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HomeMy WebLinkAboutZ-6024-A Staff AnalysisOctober 3, 1995 ITEM NO.: 10 Z -6024-A 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 STAFF UPDATE: The item was presented to the Planning Commission on October 3, 1995, as a request to rezone the property from R-2 to 0- 3, file Z-6024. At the commission meeting, though, the applicant amended the request for rezoning from R-2 to PRD. The 0-3 zoning file, Z-6024, was closed out and the PRD request file, Z -6024-A, was opened. This files is carried forward to the Board of Directors. 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 HOD. 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. October 3, 1995 ITEM NO.: 10 Z-6024-A(Cont.) 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. 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. 2 October 3, 1995 ITEM NO.: 10 5-6024-A Cont. 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 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 FILE NO.: Z -6024-A 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 STAFF UPDATE: The item was presented to the Planning Commission on October 3, 1995, as a request to rezone the property from R-2 to 0- 3, file Z-6024. At the Commission meeting, though, the applicant amended the request for rezoning from R-2 to PRD. The 0-3 zoning file, Z-6024, was closed out and the PRD request file, Z -6024-A, was opened. This files is carried forward to the Board of Directors. 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. FILE NO.: Z -6024-A Cont. 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. 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. 2 FILE Z-6024-A- nt 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 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