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HomeMy WebLinkAboutZ-4372 Staff AnalysisDecember 18, 1984 Item No. 23 - Z-4372 Owner: St. Louis - Little Rock Hospitals, Inc. Applicant: Same (Riverview Hospital) Location: Mabelvale West and Otter Creek East Blvd. Request: Rezone from "R-2" Single Family to "0-2" Office and Institutional Purpose: Hospital and Medical Office Complex Size: 32.114 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Interstate, Zoned "R-2" South - Vacant and Industrial, Zoned "I-2" East - Vacant and Church, Zoned "R-2" West - Public and Commercial, Zoned "C-2" PLANNING CONSIDERATIONS: 1. The site in question is a proposed new location for the Riverview Hospital which is currently located on Cantrell Road. The property is in the vicinity of the I -30/I-430 interchange which has been going through major changes over the last few years. Directly to the west, there is a significant commercial development with a motel and related activities. Further to the west across I-30, a major regional mall is proposed with other commercial projects. On the south side of Mabelvale West, the area is developing into a mix of commercial and light industrial uses. Based on the existing development trends and what is anticipated for their future, a hospital is a highly desirable use for the site. In addition to the hospital, a medical office complex is also being proposed for the property which should provide some needed facilities for the area. December 18, 1984 Item No. 23 - Continued 2. The site is primarily vacant and relatively flat with some wooded areas. Along the Mabelvale west frontage, there are some residential structures, and to the north of these residences, there are two large ponds. 3. Mabelvale west is classified as a minor arterial which requires a right-of-way with a minimum of 80 feet. The existing right-of-way is deficient, so additional dedication will be necessary. 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. The property was annexed in 1979 as part of the large I-30 annexation. There is no documented neighborhood position on the site. 7. The proposed Otter Creek Plan identifies the property in question for public and institutional use such as a hospital or school. Staff is of the opinion that the location is very appropriate for the proposed use and supports the request. The area is in need of such a facility and it appears that it will be easily accessible to a majority of the population in the vicinity. Accessibility is an important factor when locating a medical complex. The "0-2" district will require a site plan review. STAFF RECOMMENDATION: Staff recommends approval of the request as filed. PLANNING COMMISSION ACTION: The applicant, Riverview Hospital, was present and represented by Dr. Robert Wright. There were no objectors present. Dr. Wright discussed many issues including the cost incurred by Riverview. Those costs included $150,000 to get the site approved by the State and another $50,000 on a site plan and other designs. Dr. Wright said the hospital would be greatly damaged if they were required to locate another site. Sanford Wilburn, engineer for Otter Creek Development Company, described a 1980 traffic study for the area that did not identify the need for the I-430 extension. He also indicated that there was an alternative to the I-430 proposal. Jim Lawson of the Planning staff addressed the various issues and asked Don McChesney, City Engineering, to December 18, 1984 Item No. 23 - Continued discuss the I-430 extension. Mr. McChesney indicated that the proposal had been under consideration for 1 1/2 years by PATS and that it was a Master Street Plan issue. Mr. Wilburn spoke again and said that the I-430 proposal was after the fact planning and there was no design compromise. He again expressed that there was an alternative. Gary Ault, Riverview Hospital, said that the hospital's planning had been underway for 1 1/2 years and that they could begin construction the first of May. Mr. McChesney indicated that traffic studies for the area were not completed, but they did indicate an existing demand for a south loop. He said southwest Little Rock was cutoff and needed additional transportation systems. Lou Quinn described the plans of the Otter Creek Development Company and said he had no knowledge of the I-430 extension until this past fall. He also discussed the PATS process and said that another feasible option was the extension of Otter Creek East Blvd. Dr. Wright said there was a need for a hospital in the area and urged the Planning Commission to approve the "0-2" request. Gene Solomon, representing the church to the east, voiced his support for the hospital. At this point, there was a lengthy discussion about the various issues. Dr. Wright asked the Commission to vote on the request because a deferral would hurt the hospital. Bob Smith also requested a decision because of the process involved in locating another site. The Planning Commission then voted on the "0-2" request as filed. The vote: 5 ayes, 1 noe, 1 absent and 3 abstentions (Richard Massie, Betty Sipes and Jim Summerlin). The requested rezoning failed because six affirmative votes are needed. A motion was made to forward the request to the Board of Directors without a recommendation. The motion passed by a vote of: 9 ayes, 0 noes and 1 absent. December 18, 1984 Item No. 23 - Z-4372 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: St. Louis - Little Rock Hospitals, Inc. Same (Riverview Hospital) Mabelvale West and Otter Creek East Blvd. Rezone from "R-2" Single Family to "0-2" Office and Institutional Hospital and Medical Office Complex 32.114 acres + Vacant SURROUNDING LAND USE AND ZONING: North - Interstate, Zoned "R-2" South - Vacant and Industrial, Zoned "I-2" East - Vacant and Church, Zoned "R-2" West - Public and Commercial, Zoned "C-2" PLANNING CONSIDERATIONS: I. The site in question is a proposed new location for the Riverview Hospital which is currently located on Cantrell Road. The property is in the vicinity of the I -30/I-430 interchange which has been going through major changes over the last few years. Directly to the west, there is a significant commercial development with a motel and related activities. Further to the west across I-30, a major regional mall is proposed with other commercial projects. On the south side of Mabelvale West, the area is developing into a mix of commercial and light industrial uses. Based on the existing development trends and what is anticipated for their future, a hospital is a highly desirable use for the site. In addition to the hospital, a medical office complex is also being proposed for the property which should provide some needed facilities for the area. December 18, 1984 Item No. 23 - Continued 2. The site is primarily vacant and relatively flat with some wooded areas. Along the Mabelvale west frontage, there are some residential structures, and to the north of these residences, there are two large ponds. 3e Mabelvale west is classified as a minor arterial which requires a right-of-way with a minimum of 80 feet. The existing right-of-way is deficient, so additional dedication will be necessary. 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. The property was annexed in 1979 as part of the large I-30 annexation. There is no documented neighborhood position on the site. 7. The proposed Otter Creek Plan identifies the property in question for public and institutional use such as a hospital or school. Staff is of the opinion that the location is very appropriate for the proposed use and supports the request. The area is in need of such a facility and it appears that it will be easily accessible to a majority of the population in the vicinity. Accessibility is an important factor when locating a medical complex. The "0-2" district will require a site plan review. STAFF RECOMMENDATION: Staff recommends approval of the request as filed. PLANNING COMMISSION ACTION: The applicant, Riverview Hospital, was present and represented by Dr. Robert Wright. There were no objectors present. Dr. Wright discussed many issues including the cost incurred by Riverview. Those costs included $150,000 to get the site approved by the State and another $50,000 on a site plan and other designs. Dr. Wright said the hospital would be greatly damaged if they were required to locate another site. Sanford Wilburn, engineer for Otter Creek Development Company, described a 1980 traffic study for the area that did not identify the need for the I-430 extension. He also indicated that there was an alternative to the I-430 proposal. Jim Lawson of the Planning staff addressed the various issues and asked Don McChesney, City Engineering, to December 18, 1984 Item No. 23 - Continued discuss the I-430 extension. Mr. McChesney indicated that the proposal had been under consideration for 1 1/2 years by PATS and that it was a Master Street Plan issue. Mr. Wilburn spoke again and said that the I-430 proposal was after the fact planning and there was no design compromise. He again expressed that there was an alternative. Gary Ault, Riverview Hospital, said that the hospital's planning had been underway for 1 1/2 years and that they could begin construction the first of May. Mr. McChesney indicated that traffic studies for the area were not completed, but they did indicate an existing demand for a south loop. He said southwest Little Rock was cutoff and needed additional transportation systems. Lou Quinn described the plans of the Otter Creek Development Company and said he had no knowledge of the I-430 extension until this past fall. He also discussed the PATS process and said that another feasible option was the extension of Otter Creek East Blvd. Dr. Wright said there was a need for a hospital in the area and urged the Planning Commission to approve the "0-2" request. Gene Solomon, representing the church to the east, voiced his support for the hospital. At this point, there was a lengthy discussion about the various issues. Dr. Wright asked the Commission to vote on the request because a deferral would hurt the hospital. Bob Smith also requested a decision because of the process involved in locating another site. The Planning Commission then voted on the "0-2" request as filed. The vote: 5 ayes, 1 noe, 1 absent and 3 abstentions (Richard Massie, Betty Sipes and Jim Summerlin). The requested rezoning failed because six affirmative votes are needed. A motion was made to forward the request to the Board of Directors without a recommendation. The motion passed by a vote of: 9 ayes, 0 noes and 1 absent.