HomeMy WebLinkAboutZ-5239-E Staff AnalysisAugust 21, 1997
ITEM NO.: A FILE NO.: Z -5239-E
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
R. J. Yelenich
R. J. Yelenich
500 East Roosevelt
Rezone from R-4 to C-3
Future development
1.20 acres
Asphalt parking lot
SURROUNDING LAND USE AND ZONING
North - Our House homeless shelter and training school;
zoned R-4 with conditional use permit
South - Service station, zoned C-4 and Vacant lots,
zoned C-3
East - Service station, zoned I-2
West - Old V.A. Hospital building, zoned PCD
PUBLIC WORKS COMMENTS
1. Roosevelt Road is a principal arterial on the Master
Street Plan. This reduced standards principal arterial
requires dedication of right-of-way to 35 feet from
centerline.
2. With Construction:
a. This four lane principal arterial needs the street
widened to 24 feet from centerline.
b. Grading permit will be required on this new
development, if it disturbs more than one acre.
c. Stormwater detention ordinance applies to this
property.
d. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSP".
e. Driveways shall conform to Sec. 31-210 or Ordinance
16,577.
f. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
g. Prepare letter for street lights as required by Sec.
31-403.
h. Plans of all work in right-of-way shall be submitted
for approval prior to start of work.
3. Roosevelt Road has a 1995 average daily traffic count of
15,000.
August 21, 1997
ITEM NO.: A (Cont.) FILE NO.: Z -5239-E
PUBLIC TRANSPORTATION ELEMENT
This site is not located on a Central Arkansas Transit Bus
Route. A bus route does extend down Main Street, 4 blocks
to the west.
LAND USE ELEMENT
Located in the Central City District the site is shown on
the land use plan as Mixed Office Commercial (MOC). It is
located on Roosevelt Road at the old V.A. Hospital Complex.
In the past 10 years there has been one land use plan
amendment in this immediate vicinity. South of Roosevelt
Road to 27th Street between Cumberland and I-30 the plan was
amended from Single Family (SF) to Mixed (MX) in 1996.
Staff recommends maintaining MOC for the area. MOC requires
a PZD for development which would aid in the redevelopment
of the V.A. complex.
STAFF ANALYSIS
The request before the Commission is to rezone this 1.20
acre tract from R-4 Two -Family District to C-3 General
Commercial District. The tract is one of those created when
the Veteran's Administration subdivided and sold in pieces
the site of the old V.A. Hospital. This tract fronts
directly onto Roosevelt Road and was used as a parking lot.
The property is nearly completely covered with asphalt
paving, although it is beginning to deteriorate. The
applicant has no specific plans for the site once it is
rezoned to C-3.
Staff does not believe C-3 is an appropriate zoning for this
site. The Central City District Land Use Plan recommends
Mixed Office Commercial for properties along Roosevelt Road,
from Cumberland eastward to I-30. The Mixed Office
Commercial Category is defined as:
"This category provides for a mixture of office
and commercial uses to occur. A Planned Zoning
District is required if the use is mixed office
and commercial."
In the past it has been interpreted that a rezoning request
for the less intensive of the two categories in a Mixed
District, for example Office in a Mixed Office Commercial
category, would be appropriate. A request for the more
intensive, Commercial in MOC, would not be appropriate. The
current definition still seems to allow interpretation.
E
August 21, 1997
ITEM NO.: A Cant. FILE NO.; _Z -5239-E
Beyond the land use issue, staff questions whether C-3 for
an unspecified commercial development is appropriate for
this site. Recent Planning Commission actions related to
the old V.A. Hospital site are reinforcing its continued use
as Institutional. The Our House homeless shelter program
has been approved for expansion. The PCD covering the main
hospital building itself has recently been amended to allow
its use by the Institute for Basic Life Principles, a
residential training program. There are many uses in the
C-3 District which will conflict with and potentially
negatively impact the other uses approved for the rest of
the old hospital site.
Staff believes this site is appropriate for some type of
nonresidential use. That thinking is reinforced by the
Central City District Land Use Plan. It is appropriate and
reasonable to require the level of review afforded by the
PZD process for any commercial use for this site.
STAFF RECOMMENDATION
Staff recommends denial of the requested C-3 zoning. The
request conflicts with the adopted Land Use Plan and is
incompatible with other uses and development in the immediate
vicinity.
PLANNING COMMISSION ACTION:
(JULY 10, 1997)
The applicant, Marc Yelenich, was present. There were no
objectors present. One letter of opposition had been
received and forwarded to the commissioners. Staff advised
the Commission that the applicant was requesting a deferral.
The property might be purchased by the party that owns the
main part of the old VA Hospital site which would eliminate
the need for this rezoning request. The applicant confirmed
that he was requesting the deferral.
A motion was made to defer the
commission meeting. The motion
10 ayes, 0 noes and 1 absent.
PLANNING COMMISSION ACTION:
item to the August 21, 1997
was approved by a vote of
(AUGUST 21, 1997)
The applicant was not present. There were no objectors
present. Staff presented the item and a recommendation of
denial of the C-3 rezoning re<xuest. Dana Carney, of the
Planning Staff, stated that the applicant had recently told
him that the property might still be purchased by the party
August 21, 1997
ITEM NO.: A(Cont.)FILE NO.: Z -5239-E
that owns the main part of the old VA Hospital site. Mr.
Carney stated that he had not spoken to the applicant in the
past 2-3 days and did not know the status of the possible
sale.
A motion was made to approve the rezoning request. The
motion was denied by a vote of 0 ayes, 10 noes and 1 absent.
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