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HomeMy WebLinkAboutZ-3869-A Staff AnalysisDecember 3, 1991 .. 3 Z -3869-A Owner: Applicant: Location: Request: Purpose: Size: Existing Use: First National Bank of E1 Dorado Drew Basham Hardin Road Rezone from 0-2 to 0-3 Office Development 5.0 acres Vacant SURROUNDING LAND USE AND ZONING North - Vacant, zoned OS South - Vacant, zoned 0-3 East - Vacant and Motel, West - Vacant, zoned OS STAFF ANALYSIS and C-3 zoned 0-3 and PCD The request before the Planning Commission is to rezone approximately five acres in West Little Rock from 0-2 to 0-3. The site is located at the end of Hardin Road which runs north off the Financial Center Parkway and is between Shackleford and Autumn Roads. The proposal is to subdivide this acreage and an existing 0-3 tract to east, a total of 7.94 acres, into 10 (ten) lots. (The plat issue is Item No. 2 on this agenda.) The existing 50 foot OS strip along the west and north sides is not part of the application and the OS classification will remain. Currently, the land is vacant, wooded and decreases in elevation from west to east. In the 0-2 and 0-3 districts, the permitted uses are very similar. The primary differences between the two classifications are in the height and area provisions. 0-2 allows a maximum height of 120 feet and a minimum site area of 2 acres; 0-3 requires a minimum lot size of 14,000 square feet and permits 60 feet as a maximum height. To achieve the maximum height in both 0-2 and 0-3, the setbacks must also be increased at a ratio of one foot for each additional foot of height. Each district has a base height of 45 feet at the required setbacks. And finally, 0-2 requires site plan review prior to a building permit being issued. Zoning in the general vicinity is R-2, 0-2, 0-3, C-3, OS and PCD. Land use follows the existing zoning and includes single family, a church, offices, a hospital and two motels. The single family 1 December 3, 1991 ITEM NO.: 3 Z -3869-A Cont.) residences are primarily located in the Birchwood neighborhood, a well established subdivision to the north and west of the property under consideration. An 0-2 to 0-3 rezoning of the five acres appears to be a logical option for the site. 0-3, with small lots, tends to be more compatible with a single family development and usually has a minimal impact, if any, on the neighborhood. Height and building mass are more consistent with the development pattern found in single family area and can be less obtrusive. An office rezoning conforms to the I-430 District Plan, which shows the property for office use. Therefore, 0-3 is appropriate and maintains the plans direction. Any reclassification of the property needs to recognize and protect the integrity of the single family neighborhood. To ensure this, staff recommends that site plan review be made a condition of the 0-3 rezoning. ENGINEERING COMMENTS There is none to be reported. STAFF RECOMMENDATION Staff recommends approval of the 0-3 rezoning and that site plan review be required prior to the issuance of any permit. PLANNING COMMISSION ACTION: (DECEMBER 3, 1991) (Items No. 2 and 3 were discussed together.) The applicant, Robert Brown, was present. There were five interested residents in attendance. Mr. Brown first addressed the platting issue (Item No. 2) and then he discussed the 0-3 rezoning. Mr. Brown described the proposed plat, 10 lots for office use, and said that the development would be attractive to single or dual office space users. Mr. Brown told the Commission that 0-3 was being requested to allow smaller lots and the type of development associated with 0-3 was more compatible with a single family neighborhood. He also said that the existing 50 foot "OS" strip would remain and an appropriate landscape treatment would be done along the perimeter of the existing 0-3 to the east. Ken Davis, a resident on Springwood, spoke and said the neighbor- hood was concerned about additional protections that 0-2 provided through site plan review. Mr. Davis said the request to rezone 2 December 3, 1991 ITEM NO.: 3 Z -3869-A Cvnt. the property to 0-3 was not an unreasonable proposal, however, the residents would like to have site plan review made a part of the 0-3 approval. Robert Brown spoke again and expressed some concerns with the site plan review requirement. Mr. Brown asked what would be gained from site plan review on each lot and said it would not be beneficial. There was additional discussion about the site plan review issue. Bob Brown, Plans Specialist for the City, offered some comments about landscaping and buffering. Ruth Bell, representing the League of Women Voters, discussed problems with Open Space areas being disturbed over the years. Ms. Bell said that site plan review should be required on the front end and before any site preparation occurred on the property. Jerry Gardner, City Engineering, discussed the Excavation Ordinance and other issues. Robert Brown offered some final thoughts and agreed to submitting drainage and grading plans to the Planning staff as part of the standard building permit process. Staff then addressed the site plan review issue and said they were satisfied with Mr. Brown's proposal. Jim Lawson, Director, said that any problems with the site plan would go to the Planning Commission for review and the neighbors would receive written notification of the plan submittal. A motion was made to recommend approval of the 0-3 rezoning subject to staff level review of the grading and construction plans, notification of property owners attending the December 3, 1991 Planning Commission hearing (those individuals that filled out registration cards), and plans will be reviewed by the Planning Commission if no agreement is reached between the staff and the developer. A motion passed by a vote of 10 ayes, 0 nays, 0 absent and 1 abstention (Ramsay Ball). 3 ZONING DESCRIPTION All of Lots 5 and 12 West Highland Subdivision, Little Rock, Pulaski County, Arkansas. Less and Except; The North 50 feet and the West 50 feet of said Lot 5; and the West 50 feet of said Lot 12. HARDZ