HomeMy WebLinkAboutStaff Report with MinutesMarch 18, 1999
ITEM NO.: 5
FILE NO.: LU99-07-01
Name: Land Use Plan Amendment - I-30 Planning District
Location: 2900 Block of Welch Street
Request: Industrial to Single Family
Source: Stephanie Tucker
PROPOSAL / REQUEST:
Land Use Plan amendment in the I-30 Planning District from
Industrial to Single Family. The Single Family Residential
category provides for dwellings at densities not to exceed six
dwelling units per acre. Such residential development is
typically characterized by conventional single family homes, but
may also include patio or garden homes and cluster homes,
provided that the density remain less than six units per acre.
Prompted by this Land Use AAiendment request, the Planning Staff
expanded the area of review to include a greater area and to
modify the original amendment. The areas are listed below with
the reasoning to include it with this amendment.
An area predominately comprised of single family homes with
scattered businesses from industrial to Mixed. 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 not residential. This category will
allow the building of single family homes, but also allow for
commercial and office uses to occur, if accommodated through
the PZD process.
• An area south of the Levee from Industrial to Park/Open Space.
This land is located in the floodway of the Fourche Creek and
is undevelopable. It is bounded on the south by PK/OS and
would be considered an extension of this category. The
Park/Open Space category includes all public parks, recreation
facilities, green belts, floodplains, and other designated
open space and recreational land. It is permissible to have
single family houses in Park/Open Space.
• Areas along Roosevelt Road that are currently classified as
Mixed Commercial Industrial to Commercial. These areas are
purely commercial in nature and house shopping centers, banks,
etc. The Commercial category includes a broad range of retail
March 18, 1999
ITEM NO.: 5 (Cont.
FILE NO.: LU99-07-01
and wholesale sales of products, personal services, and
general business activities. Commercial activities vary in
type and scale, depending on the trade are they serve. This
change would recognize existing uses in the area.
• An area in front of the Mann Magnet school from MCI to Public
Institutional. Public Institutional includes public and quasi -
public facilities which provide a variety of services to the
community such as schools, libraries, fire stations, churches,
utility substations, and hospitals. This would recognize
existing conditions.
• An area bounded by the levee, I-30, the commercial area of
Roosevelt and west of Barber street from Industrial to Light
Industrial. Light Industrial category provides for light
warehouse, distribution of sto4age uses, and/or other
industrial uses that are developed in a well designed "park
like" setting. This would lower the intensity in this area to
be more compatible with the Mixed Use, Commercial and
Park/Open Space that adjoin it.
CURRENT LAND USE AND ZONING:
The original amendment is currently zoned I-2, shown on the Land
Use Plan as Industrial, and is approximately 1/4 acres in size.
The expanded area is approximately 176 acres and is roughly
bounded by I-30, Confederate Boulevard, Roosevelt Road and the
levee. South of Roosevelt, the majority of the land is zoned I-2
and shown as Industrial on the Land Use Plan. The streets of
Barber, Welch, and part of Confederate Boulevard has a large
amount of single family houses. To the north of Roosevelt are two
commercial areas divided by Mann School. These areas are zoned
C-3 and I-2 and shown as MCI on the plan.
RECENT AMENDMENTS:
September 1, 1998, A change was made from single Family to
Industrial with a PZD required in the 1500 and 1600 block of
Boyce Street.
MASTER STREET PLAN:
Roosevelt and Confederate Boulevard (south of Roosevelt) are
shown as Minor Arterials and Confederate Boulevard North of
Roosevelt is shown as a collector. Roosevelt is a four -lane
street and Confederate is currently a two lane road.
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March 18, 1999
ITEM NO.: 5 (Cont.)
PARKS:
FILE NO.: LU99-07-01
There are not any existing parks in the area, although part of
the floodway along the Fourche Creek is designated for Proposed
Open Space.
BACKGROUND:
The original amendment presented to the city is a result of the
applicant's desire to build a single family house on property at
2916 Welch Street. In the past, the neighborhood had stated
that they would eventually be converted into industrial property
and all would be bought out. That has not been the case. The
neighborhood is still relatively intact. Also, Staff has had
another person in the neighborhood inquire about building another
single family house on Barber Street. With the lack of the
industrial buyout, and the inquiries of two independent persons
desiring to build single family houses, it was staffs' opinion
that the area should be chapged to allow single family
residential development and to accommodate other non-residential
developments as well.
NEIGHBORHOOD PLAN:
This area will be under consideration of a neighborhood plan in
the next few years and at that time, Staff and neighborhood
groups will re-examine the area to see if conditions have
changed.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:
East End Civic League and Hanger Hill NA. Staff has not received
any comments from area residents or neighborhood associations as
of the date of this printing.
STAFF RECOMMENDATIONS:
Staff believes the changes are appropriate.
PLANNING COMMISSION ACTION:
(MARCH 18, 1999)
Brian Minyard of Staff presented the item to the Commission and
explained that the original amendment area was expanded. The
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March 18, 1999
ITEM NO.: 5 (Cont.) FILE NO.: LU99-07-01
original application was to permit the building of a single
family residence on Welch Street and was expanded by staff since
the area had not been reviewed in some time. Mr. Minyard also
informed the Commission of comments from Mr. Hastings, owner of
the area shown to change from Industrial to Light Industrial. He
had contacted staff and has stated that he did not want to change
his land use category.
Commissioner Mizan questioned the use of Mixed Use in the area.
Mr. Minyard stated that Mixed Use requires a PZD and spoke of the
various mixed uses already in the area. Comments continued about
the neighborhood being fairly intact.
Mr. Minyard continued that he explained to the landowners
contacting him that this was an alternative (Mixed Use versus
Industrial).
Chairman Earnest stated that he is comfortable with what
Mr. Minyard was saying, but wanted to remind the Commissioners
that this was triggered by pomeone wanting to build a house, and
from that basis, we are making a substantive change in the area.
Mr. George Ward, of 2624 Barber Street, spoke of home
improvements that he made to his houses. He spoke of selling his
house to the City of Little Rock. Chairman Earnest told Mr. Ward
that we were not talking about any action that would result in
the buying of his house. Mr. Minyard told that the Commission
that the City was purchasing some properties because of flooding
issues.
Glen Finley, of 2820 Welch Street, spoke of a letter that he had
received stating that it had been rezoned and that they were
purchasing the area. He asked if they were purchasing the area.
Mr. Minyard gave a copy of the notice to Mr. Finley and told him
that this was the topic of discussion. Chairman Earnest
reiterated that the purchase of property was a separate issue.
Mr. Minyard commented to the floodway area boundaries.
Bob Turner, of Public Works, stated that the maps do indicate
floodway in the area but he is -unsure of the exact boundaries of
them. He indicated that Mr. Finley could contact him about the
exact location of the floodway areas.
Commissioner Faust explained to the speaker the difference of the
Land Use Plan amendment versus the acquisition of property. She
continued to explain the difference in the Land Use Plan and
zoning.
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March 18, 1999
ITEM NO.: 5 (Cont.)
FILE NO.: LU99-07-01
Commissioner Lowery stated that he has a business interest in
this area and stated that he would recuse.
Commissioner Hawn made a motion to approve as presented and
Commissioner Adcock seconded. The motion passed with a vote of
9 ayes, 1 absent, and 1 abstention.
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