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HomeMy WebLinkAboutZ-8829 Staff AnalysisFILE NO.: Z-8829 Owner: Applicant: Location: Area: Request: Purpose: Existing Use: Heights Real Estate Company and 65t" Street Center, Inc. Lewis Bunch and Jeff Yates 8220 — 8300 Cantrell Road 3.62 Acres Rezone from R-2 to C-3 Expansion of the adjacent Cantrell Heights Shopping Center Single family residential URROUNDING LAND USE AND ZONING North — Undeveloped property (same ownership) and single family residences; zoned R-2 South — Office development and Reservoir Park; zoned POD and PR East —Mixed commercial, office and residential development; zoned C-3, MF-18, 0-2 and PRD West — Single family residences; zoned R-2 A. PUBLIC WORKS COMMENTS: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. B. PUBLIC TRANSPORTATION ELEMENT: The site is located on CATA bus route #25 (Highway 10 Express Route). ILE NO.: Z-8829 C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and the Robinwood Property Owners Association were notified of the public hearing. Staff could find no contact information for the Andover Square Neighborhood Association. D. LAND USE ELEMENT: This request is located in the West Little Rock Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density is for single-family homes at densities no greater than six dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single -Family Residential) to C-3 (General Commercial District) to allow for the development of retail uses on this site. There is a related item on the agenda to change the Land Use Plan to Commercial. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity- E. STAFF ANALYSIS: Heights Real Estate Company and 65th Street Center, Inc., owners of the 3.62 acre property located at 8220 — 8300 Cantrell Road, are requesting to rezone the property from "R-2" Single Family District to "C-3" General Commercial District. The property is located on the north side of Cantrell Road, west of Andover Court. The rezoning is proposed in order to allow expansion of the existing Cantrell Heights Shopping Center to the east. The overall ownership is comprised of 5.653 acres, but the applicant is requesting rezoning of just the south 3.62 acres. The overall property has approximately 470 feet of frontage along Cantrell Road. The property is currently comprised of three (3) single family residences within the west 360 feet of the property. The east 100 feet of the property is undeveloped. The areas to the north and west are zoned R-2 and contain single family residences. An office development and the entry to Reservoir Park are located across Cantrell Road to the south. The reservoir is located to the southwest. A FILE NO.: Z-8829 (Cont.) mixture of residential (multi -family), office and commercial uses and zoning is located to the east and southeast. The City's Future Land Use Plan designates this property as Residential Low Density. A proposed Land Use Plan Amendment to Commercial is a separate item on this agenda. Staff does not support the requested C-3 rezoning. Staff feels that commercial zoning is not appropriate for the subject property. A west boundary line for the commercial zoning and development was established a number of years ago. The POD development across Cantrell Road to the south was an in- fill/transitional development between the commercial zoning and the reservoir. The current C-3 proposal would eliminate three (3) existing single family homes along the north side of Cantrell Road, extending the current commercial zoning strip. Staff believes that eliminating any of the single family homes along the north side of Cantrell Road, west of the existing commercial zoning line would be detrimental and have an adverse impact on the adjacent single family properties and the general area. F. STAFF RECOMMENDATION: Staff recommends denial of the requested C-3 rezoning. PLANNING COMMISSION ACTION: (JANUARY 10, 2013) Staff informed the Commission that on January 3, 2013, the applicant requested deferral of this application to the February 21, 2013 agenda to allow additional time to meet with the surrounding property owners. Staff supported the deferral request. The item was placed on the consent agenda and deferred to the February 21, 2013 agenda with a vote of 9 ayes, 0 nays, 1 absent and 1 open position. PLANNING COMMISSION ACTION: (FEBRUARY 21, 2013) Staff informed the Commission that on February 14, 2013, the applicant requested deferral of this application to the April 4, 2013 agenda. Staff supported the deferral request. The item was placed on the consent agenda and deferred to the April 4, 2013 agenda with a vote of 9 ayes, 0 nays, 1 absent and 1 open position. STAFF UPDATE: The applicant has made revisions to the proposed Land Use Plan Amendment and Rezoning requests. The revisions, along with revised sketches and staff recommendations will be presented at the April 4, 2013 public hearing. 9 FILE NO.: Z-8829 (Cont. PLANNING COMMISSION ACTION: (APRIL 4, 2013) Jeff Yates, Lewis Bunch and Ernie Peters were present, representing the application. There were a number of persons present in opposition. Staff presented the revised application to the Commission with a recommendation of denial. Staff explained that the application had been revised as follows: • The area of proposed C-3 zoning had been reduced from 3.62 acres to 2.53 acres. The balance of the 3.62 acres was proposed to be zoned "OS" Open Space. Staff noted that the applicant had placed the following conditions on the property: On -site: • Agree to deed -restrict, prohibiting development, all the land not zoned commercial. • Double the number of plantings over required in the west -side landscape buffer. ■ Direct site lighting downward and inward unless otherwise required by City. • Paint or use building materials colored to blend with the foliage and vegetation. Off -site: • Extend the bi-directional turn lane of Highway Ten to serve the site and Reservoir Park. Limit western -most entry -drive to right -in and right -out only. • Demolish liquor store to accommodate changes to drives and traffic -signal access. 9 Reconfigure the north leg of the intersection of Highway Ten and Andover Court. Jeff Yates addressed the Commission in support of the application. He explained the rezoning request as revised. He noted that he had met with the neighboring property owners and explained that the revisions were made to address the concerns of the neighbors. He explained that the project was an in -fill development and referred to past zoning developments in Little Rock. Scott Christie, of the Ridge POA, addressed the Commission in opposition. He made a power -point presentation to the Commission. He expressed concerns related to unwanted commercial encroachment, crime, property values, drainage and traffic. He explained that some of the C-3 permitted.uses were objectionable. Jennifer Kidd, of the Robinwood POA, also spoke in opposition. She concurred with the concerns raised by Mr. Christie. She noted that the POA unanimously opposed the rezoning request and presented a petition to the Commission. She explained that there 4 FILE NO.: Z-8829 (Conti was more than 35,000 square feet of available commercial space in the general area along Cantrell Road. Don Hamilton also addressed the Commission in opposition. He explained that the proposal represented a "strip zoning" situation. He explained that a previous zoning attempt for a portion of the subject property was denied by the Commission and City Board in 1976. He expressed concerns with traffic and noise pollution. Allan Snook also spoke in opposition. He noted that the proposed C-3 zoning is unwanted and unneeded. He explained that three (3) neighborhood's opposed the rezoning. He noted traffic as a main concern. Ruth Bell also spoke in opposition. She expressed concerns with the proposed extension of the C-3 commercial strip. Mr. Yates presented photos and crime reports to the Commission. He explained that times had changed with respect to commercial development. He noted that the number of driveways on the property will be reduced from their present number. He further explained the OS portion of the request. He explained that the proposed rezoning would not have an adverse impact on the surrounding properties. He discussed the proposed conditions to be placed on the property. Lewis Bunch addressed the Commission in support of the application. He explained that he had upgraded other commercial properties in Little Rock. He explained past improvements to the existing Cantrell Heights commercial development. Ernie Peters also spoke in support. He reviewed the traffic study for the proposed development. He explained that the proposed development would not generate a large amount of additional traffic. Commissioner Bubbas questioned the future plan for the three (3) houses located within the subject property. This issue was briefly discussed. Reducing the size of the proposed C-3 area was briefly discussed. Commissioner Pierce asked about the proposed use of the property. Mr. Yates explained that the expansion of the existing shopping center would be for C-3 permitted uses. Issues of drainage and cost of the commercial project were briefly discussed. Commissioner Finney asked to have the staff recommendation read. Commissioner Nunnley asked staff to expand on the recommendation. Tony Bozynski, Director of Planning and Development explained staff's opposition to removing well -established single family residences to extend commercial zoning strips. 6i FILE NO.: Z-8829 Commissioner Ferstl asked why the applicant did not eliminate certain C-3 permitted uses from the application. Mr. Yates explained that he had no idea that certain C-3 uses would be objectionable. This issue was briefly discussed. There was a motion to approve the application as revised by the applicant, including conditions proposed by the applicant. The motion passed by a vote of 6 ayes, 3 nays, 1 abstention (Fountain) and 1 open position. The revised application was approved. April 4, 2013 ITEM NO.: A.1 FILE NO.: Z-8829 Owner: Heights Real Estate Company and 65th Street Center, Inc. Applicant: Lewis Bunch and Jeff Yates Location: 8220 — 8300 Cantrell Road Area: 3.62 Acres Request: Rezone from R-2 to C-3 Purpose: Expansion of the adjacent Cantrell Heights Shopping Center Existing Use: Single family residential SURROUNDING LAND USE AND ZONING North — Undeveloped property (same ownership) and single family residences; zoned R-2 South — Office development and Reservoir Park; zoned POD and PR East — Mixed commercial, office and residential development; zoned C-3, MF-18, 0-2 and PRD West — Single family residences; zoned R-2 A. PUBLIC WORKS COMMEN 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. B. PUBLIC TRANSPORTATION ELEMENT: The site is located on CATA bus route #25 (Highway 10 Express Route). April 4, 2013 ITEM NO.: A.1 Cont. FILE NO.: Z-8829 C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site and the Robinwood Property Owners Association were notified of the public hearing. Staff could find no contact information for the Andover Square Neighborhood Association. D. LAND USE ELEMENT: This request is located in the West Little Rock Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density is for single-family homes at densities no greater than six dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single -Family Residential) to C-3 (General Commercial District) to allow for the development of retail uses on this site. There is a related item on the agenda to change the Land Use Plan to Commercial. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. E. STAFF ANALYSIS: Heights Real Estate Company and 65th Street Center, Inc., owners of the 3.62 acre property located at 8220 — 8300 Cantrell Road, are requesting to rezone the property from "R-2" Single Family District to "C-3" General Commercial District. The property is located on the north side of Cantrell Road, west of Andover Court. The rezoning is proposed in order to allow expansion of the existing Cantrell Heights Shopping Center to the east. The overall ownership is comprised of 5.653 acres, but the applicant is requesting rezoning of just the south 3.62 acres. The overall property has approximately 470 feet of frontage along Cantrell Road. The property is currently comprised of three (3) single family residences within the west 360 feet of the property. The east 100 feet of the property is undeveloped. The areas to the north and west are zoned R-2 and contain single family 2 April 4, 2013 ITEM NCB.: A.1 (Contl FILE NO.: Z-8829 residences. An office development and the entry to Reservoir Park are located across Cantrell Road to the south. The reservoir is located to the southwest. A mixture of residential (multi -family), office and commercial uses and zoning is located to the east and southeast. The City's Future Land Use Plan designates this property as Residential Low Density. A proposed Land Use Plan Amendment to Commercial is a separate item on this agenda. Staff does not support the requested C-3 rezoning. Staff feels that commercial zoning is not appropriate for the subject property. A west boundary line for the commercial zoning and development was established a number of years ago. The POD development across Cantrell Road to the south was an in- fill/transitional development between the commercial zoning and the reservoir. The current C-3 proposal would eliminate three (3) existing single family homes along the north side of Cantrell Road, extending the current commercial zoning strip. Staff believes that eliminating any of the single family homes along the north side of Cantrell Road, west of the existing commercial zoning line would be detrimental and have an adverse impact on the adjacent single family properties and the general area. F. STAFF RECOMMENDATION: Staff recommends denial of the requested C-3 rezoning. PLANNING COMMISSION ACTION: (JANUARY 10, 2013) Staff informed the Commission that on January 3, 2013, the applicant requested deferral of this application to the February 21, 2013 agenda to allow additional time to meet with the surrounding property owners. Staff supported the deferral request. The item was placed on the consent agenda and deferred to the February 21, 2013 agenda with a vote of 9 ayes, 0 nays, 1 absent and 1 open position. PLANNING COMMISSION ACTION: (FEBRUARY 21, 2013) Staff informed the Commission that on February 14, 2013, the applicant requested deferral of this application to the April 4, 2013 agenda. Staff supported the deferral request. The item was placed on the consent agenda and deferred to the April 4, 2013 agenda with a vote of 9 ayes, 0 nays, 1 absent and 1 open position. 3 April 4, 2013 ITEM NO.: A.1 (Cont.) FILE NO.: Z-8829 STAFF UPDATE: The applicant has made revisions to the proposed Land Use Plan Amendment and Rezoning requests. The revisions, along with revised sketches and staff recommendations will be presented at the April 4, 2013 public hearing. PLANNING COMMISSION ACTION: (APRIL 4, 2013) Jeff Yates, Lewis Bunch and Ernie Peters were present, representing the application. There were a number of persons present in opposition. Staff presented the revised application to the Commission with a recommendation of denial. Staff explained that the application had been revised as follows: ■ The area of proposed C-3 zoning had been reduced from 3.62 acres to 2.53 acres. ■ The balance of the 3.62 acres was proposed to be zoned "OS" Open Space. Staff noted that the applicant had placed the following conditions on the property: On -site: • Agree to deed -restrict, prohibiting development, all the land not zoned commercial. • Double the number of plantings over required in the west -side landscape buffer. • Direct site lighting downward and inward unless otherwise required by City. • Paint or use building materials colored to blend with the foliage and vegetation. Off -site: • Extend the bi-directional turn lane of Highway Ten to serve the site and Reservoir Park. • Limit western -most entry -drive to right -in and right -out only. • Demolish liquor store to accommodate changes to drives and traffic -signal access. • Reconfigure the north leg of the intersection of Highway Ten and Andover Court. Jeff Yates addressed the Commission in support of the application. He explained the rezoning request as revised. He noted that he had met with the neighboring property owners and explained that the revisions were made to address the concerns of the neighbors. He explained that the project was an in -fill development and referred to past zoning developments in Little Rock. 12 April 4, 2013 ITEM NO.: A.1 (Cont.) _FILE NO.: Z-8829 Scott Christie, of the Ridge POA, addressed the Commission in opposition. He made a power -point presentation to the Commission. He expressed concerns related to unvva nted commercial encroachment, crime, property values, drainage and traffic. He explained that some of the C-3 permitted uses were objectionable. Jennifer Kidd, of the Robinwood POA, also spoke in opposition. She concurred with the concerns raised by Mr. Christie. She noted that the POA unanimously opposed the rezoning request and presented a petition to the Commission. She explained that there was more than 35,000 square feet of available commercial space in the general area along Cantrell Road. Don Hamilton also addressed the Commission in opposition. He explained that the proposal represented a "strip zoning" situation. He explained that a previous zoning attempt for a portion of the subject property was denied by the Commission and City Board in 1976. He expressed concerns with traffic and noise pollution. Allan Snook also spoke in opposition. He noted that the proposed C-3 zoning is unwanted and unneeded. He explained that three (3) neighborhood's opposed the rezoning. He noted traffic as a main concern. Ruth Bell also spoke in opposition. She expressed concerns with the proposed extension of the C-3 commercial strip. Mr. Yates presented photos and crime reports to the Commission. He explained that times had changed with respect to commercial development. He noted that the number of driveways on the property will be reduced from their present number. He further explained the OS portion of the request. He explained that the proposed rezoning would not have an adverse impact on the surrounding properties. He discussed the proposed conditions to be placed on the property. Lewis Bunch addressed the Commission in support of the application. He explained that he had upgraded other commercial properties in Little Rock. He explained past improvements to the existing Cantrell Heights commercial development. Ernie Peters also spoke in support. He reviewed the traffic study for the proposed development. He explained that the proposed development would not generate a large amount of additional traffic. Commissioner Bubbas questioned the future plan for the three (3) houses located within the subject property. This issue was briefly discussed. Reducing the size of the proposed C-3 area was briefly discussed. April 4, 2013 ITEM NO.: A.1 (Cont.) FILE NO.: Z-8829 Commissioner Pierce asked about the proposed use of the property. Mr. Yates explained that the expansion of the existing shopping center would be for C-3 permitted uses. Issues of drainage and cost of the commercial project were briefly discussed. Commissioner Finney asked to have the staff recommendation read. Commissioner Nunnley asked staff to expand on the recommendation. Tony Bozynski, Director of Planning and Development explained staffs opposition to removing well -established single family residences to extend commercial zoning strips. Commissioner Ferstl asked why the applicant did not eliminate certain C-3 permitted uses from the application. Mr. Yates explained that he had no idea that certain C-3 uses would be objectionable. This issue was briefly discussed. There was a motion to approve the application as revised by the applicant, including conditions proposed by the applicant. The motion passed by a vote of 6 ayes, 3 nays, 1 abstention (Fountain) and 1 open position. The revised application was approved. A April 4, 2013 ITEM NO.: A.1 FILE I Owner: Heights Real Estate Company and 65th Street Center, Inc. Applicant: Lewis Bunch and Jeff Yates Location: 8220 — 8300 Cantrell Road Area: 3.62 Acres Request: Rezone from R-2 to C-3 Purpose: Expansion of the adjacent Cantrell Heights Shopping Center Existing Use: Single family residential SURROUNDING LAND USE AND ZONING North — Undeveloped property (same ownership) and single family residences; zoned R-2 South — Office development and Reservoir Park; zoned POD and PR East — Mixed commercial, office and residential development; zoned C-3, MF-18, 0-2 and PRD West — Single family residences; zoned R-2 A. PUBLIC WORKS COMMENTS: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. B. PUBLIC TRANSPORTATION ELEMENT: The site is located on CATA bus route #25 (Highway 10 Express Route). April 4, 2013 ITEM NO.: A.1 C. PUBLIC NOTIFICATION: FILE NO.: Z-8829 All owners of property located within 200 feet of the site and the Robinwood Property Owners Association were notified of the public hearing. Staff could find no contact information for the Andover Square Neighborhood Association. D. LAND USE ELEMENT: This request is located in the West Little Rock Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density is for single-family homes at densities no greater than six dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single -Family Residential) to C-3 (General Commercial District) to allow for the development of retail uses on this site. There is a related item on the agenda to change the Land Use Plan to Commercial. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. E. STAFF ANALYSIS: Heights Real Estate Company and 65th Street Center, Inc., owners of the 3.62 acre property located at 8220 — 8300 Cantrell Road, are requesting to rezone the property from "R-2" Single Family District to "C-3" General Commercial District. The property is located on the north side of Cantrell Road, west of Andover Court. The rezoning is proposed in order to allow expansion of the existing Cantrell Heights Shopping Center to the east. The overall ownership is comprised of 5.653 acres, but the applicant is requesting rezoning of just the south 3.62 acres. The overall property has approximately 470 feet of frontage along Cantrell Road. The property is currently comprised of three (3) single family residences within the west 360 feet of the property., The east 100 feet of the property is undeveloped. The areas to the north and west are zoned R-2 and contain single family 2 April 4, 2013 EW residences. An office development and the entry to Reservoir Park are located across Cantrell Road to the south. The reservoir is located to the southwest. A mixture of residential (multi -family), office and commercial uses and zoning is located to the east and southeast. The City's Future Land Use Plan designates this property as Residential Low Density. A proposed Land Use Plan Amendment to Commercial is a separate item on this agenda. Staff does not support the requested C-3 rezoning. Staff feels that commercial zoning is not appropriate for the subject property. A west boundary line for the commercial zoning and development was established a number of years ago. The POD development across Cantrell Road to the south was an in- fill/transitional development between the commercial zoning and the reservoir. The current C-3 proposal would eliminate three (3) existing single family homes along the north side of Cantrell Road, extending the current commercial zoning strip. Staff believes that eliminating any of the single family homes along the north side of Cantrell Road, west of the existing commercial zoning line would be detrimental and have an adverse impact on the adjacent single family properties and the general area. F. STAFF RECOMMENDATION: Staff recommends denial of the requested C-3 rezoning. PLANNING COMMISSION ACTION: (JANUARY 10, 2013) Staff informed the Commission that on January 3, 2013, the applicant requested meet with the surrounding property owners. Staff supported the deferral requdeferral of this application to the February 21, 2013 agenda to allow additional time to item was placed on the consent agenda and deferred to the February 21, 201est. The with a vote of 9 ayes, 0 nays, 1 absent and 1 open position. agenda PLANNING COMMISSION ACTION: (FEBRUARY 21, 2013) Staff informed the Commission that on February 14, 2013, the applicant requested deferral of this application to the April 4, 2013 agenda Staff supported the deferral request. The item was placed on the consent agenda and deferred to the April 4, 2013 agenda with a vote of 9 ayes, 0 nays, 1 absent and 1 open position. 3 April 4, 2013 TE STAFF UPDATE: The applicant has made revisions to the proposed Land Use Plan Amendment and Rezoning requests. The revisions, along with revised sketches and staff recommendations will be presented at the April 4, 2013 public hearing. PLANNING COMMISSION ACTION: (APRIL 4, 2013) Jeff Yates, Lewis Bunch and Ernie Peters were present, representing the application. There were a number of persons present in opposition. Staff presented the revised application to the Commission with a recommendation of denial. Staff explained that the application had been revised as follows: • The area of proposed C-3 zoning had been reduced from 3.62 acres to 2.53 acres. • The balance of the 3.62 acres was proposed to be zoned "OS" Open Space. Staff noted that the applicant had placed the following conditions on the property: On -site: ■ Agree to deed -restrict nrnhikiCM1 develo ment all the land not zoned commercial. • Double the number of plantings over required in the west -side landscape buffer. ■ Direct site lighting downward and inward unless otherwise required by City. • Paint or use building materials colored to blend with the foliage and vegetation. Off -site: • Extend the bi-directional turn lane of Highway Ten to serve the site and Reservoir Park. • Limit western -most entry -drive to right -in and right -out only. • Demolish liquor store to accommodate changes to drives and traffic -signal access. • Reconfigure the north leg of the intersection of Highway Ten and Andover Court. Jeff Yates addressed the Commission in sup port of the application. He ed rezoning request as revised. He noted that he had met with the neighboring lap ropehe owners and explained that the revisions were made to address the concerns of the neighbors. He explained that the project was an in -fill development and referred to past zoning developments in Little Rock. 12 April 4, 2013 ITEM NO.: A.1 FILE NO.: Z-8829 Scott Christie, of the Ridge POA, addressed the Commission in opposition. He made a power -point presentation to the Commission. He expressed concerns related to unwanted commercial ellcroachiment, crime, property values, drainage and traffic. He explained that some of the C-3 permitted uses were objectionable. Jennifer Kidd, of the Robinwood POA, also spoke in opposition. She concurred with the concerns raised by Mr. Christie. She noted that the POA unanimously opposed the rezoning request and presented a petition to the Commission. She explained that there was more than 35,000 square feet of available commercial space in the general area along Cantrell Road. Don Hamilton also addressed the Commission in opposition. He explained that the proposal represented a "strip zoning" situation. He explained that a previous zoning attempt for a portion of the subject property was denied by the Commission and City Board in 1976. He expressed concerns with traffic and noise pollution. Allan Snook also spoke in opposition. He noted that the proposed C-3 zoning is unwanted and unneeded. He explained that three (3) neighborhood's opposed the rezoning. He noted traffic as a main concern. Ruth Bell also spoke in opposition. She expressed concerns with the proposed extension of the C-3 commercial strip. Mr. Yates presented photos and crime reports to the Commission. He explained that times had changed with respect to commercial development. He noted that the number of driveways on the property will be reduced from their present number. He further explained the OS portion of the request. He explained that the proposed rezoning would not have an adverse impact on the surrounding properties. He discussed the proposed conditions to be placed on the property. Lewis Bunch addressed the Commission in support of the application. He explained that he had upgraded other commercial properties in Little Rock. He explained past improvements to the existing Cantrell Heights commercial development. Ernie Peters also spoke in support. He reviewed the traffic study for the proposed development. He explained that the proposed development would not generate a large amount of additional traffic. Commissioner Bubbas questioned the future plan for the three (3) houses located within the subject property. This issue was briefly discussed. Reducing the size of the proposed C-3 area was briefly discussed. 5 April 4, 2013 ITEM NO.: A.1 _(ConLJ FILE NO.: Z-8829 Commissioner Pierce asked about the proposed use of the property. Mr. Yates explained that the expansion of the existing shopping center would be for C-3 permitted uses. Issues of drainage and cost of the commercial project were briefly discussed. Commissioner Finney asked to have the staff recommendation read. Commissioner Nunnley asked staff to expand on the recommendation. Tony Bozynski, Director of Planning and Development explained staffs opposition to removing well -established single family residences to extend commercial zoning strips. Commissioner Ferstl asked why the applicant did not eliminate certain C-3 permitted uses from the application. Mr: Yates explained that he had no idea that certain C-3 uses would be objectionable. This issue was briefly discussed. There was a motion to approve the application as revised by the applicant, including conditions proposed by the applicant. The motion passed by a vote of 6 ayes, 3 nays, 1 abstention (Fountain) and 1 open position. The revised application was approved. R