HomeMy WebLinkAboutWrite-up_minutesSeptember 29, 2005
ITEM NO.: 13 FILE NO.: LU05-06-02
Name: Land Use Plan Amendment - East Little Rock Planning District
Location: Between 2nd Street and the Arkansas River, near Bond Avenue
Reguue_st: Park / Open Space to Mixed Use
Source: Ron Tabor
PROPOSAL I REQUEST:
Land Use Plan amendment in the East Little Rock Planning District from Park /
Open Space to Mixed Use. The Mixed Use category provides for a mixture of
residential, office and commercial uses to occur. A Planned Zoning District is
required :if the use is entirely office or commercial or if the use is a mixture of the
three. The applicant wishes to construct commercial activities, apartments, and
a marina `on the site. Staff has expanded the area to include lands west of the
application to allow for future redevelopment of existing properties.
EXISTING LAND USE AND ZONING:
The application area is mostly vacant, currently zoned UU, 1-3, R-4, and C-3 and
parallels the south side of the Arkansas River. The C-3 land is developed with a
Fraternal Order of Police Building. Southeast of the property is vacant land
zoned 1-3 and further southeast is land zoned PR and developed with
recreational facilities. South of the application is land zoned R-4 and is
characterized as having several single family homes (vacant, occupied, and
dilapidated), some vacant lots, and non conforming industrial and commercial
uses. Also south of the application of the property are several small parcels of
land zoned 1-3, 1-2, C-3, either vacant or developed with light industrial uses
nestled in the R-4 zoned area. Southeast of the application are lands zoned UU
and developed with several large manufacturing firms, bottling facilities, and light
industrial uses. Also southwest of the application is land zoned POD for the
Heifer International Headquarters complex. Immediacy west of the application
area is additional UU zoned land developed with state offices followed by PR
zoning developed with the Presidential Library and Park.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On March 18, 2003, multiple changes were made surrounding this application 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
September 29, 2005
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: LU05-06-02
Residential, and Park Open Space, Public Institutional. Lands immediately
south of the application were changed from Public Institutional, Multifamily,
Park/Open Space, and Single Family to Low Density Residential. Additional
changes were made southwest of the application area from Industrial to Mixed
Use Urban.
MASTER STREET PLAN:
Bond is a collector. 3rd Street and 2"d Street are all shown as Local Streets on
the Master Street Plan. A Collector street's primary purpose is to link Local
Streets and activity centers to Arterials. The primary function of a Local Street is
to provide access to adjacent properties. These streets will require dedication of
right-of-way and will require street improvements. The applicant has indicated
additional street improvements will be made in the area, consistent with the
Master Street Plan. The applicant has proposed an extension of World Avenue
to Connect with Bond Avenue near the present day Bond Avenue - 6th Street
Intersection.
BICYCLE PLAN:
A Class I bikeway is shown paralleling the Arkansas River through this site. This
class I bikeway is part of the River Trail System that is currently under
construction west of the site. A Class I bikeway is built separate from or
alongside a road and additional paving and right of way may be required. The
East of 1-30 study recommends a Class II bikeway should be located on the 3rd
Street Extension. A Class II bikeway is located on the street as either a 5'
shoulder or six foot marked bike lane. Additional paving and right of way may be
required.
PARKS:
This application is located in the East District, which has a goal of improving the
condition of existing parks. South 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. West 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 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" through this
property that will follow the Arkansas River levee and serves as a regional
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September 29, 2005
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: LU05-06-02
recreation trail. Already, land has been dedicated by nearby developments for
this trail. The proposed "Take it to the Edge" trail would link areas to the east and
west that are presently developed or lands owned by the City for the 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 lin 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 several unsafe and vacant structures, teardowns, and vacant
lots. With the recent completion of the Clinton Presidential Center and Park, the
current construction of the Heifer International headquarters, and growth in the
nearby River Market District, redevelopment of and reinvestment in existing
properties is anticipated which may result in a vibrant neighborhood once again.
Signs of speculation have recently occurred within this neighborhood as several
properties have been listed for sale.
South 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 with World Avenue near Heifer
International, the Presidential Center, and 3`d Avenue. The applicant has
indicated that they will construct a portion of this street to provide access to the
site. At the present time the missing link between the two existing streets is
approximately 600 feet. This proposed street will provide a connection to the
Mixed Use area to downtown passing by the new Heifer International complex as
well as the Presidential Park and Library
Phase II of the River Rail project will add additional trolley service between the
Presidential Center and Park and Heifer International connecting it to the existing
system. Tracks are partly in place on 3`d Street adjacent to the Presidential Park
and completion is expected within a year. This will result in a trolley line
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September 29, 2005
SUBDIVISION
ITEM NO.: 13 Cont. FILE NO.: LU05-06-02
relatively close to the proposed Mixed Use area. Future plans for rail expansion
indicate a rail connection to the airport, which could increase the amount
pedestrian and transit traffic in the area.
A majority of this amendment area is located on the wet side of the levee and
has traditionally been recognized as Park/ Open Space. The Master Parks Plan
has recognized that this Park Open Space area will facilitate the "Take it to the
Edge Trail." Development of a Mixed Use area in the Park Open Space area
could disrupt plans for a future trail connection through the area. However, the
applicant°has indicated that an Open Space strip will follow the levee, which
could serve as a trail corridor through the site to facilitate the "Take it to the Edge
Trail:" This Open Space strip will allow for connections between park areas east
and west of the site. Staff had expanded the Mixed Use area to the west and
has carried on the similar Park Open Space strip pattern proposed for this
development.
The addition of Mixed Use to this area could be more appropriate than the -
existing Park Open/Space. The Mixed Use area will decrease the amount of
public lands shown on the Arkansas River Water front but could lead to quality
design that could incorporate an open space element into any development on
the site. This Mixed Use area could also introduce commercial, office, and high
density residential to the waterfront. Staff has concerns about the introduction of
private use adjacent to the waterfront. Over the last decades the city has
envisioned the Arkansas River as an icon to the city and has envisioned a public
waterfront for all. Not only would developments in the Mixed Use area
compliment one another, an intricate public right of way system could be
established through individual developments maintaining the city's goal of
providing access to the Arkansas River waterfront.
The Park Open Space strip would not only serve as an east -west parks
connection, but could serve as a buffer from the Mixed Use area and the Low
Density Residential area to the south. Since a PZD is required within the Mixed
Use category proposed developments would be subject to more stringent review
and a public hearing. This additional level of review could lead to quality
developments linking the traditional Low Density Residential area to the Mixed
Use Urban areas and the Public Institutional areas. It is important to assure that
development is compatible with adjacent land uses, especially the nearby Low
Density Residential area. With numerous employment opportunities area, the
short commute to downtown, and new development the entire area can be
considered a prime area for future redevelopment.
Since this Mixed Use area will be located in an area originally planned for future
parks and recreation use, an internal trail system could compliment the
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September 29, 2005
SUBDIVISION
ITEM NO.: 13 Cont. FILE NO.: LU05-06-02
development and connect it to nearby recreation areas. This internal trail
system could connect individual elements of any project with each other, and
nearby elements. The Presidential Park is less than 500 feet west of the
application area and the Carver school is less than 100 feet southeast of the
application area and could be easily connected to new development in the
proposed Mixed Use area. The current design of the River Trail system
meanders from west of downtown, to an area just west of this application. This
trail passes through several activity nodes along the way that include Riverfront
Park, the River Market, the River Market Pavilion, and the presidential library.
The "node concept" could be continued through the Mixed Use area and include
links to the proposed marina and other activities. Not only does this trail pass
through park activities, it also connects nearby residences and businesses with
the conveniences of the downtown, public facilities, and activities on the river.
This "node trend" could be carried on as the River Trail approaches additional
activity centers to the east.
NEIGHBORHOOD COMMENTS:
Notice was sent out to the following neighborhood Associations: River Market
Neighborhood Association, East Little Rock Neighborhood Association, Hanger
Hill Neighborhood Association, Downtown Neighborhood Association, and
MacArthur Park Neighborhood Association.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate because it will allow for new
development in East Little Rock, compliment nearby uses, and could serve as a
catalyst for additional area development.
PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005)
Mr. Walter Malone, Planning Staff reviewed the Land Use Plan in the area. The
importance of the trail connection was addressed which is part of the City Parks
Plan. A brief review of the neighborhoods history and recent changes in the area
were outlined. Mr. Malone indicated Staff believed and hoped that with a change
to Mixed Use and inclusion of a trail connection in the design would help
strengthen the neighborhood. (Donna James of Planning Staff next reviewed the
PZD application for the site.)
Ms. Ruth Bell of the League of Woman Voters indicated that the `league' felt at
least half the area (two acres) should be left in true, park or open space use
rather than allowing development of the entire area.
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September 29, 2005
SUBDIVISION
ITEM NO.: 13 (Cont.) FILE NO.: LU05-06-02
Mr. Ron Tabor, representative of the developer, indicated that the marina use
was a type of open space use, further that a path with either hard surface or
boardwalk would be a part of the development.
For a complete review of the discussion see the Item 13.1 minute record.
By a vote of 9 for, 0 against the Planning Commission recommended approved
of the Land Use Plan Change from Park/Open Space to Mixed Use.
A