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HomeMy WebLinkAboutWrite-up_minutesApril 28, 2005 ITEM NO.: 2 FILE NO.: LU05-06-01 Name: Land Use Plan Amendment - East Little Rock Planning District Location: Southeast corner of East 6th and Bender Streets Request: Low Density Residential to Commercial Source: Travis Coleman PROPOSAL/REQUEST: Land Use Plan amendment in the East Little Rock Planning District from Low Density Residential to Commercial. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant would like to construct a parking lot on the site to serve as parking for an adjacent use north of the property. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include area the area north of the site since the property in question is directly related to the use in the expanded area. With these changes, Commercial would be shown on three corners of the East 6th Street - Bender Street intersection. EXISTING LAND USE AND ZONING: The land is zoned R-4 (Two Family District) and 1-2 (Light Industrial District), 0.6 acres t in size. The R-4 land is undeveloped while the 1-2 land is developed with auto repair shop. North of the property is additional land zoned R-4 and developed with an old school building being currently used as a distribution center for the school district. Also north of the site are several pockets of 1-2 and 1-3 land that are being used as a car lot, barber shop, and small salvage yard. Northeast of the property is zoned R-4 partly vacant and partly developed with single family homes. Also northeast is land zoned C-3 (General Commercial District) mostly vacant and developed with one single family home. Further northeast of the site is land zoned PR (Parks and Recreation District) and developed with the East Little Rock Park. East of the application area is zoned R-4 mostly vacant and clear with several older single family homes. South of the property is land zoned R-4 and vacant. Further south and on the opposite side of East 8th Street is land zoned 1-3 (Heavy Industrial District) and developed with a large industrial use. Southwest of the property is zoned 1-3 and being used for industrial purposes. Immediately west of the property is 1-2 (Light Industrial District) being used for open display large equipment storage on an April 28, 2005 ITEM NO.: 2 (Cont.) FILE NO.: LU05-06-01 unpaved lot. Northwest of the property is zoned R-4 and developed with several single family homes. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On March 18, 2003, multiple changes were made around and including the applicant's property as a result of the East of 1-30 Study. This study resulted in a variety of amendments in the area to Commercial, Mixed Use Urban, Light Industrial, Low Density Residential, and Park Open Space, Public Institutional. A change was made that included the applicant's property from Single Family to Low Density Residential. Immediately west and northwest of changes were made from Industrial and Multifamily to Commercial. The applicant's property and the expanded area are shown as Low Density Residential. Immediately west of the application is a Commercial node illustrated at the Bond Avenue -East 6th Street intersection. Northeast of the property is an area of Park/ Open Space and additional Low Density Residential. To the south and southeast are areas of Low Density Residential and an area of Light Industrial -a strip of Park/Open space separates the two. Southwest of the property and on the opposite of the railroad tracks is an area shown as Industrial. MASTER STREET PLAN: Bender Street is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Bender Street may require dedication of right-of-way and will require street improvements. Bender Street may also need to be constructed to commercial street standards if non-residential development occurs along the street. BICYCLE PLAN: Existing or proposed Class I, Il, or III bikeways are not in the immediate vicinity of the development. PARKS: This application is located in the East District, which has a goal of improving the condition of existing parks. Northwest of the property is the East Little Rock Park, a 30 acre Community Park complete with playgrounds, basketball courts, baseball fields, a community center, and pool. About a quarter mile northwest of the property is the William Jefferson Clinton Presidential Park, another large Community Park, 27 acres in size. This park fronts the Arkansas River west of the Presidential Center, and is linked to the nearby River Market District by a 2 April 28, 2005 ITEM NO.: 2 (Cont.) FILE NO.: LU05-06-01 pedestrian walkway. The community park has connections to the nearby Medical Mile (currently under construction), the Riverfront Amphitheatre, and Riverfront Park. The Parks and Recreation Master plan shows the proposed "Take it to the Edge" trail less than a half mile north of the property that will follow the Arkansas River levy and serve as a regional recreation trail. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. ANALYSIS - This application is in an area that was once a vibrant single family neighborhood adjacent to an industrial and warehousing area. A loss of population and an increase in industrial activity over recent decades has caused the neighborhood to decline. The end result has been some disinvestment in the existing housing stock leading to numerous unsafe and vacant structures, teardowns, and vacant lots. Within the surrounding Low Density Residential area are industrial and commercial uses on land zoned C-3, 1-2, and 1-3 inconsistent with the current land use plan. Also in the area are several non -conforming uses. With the recent completion of the Clinton Presidential Center and Park, the current construction of the Heifer International head quarters, and growth in the nearby River Market District, redevelopment of and reinvestment in existing properties is anticipated which may resulting a vibrant neighborhood once again. Phase II of the River Rail project will add additional trolley lines connecting the Presidential Center and Park and Heifer International with the existing system, and is expected to be completed this summer. This will result in a trolley line just over a half mile from this site. Future plans for rail expansion indicate a rail connection to the airport, which will travel through the Commercial node at East 6th Street and Bond Avenue -immediately west of the application. Just north of this site is East 6th Street, which is shown as a Minor Arterial on the Master Street Plan. The Master Street Plan indicates a new alignment of East 6th Street at Bond Avenue that will connect the application area directly to Heifer International, the Presidential Center and 3rd Avenue. This connection, the 3rd Street Extension, could act as a catalyst for future development of the area since access to the application would be directly linked to downtown. c April 28, 2005 ITEM NO.: 2 Cont. FILE NO.: LU05-06-01 The area east of Interstate 30 was extensively reviewed in 2003 under the Mayor's East of 1-30 Study to reflect the short term and long term impacts of changes stemming from recent and proposed area developments. The study resulted in numerous land use plan changes to reflect anticipated growth and changes in the area. The amendments included the applicant's property and changed it from Single Family to Low Density Residential to allow for residential densification. Immediately west of the applicant's property, between Bender Street and Bond Avenue, staff envisioned a conversion of the existing industrial uses and changed it from Industrial to Commercial. The changes to Commercial are intended to enable a "mixed-use downtown" development pattern for a Commercial node at East 6th Street and Bond Avenue. Ideally staff would like to see Planned Zoning Developments (PZDs) in the area to fulfill the goal of true mixed use developments in the area. Flexibility in building orientation and design for retail commercial and residential developments in this area are encouraged to create a pedestrian friendly environment and strong neighborhood. Since the amendments happened only two years ago, sufficient time may not have passed to warrant any changes. One of the goals of the Study was to strengthen and develop two "residential villages" of which this is one. Any changes in the area that might harm the area's long term vision of a mixed use residential village should be discouraged. Addition of Commercial west along 6th Street could result in a strip development pattern breaking the east Little Rock neighborhood into two. Although strip development could create a neighborhood "Main Street" for area, it may not be able to be supported by the area population and may harm development of the existing Commercial area. The changes brought on by the Presidential Center and Park and the Heifer International projects are significant. However the Library has just opened and Heifer's first phase is still under construction. Thus the potential impacts are just beginning to be seen. Speculation has begun in the area with potential investors and developers contacting current owners about selling. This a volatile time for the area. Until the developments already proposed have a chance to be developed and start functioning, any change to the future plans will only add instability to the area. The current plan as envisioned by the East of 1-30 Study brought the excitement and activity of the greater River Market area east of the interstate around the two new major developments (Presidential Library and Heifer) to Bond Avenue. In order to support this development, Downtown, the Airport, surrounding business areas, two residential neighborhoods (Hanger Hill and East Little Rock) were envisioned as neighborhoods next to the active cultural areas. At this time the Low Density Residential area near Bender Street has yet to significantly develop with residential. Immediately west of the application there 4 April 28, 2005 ITEM NO.: 2 (Cont. FILE NO.: LU05-06-01 have been improvements to a single family home. Several renovation permits have been issued to homes near Riechardt Street and Flectcher Street since first announcement of the Presidential Center and Park. This reinvestment trend could pick up pace once the benefits and presence of Heifer International and the Presidential Center are recognized. Expansion of the Commercial node eastward could harm potential residential development / redevelopment in the Low Density Residential area. While it is true only a little reinvestment has occurred to date for residential in the area, there has been some. With the existing elementary school in the area as well as numerous employment opportunities area the area, this is a prime location of residential development. IGHBORHOOD COMMENTS: Notice was sent to the East Little Rock Neighborhood Association neighborhood associations. Staff has not received any comments about this application. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate because the vision created in the East of 1-30 Study has not had time occur. The newly established Commercial node has not yet developed and expansion into a Low Density Residential area could be considered premature and deter future residential development. PLANNING COMMISSION ACTION: (APRIL 28, 2005) Brian Minyard, City Staff, made a brief presentation to the commission. Monte Moore made a presentation of item 2.1 and Dana Carney made a presentation of item 5. These three items were on related matters, there for a discussion of all three was conducted together. See item 2.1 for a complete discussion concerning the rezoning of the southern lot from R-4 to C-4 and See item 5 for a complete discussion concerning the Conditional Use Permit on the northern lot. Mr. Coleman, the applicant, spoke in favor of the application. Chairman Mizan Rahman asked if the Land Use Plan Amendment covered all of the area. Dana Carney responded that the zoning was on the southern lot; the conditional use permit is on the northern lot; and a Land Use Plan amendment covered both of the lots. Angie Weber, a resident on 6th Street said that Mr. Coleman, the applicant, was a good neighbor but was concerned about parking concerns. She was against the item. 5 April 28, 2005 ITEM NO.: 2 (Cont. FILE NO.: LU05-06-01 Betty Finley, property owner of 1811 E 6th Street, spoke in opposition to the item. She referred to the East of 1-30 Study, which made the area Low Density Residential. A motion was made to approve the item as presented. The item failed with a vote of 3 ayes, 6 noes, 1 absent and 1 abstention. D