comply with Neighborhoods and Planning and Public works requirements for site plan development, except that waivers from compliance with two of the requirements of the Ordinances are being requested. The applicant has located the main entry drive directly opposite the main entry drive for the Koger Center, as they wished it to be located and as Public works required. A center median, similar to the Koger Center entry median, will be added. Parking for 391 vehicles has been provided, which is more than is required by the Ordinance. The site plan meets the City's Landscaping requirements. There are, then, only the issues regarding the waivers to be addressed. Staff notes that the acreage north of the subject tract is zoned 0-2 and 0-3, and that this area will undoubtedly develop in large tract office developments. The extension of Kaufman Rd. along the northeast boundary line of the subject tract, terminating in a cul-de-sac, is unnecessary; it is not needed for access to this or abutting tracts. Public works notes that a deceleration lane is required between a minor arterial street and a collector street; that the main entry drive is to be built to collector standards; therefore, the deceleration lane is required. 5 'October 3, 1995 ITEM NO • 11 (Cont.) FILE NO.: Z -3632-C F. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan. Staff recommends approval of the requested waiver of the requirement to dedicate right-of-way and construct improvements for Kaufman Rd. The Public Works staff recommends denial of the requested waiver of the requirement to provide a deceleration lane along Shackleford Rd. SUBDIVISION COMMITTEE COMMENT: (AUGUST 31, 1995) Mr. Gene Lewis, with Lewis Realty & Associates, was present. Staff explained that the site plan review would be heard at the October 3, 1995 Rezoning Hearing, along with the rezoning request, in lieu of at the normal Subdivision Hearing of September 19th. Staff outlined the proposed development, but indicated that, because it was so early in the schedule, there was little review information available. Mr. Lewis responded that the architectural firm for the project had met with staff, and would be following up with staff in the weeks ahead. He reported that the architects were aware of the Traffic Engineering concerns, and would be addressing these concerns. David Scherer, with the Public works staff, commented that there is a partially dedicated public street at the northeast corner of the tract, Kaufman Rd., and that this street, since it is a boundary street, would have to be addressed; that either half street standards would have to be observed, or a waiver would have to be granted by the Board of Directors. The Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (OCTOBER 3, 1995) Staff reported that the applicant had complied with all requirements, so that there are no outstanding issues involving the site plan. Staff reported, though, that the applicant would be seeking approval from the Board of Directors of a waiver of additional right-of-way dedication and street improvements to Shackleford Rd., a waiver of right-of-way dedication and street and sidewalk improvements to Kaufman Rd., and, possibly, a waiver of the Public Works requirement for construction of the internal service drive to commercial street standards. Staff recommended approval of the site plan, subject to the applicant either complying with the Public Works requirements, or a waiver of the requirements being approved by the Board of Directors. The item was included on the Consent Agenda for Approval, and the site plan was approved with the vote of 9 ayes, 0 nays, 0 abstentions, and 2 absent. 1.1 0 w CC w F- 0 z 0 U) cn 0 _z z z 4 J CL Gm .. Q �I z w m W Q z ri i' �I If I I ,o v _I TT F( z R LU Z ZLU � . �UW p ! :2z aa��J ¢ Lu m L= m UU�o¢w 0 z 0 J< Lu mcn QQ (,) 2OCC)Q Q ¢�0 _ CL. 3:cf) Lu Gm .. Q �I z w m W Q z ri �I ,o v TT A J 0- _ �T OLLI ui Q LLJ Q g Z < U) z J > D z D F- W N Z 2 m Z� 0= �- m W m -r M< UQ�ow Z< U Q w z 0 N J LJ -j J Q U¢ Q C)� U w¢ t- m 0 CLD Q 0_ (/) Gm .. Q �I z w m W Q z ri October 3, 1995 There being no further business before the Commission, the meeting was adjourned at 12:00 p.m. Date /VOID. z� /lf� 5 Secr v ry Chairman