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HomeMy WebLinkAboutZ-5098 Staff AnalysisNovember 1, 1988 Item No. 15 - Z-5098 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: FGS Properties Ronald E. Tabor Cantrell Road (Highway 10) and Riverside Avenue Rezone from "R-5," 110-3," "C-3" and 111-211 t o 110-2.11 Office development 17.5 acres Residential and non-residential SURROUNDING LAND USE AND ZONING: North - Arkansas River South - Vacant, office and residential, Zoned "0-3" and 111-311 1-3" East - Multifamily, Zoned "0-3" West - Industrial, Zoned "1-3" PLANNING CONSIDERATIONS: 1. The request is to rezone a five block area adjacent to the Arkansas River• from various districts to "0-2" for a major office development. The proposal is to clear the land and construct a single office building with the necessary parking. (The site plan will be presented for review to the Planning Commission at the November 15, 1988 Public Hearing.) The site is located west of the old Riverside Hospital and directly across Cantrell Road from the vacant Missouri Pacific property (the former Wrape Product site). Land use includes single family, multifamily, office, auto repair and industrial. There are also several large unoccupied structures in the immediate area. Zoning is a mix of "R-5," "O-3," "O-1," "C-3," "1-2" and "1-3" with the site under consideration currently zoned "R-5," "0-3," "C-3" and 11I-2." The "1-3" land on the south side of Cantrell is vacant and adjacent to the property on the north is the Arkansas River. November 1, 1988 Item No. 15..--Z-5098 2. The site comprises a total of five city blocks or 17.5 acres. Most of the lots are occupied by residential units, both single family and multifamily. Along Cantrell Road, there are several non-residential buildings and an abandoned gas station site. Based on a windshield survey of the area, it appears that a majority of the residences are still occupied. 3. There are no right-of-way requirements or Master Street Plan issues at this time. 4. Engineering has indicated that the issue of additional right-of-way will be addressed at the time of the site plan review or at a later date. 5. There are no legal issues. 6. Staff has received several calls from concerned residents of the area wanting information about the rezoning. There is no documented history on the site. 7. A quality office development along the Arkansas River, in close proximity to the downtown area, is critical to the future stability of the City's central core. Therefore, Staff supports the requested 110-2" rezoning. The Planning Staff has always viewed the south bank of the Arkansas River, from Riverfront Park to the location in question, as an area of mixed uses with the potential for some desirable comprehensive redevelopment. The proposed rezoning and subsequent development should set the standard for other infill projects along the river bank and also reinforce the idea that the Arkansas River can be an asset to the City. Land use and zoning do not appear to be the most significant issues but rather the development of the site and access which will be addressed through the necessary site plan review for the 110-2" district. The only potential drawback to the project is the loss of affordable housing units and the displacement -of a - number of residents. Hopefully, the owner or owners of the property will make provisions for the transition period to be as smooth as possible for all parties involved. November 1, 1988 n l t em No. _ 15 -._...Z-5098 STAFF RECOMMENDATION: Staff recommends approval of the 110-2" rezoning as requested. PLANNING COMMISSION ACTION: (November 1, 1988) The applicant, Ron Tabor, was present. There were a number of persons in attendance who expressed an interest in the case. (The registration cards indicated 9 objectors to the request and 4 supporters of the rezoning.) Mr. Tabor said he was representing the property owner, FGS Properties, and made a brief presentation. He discussed the request before the Planning Commission and the proposed office development. The Planning Commission then heard from the residents opposed to the 110-2" rezoning. Carol McCorkle said she was representing Jim Taylor and read a statement from Mr. Taylor. The letter described the area in question and Mr. Taylor requested that the issue be deferred. Delbert O. Lewis addressed the Commission and said the proposed rezoning would remove about 20 units of accessible housing and force out disabled persons. Mr. Lewis went on to present some statistics and pointed out that approximately 66 percent of disabled people were unemployed. He also asked the Commission to consider deferring the request. Joe Lynch said the area provided needed housing and the existing problems were created by the landlords. Mr. Lynch told the Commission the neighborhood was safe and it should not be rezoned for office development. Gail Donhom said the City needed affordable housing and an existing neighborhood would be demolished if the rezoning was granted. She said the area was an established artistic community and then read a statement. Phillip McCorkle, a resident on Riverside Avenue for 17 1/2 years spoke against the "0-2" rezoning. Mr. McCorkle said the area provided affordable housing and the need for more office space did not exist. Betsy Fields, representing the "Friends of Riverside" - a grass roots movement, presented a petition with 250 names in November 1, 1988 Item _..._NO.-.__ 15 - __Z-5098T..SCon.t i nue support of the "Friends of Riverside" and then addressed Planning Commission. She said that at least 100 people would be displaced and existing neighborhoods needed to preserved. Ms. Fields then asked for additional time to allow the residents to research the possible historic aspects of the area and other potential issues. She concluded by saying that the homes were worth saving and probably would have been preserved if owned by the residents. the be Barbara Davenport spoke against the request and said the neighborhood was being impacted by the landlord. She said that more office space was not needed and traffic was a problem. Ms. Davenport told the Commission that she had made improvements to her house and she was willing to buy it. Jim Lendall asked that the issue be delayed or that the Commission deny the rezoning request. He said many issues had been overlooked and the impact of destroying a neighborhood needed to be considered. Jack Turner,.Nolan Fleming and Frank B. Whitbeck all spoke in support of the rezoning. Mr. Turner said that the development was critical and necessary for the central core. Mr. Fleming presented Dillard's employment figures and said Dillard needed their own office space. Mr. Whitbeck described the project as an economic necessity. Webb Hubbel, representing FGS Properties, informed the Commission that Mr. Dillard did not own the property. He also said that the owners would try to comply with the Staff's concern to work with the residents and make the transition period as smooth as possible. Ron Tabor spoke again and presented letters in support of the request from Frank Whitbeck and Dickson Flake. He said Dillard was a potential user and the development would be a real plus for the City. Additional comments were offered by several Commissioners. A motion was them made to recommend approval of the "0-2" request as filed. The motion was approved by a vote of 8 ayes, 1 no, 1 absent and 1 abstention (Connie Whitfield). 1 . Meet i.n_g_ Date: November 15, 1988 2. Case No.: Z-5098 3. Ren uest: Rezone from "R-5," 990-3," "C-3" and 111-2" to 4. Location: Cantrell Road (Highway 10 and Riverside mm Avenue) 5. Owner Applicant: FGS Properties/Ronald E. Tabor 6. Existing_ Status: Residential and nonresidential 7. Proposed Use: Office development 8. Staff Recommendation: Approval of "0-2." 9. Planning Commission Recommendation: Approval of the "O-2" rezoning as requested. 10. Recommendation Forwarded With: 8 ayes, 1 no, 1 absent and 1 abstention. 11. Objectors: Nine were present and a petition with 250 names was submitted to the Planning Commission. November 1, 1988 Item No. 15 - Z-5098 --- Owner: FGS Properties Applicant: Ronald E. Tabor Location: Cantrell Road (Highway 10) and Riverside Avenue Request: Rezone from "R-5," 110-3," "C-3" and 11 1-2" to "O-2." Purpose: Office development Size: 17.5 acres Existing Use: Residential and non-residential SURROUNDING LAND USE...__AN_D .ZON I N_G: North - Arkansas River South - Vacant, office and residential, Zoned 110-3" and 111-311 1-3" East - Multifamily, Zoned "0-3" West - Industrial, Zoned "1-3" PLANNING CONSIDERATIONS: 1. The request is to rezone a five block area adjacent to the Arkansas River, from various districts to "0-2" for a major office development. The proposal is to clear the land and construct a single office building with the necessary parking. (The site plan will be presented for review to the Planning Commission at the November 15, 1988 Public Hearing.) The site is located west of the old Riverside Hospital and directly across Cantrell Road from the vacant Missouri Pacific property (the former Wrape Product site). Land use includes single family, multifamily, office, auto repair and industrial. There are also several large unoccupied structures in the immediate area. Zoning is a mix of "R-5," "O-3," "O-1," "C-3," "1-2" and "1-3" with the site under consideration currently zoned "R-5," "O-3," 11C-3" and 111-2." The 111-3" land on the south side of Cantrell is vacant and adjacent to the property on the north is the Arkansas River. November 1, 1988 ItemN o. 15 - Z-5098 ......................... ..___ ... ........ _..... ....... _ .... _......... _............... . 2. The site comprises a total of five city blocks or 17.5 acres. Most of the lots are occupied by residential units, both single family and multifamily. Along Cantrell Road, there are several non-residential buildings and an abandoned gas station site. Based on a windshield survey of the area, it appears that a majority of the residences are still occupied. 3. There are no right-of-way requirements or Master Street Plan issues at this time. 4. Engineering has indicated that the issue of additional right-of-way will be addressed at the time of the site plan review or at a later date. 5. There are no legal issues. 6. Staff has received several calls from concerned residents of the area wanting information about the rezoning. There is no documented history on the site. 7. A quality office development along the Arkansas River, in close proximity to the downtown area, is critical to the future stability of the City's central core. Therefore, Staff supports the requested 110-2" rezoning. The Planning Staff has always viewed the south bank of the Arkansas River, from Riverfront Park to the location in question, as an area of mixed uses with the potential for some desirable comprehensive redevelopment. The proposed rezoning and subsequent development should set the standard for other infill projects along the river bank and also reinforce the idea that the Arkansas River can be an asset to the City. Land use and zoning do not appear to be the most significant issues but rather the development of the site and access which will be addressed through the necessary site plan review for the 110-2" district. The only potential drawback to the project is the loss of affordable housing units and the displacement of a number of residents. Hopefully, the owner or owners of the property will make provisions for the transition period to be as smooth as possible for all parties involved. November 1, 1988 Item No. 15 --598 STAFF RECOMMENDATION: Staff recommends approval of the 110-2" rezoning as requested. PLANNING.COMMI_SSION ACTION: (November 1, 1988) The applicant, Ron Tabor, was present. There were a number of persons in attendance who expressed an interest in the case. (The registration cards indicated 9 objectors to the request and 4 supporters of the rezoning.) Mr. Tabor said he was representing the property owner, FGS Properties, and made a brief presentation. He discussed the request before the Planning Commission and the proposed office development. The Planning Commission then heard from the residents opposed to the 110-2" rezoning. Carol McCorkle said she was representing Jim Taylor and read a statement from Mr. Taylor. The letter described the area in question and Mr. Taylor requested that the issue be deferred. Delbert O. Lewis addressed the Commission and said the proposed rezoning would remove about 20 units of accessible housing and force out disabled persons. Mr. Lewis went on to present some statistics and pointed out that approximately 66 percent of disabled people were unemployed. He also asked the Commission to consider deferring the request. Joe Lynch said the area provided needed housing and the existing problems were created by the landlords. Mr. Lynch told the Commission the neighborhood was safe and it should not be rezoned for office development. Gail Donhom said the City needed affordable housing and an existing neighborhood would be demolished if the rezoning was granted. She said the area was an established artistic community and then read a statement. Phillip McCorkle, a resident on Riverside Avenue for 17 1/2 years spoke against the 110-2" rezoning. Mr. McCorkle said the area provided affordable housing and the need for more office space did not exist. Betsy Fields, representing the "Friends of Riverside" - a grass roots movement, presented a petition with 250 names in November 1, 1988 tem No. 15 -_ Z-5,098 _(Continued) support of the "Friends of Riverside" and then addressed Planning Commission. She said that at least 100 people would be displaced and existing neighborhoods needed to preserved. Ms. Fields then asked for additional time to allow the residents to research the possible historic aspects of the area and other potential issues. She concluded by saying that the homes were worth saving and probably would have been preserved if owned by the residents. the be Barbara Davenport spoke against the request and said the neighborhood was being impacted by the landlord. She said that more office space was not needed and traffic was a problem. Ms. Davenport told the Commission that she had made improvements to her house and she was willing to buy it. Jim Lendall asked that the issue be delayed or that the Commission deny the rezoning request. He said many issues had been overlooked and the impact of destroying a neighborhood needed to be considered. Jack Turner,,Nolan Fleming and Frank B. Whitbeck all spoke in support of the rezoning. Mr. Turner said that the development was critical and necessary for the central core. Mr. Fleming presented Dillard's employment figures and said Dillard needed their own office space. Mr. Whitbeck described the project as an economic necessity. Webb Hubbel, representing FGS Properties, informed the Commission that Mr. Dillard did not own the property. He also said that the owners would try to comply with the Staff's concern to work with the residents and make the transition period as smooth as possible. Ron Tabor spoke again and presented letters in support of the request from Frank Whitbeck and Dickson Flake. He said Dillard was a potential user and the development would be a real plus for the City. Additional comments were offered by several Commissioners. A motion was them made to recommend approval of the "0-2" request as filed. The motion was approved by a vote of 8 ayes, 1 no, 1 absent and 1 abstention (Connie Whitfield). 1. Meetin _Date: November 15, 1988 2. Case No.: Z-5098 �� 11 " H "C-3" and 111-211 t o 3. Request: Rezone from R-5, O-3, 110-2.11 4. Location: Cantrell Road (Highway 10 and Riverside __... Avenue) 5. Owner Applicant: FGS Properties/Ronald E. Tabor 6. Existing Status: Residential and nonresidential 7. Proposed Use: Office development 8. Staff Recommendation: Approval of "0-2." 9. P„l ann in.g_ Commi_ss.i on Recommendation: Approval of the "0-2” rezoning as requested. 10. Recommendation _Forwarded With: 8 ayes, 1 no, 1 absent and 1 abstention. 11. Obiecto.rs: Nine were present and a petition with 250 names was submitted to the Planning Commission.