Planning Commission backs rezoning of 500 Quapaw Avenue to neighborhood commercial, amends future-land-use to 'commercial enclave'

The Hot Springs City Planning Commission voted 7-0 to recommend rezoning 500 Quapaw Avenue from Residential Neighborhood 5 (RN-5) to Neighborhood Commercial (CN) and to amend the city's future land-use map to designate the site a "commercial enclave." The commission's recommendation will be considered by the Hot Springs Board of Directors at its Oct. 7 meeting.

Director Selman presented the staff report, saying the roughly 1.32-acre property at the corner of Orange Street and Quapaw Avenue currently hosts two commercial structures historically known as the Quapaw Community Center and has long operated with commercial uses that are not permitted in RN-5. Director Selman said the application demonstrates the standards in Hot Springs Code for rezoning, and staff recommended approval subject to the findings the commission read into the record.

Tina Cox, the applicant, identified herself as representing the property owner (Temenovic Partnership) and described plans to preserve community-oriented uses at the site. "All I'm asking is it to extend and include our property," Cox said, describing an intent to allow neighborhood-centric tenants such as a small medical or dental clinic, salon, or community gatherings while retaining the existing fitness tenant, CrossFit Hot Springs, which has been on site since 2013.

Several nearby residents spoke during public comment with questions and concerns about traffic, parking and long-term effects if the property is later sold. Tanya Wooten, a resident of 200 Violet Street, asked, "What about the required parking or lot improvements?" Denise DeCarlo, who lives at 465 Prospect, urged the commission to consider a conditional use permit instead of full commercial zoning, saying commercial designation makes subsequent uses harder to restrict.

Commissioners discussed those concerns with the applicant and staff. Director Selman explained that a conditional-use permit is an option under existing RN-5 zoning but would not permit certain uses now operating at the site, including the fitness facility. Staff also noted an alternative to the staff-recommended "office center" future-land-use designation: the commission could change the map to a "commercial enclave" to more narrowly contain commercial designation to the parcel in question.

The commission first voted to amend the staff recommendation by changing the future land-use map amendment to "commercial enclave." The commission then voted to approve the rezoning to CN as amended. Miss Sweet Dobbs called the roll; the recorded vote on the amended motion was: Corey Scott — yes; LaDante Walker — yes; Bill Lamond — yes; Janice Davis — yes; Brian Gerke — yes; Wallace Stone — yes; Bart Stafford — yes. The planning commission's recommendation will be forwarded to the Board of Directors for final action on Oct. 7 at 6:00 p.m. in the same hearing room.

The commission's approval cures an existing nonconformity between the property's long-standing commercial use and its current RN-5 zoning, as described in the staff report. The applicant said she would consider deed restrictions to limit certain future uses if that would address neighborhood concerns.