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Home My WebLink AboutBOD PackageOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION JANUARY 4, 2000 AGENDA Subject Land Use Plan Amendment — Central City Planning District - LU99-0809 — 2311 South Spring Street YNOPSIS RECOMMENDATION CITIZEN PARTICIPATION BACKGROUND Action Ordinance Resolution Approval Information Report 10 Cy Carney l City Manager Land Use Plan amendment in the Central City Planning District from Single Family to Mixed Use. Planning Staff recommends denial. Planning Commission recommends approval by vote of 11-0-0 in favor. (December 2, 1999) Notices were sent to the following neighborhood associations: Community Outreach Neighborhood Organization, Capitol Hill Neighborhood Association, Central High Neighborhood Association, East of Broadway Neighborhood Association, Meadowbrook Neighborhood Association, South End Neighborhood Association, South End Neighborhood Developers, South Little Rock Community Development Association, and the Wright Avenue Neighborhood Association The applicant's property is shown on the Land Use Plan as Single Family. The property immediately to the north, east, and south of the applicant's property is shown as Single Family. The property directly to the west is shown as Public Institutional and the block to the southwest is shown as Commercial. The property is currently zoned R-4 Two Family District and is approximately .17 + acres in size. A vacant lot is located north of the applicant's property zoned R-4. A mixture of houses and vacant lots lie east of the applicant's property is in an R-4 zone. South of the applicant's property are houses located in R-4 BACKGROUND CONTINUED zoning. To the west of the applicant's property is the 23`d and Spring Street Substation zoned R-5 Urban Residence District. A C-3 General Commercial district is located southwest of the applicant's property at 24h and Spring Street and is the site of the Big Apple Event Center. This application would create an island of Mixed Use in an area of Single Family. There are existing areas of Commercial and Mixed Use that are available for development into non- residential uses. FILE NO.: LU99-08-09 Name: Land Use Plan Amendment - Central City Planning District Location: 2311 S. Spring St. Request: Single Family to Mixed Use Source: Brenda Beard PROPOSAL / REQUEST: Land Use Plan amendment in the Central City Planning District from Single Family 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 operate a beauty shop and maintain a residence on the property. EXISTING LAND USE AND ZONING: The property is currently zoned R-4 Two Family District and is approximately .17 + acres in size. A vacant lot is located north of the applicant's property zoned R-4. A mixture of houses and vacant lots lie east of the applicant's property is in an R-4 zone. South of the applicant's property are houses located in R-4 zoning. To the west of the applicant's property is the 23rd and Spring Street Substation zoned R-5 Urban Residence District. A C-3 General Commercial district is located southwest of the applicant's property at 24th and Spring Street and is the site of the Big Apple Event Center. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On April 20, 1999, a change was made from Multi -Family to Low Density Residential between 13th and 15th Streets and State and Broadway Streets eight blocks north of the applicant's property on Broadway Street. On April 20, 1999, a change was made from Single Family to Commercial between 17th and 19th Streets, east of Scott Street and northeast of the applicants property. On April 20, 1999 a change was made from Low Density Residential to Mixed Use between 15th and 16th Streets and FILE NO.: LU99-08-09 (Cont.) Main and Cumberland Streets eight blocks north and three blocks east of the applicant's property. On August 18, 1998 a change was made from Single Family to Mixed Use on the west side of Commerce in the 1900 block and on the east and west sides of Commerce Street in the 2000 block located northeast of the applicant's property. On May 21, 1996, a change was made from Single Family to Mixed Use in an area west of Bragg Street from 23rd to 24th Streets located nine blocks east of the applicant's property. On February 20, 1996, a change was made from Single Family to Public Institutional in an area between Marshall and Battery from 13th to 14th Street located northwest of the applicant's property. The applicant's property is shown on the Land Use Plan as Single Family. The property immediately to the north, east, and south of the applicant's property is shown as Single Family. The property directly to the west is shown as Public Institutional and the block to the southwest is shown as Commercial. MASTER STREET PLAN: Spring Street is shown on the Master Street Plan as a local street and is built to that standard. PARKS: Pettaway Park is located seven blocks to the east of the applicant's property on 22nd Street and is shown as a Neighborhood Park. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The applicant's property is inside the area covered by the neighborhood action plan titled "Downtown Neighborhoods: Plan for the Future." The neighborhood action plan listed two relevant goals. The first goal consists of rehabilitation of decayed residential and commercial structures, and elimination of overgrown vacant lots. The second consists of job promotion and training for unemployed and poor residents. The neighborhood action plan also listed the action statement of encouraging mixed- use activity in small commercial structures in residential blocks. However, the same action statement added that 2 FILE NO.: LU99-08-09 (Cont. restrictions designed to limit traffic and noise in residential areas should not be lifted. ANALYSIS: This site is in an older residential neighborhood in the central portion of the city. Along Broadway and Main Streets, both arterials, lay areas of Mixed Use, Commercial and Office areas as shown on the Land Use Plan. In this three block section between the two arterials is where this application lies. The Capitol Zoning District boundary extends southward to 23rd Street, one half -block north of this application. This area was hit by the 1999 tornado and has numerous projects still under construction to repair damage from the storm. The remainder to the south is a very fragile area that is single family houses with several vacant lots. Spring Street was not designed to accommodate the traffic demands of a commercial structure. This application would create an island of Mixed Use in an area of Single Family. There are existing areas of Commercial and Mixed Use that are available for development into non-residential uses. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Community Outreach Neighborhood Organization, Capitol Hill Neighborhood Association, Central High Neighborhood Association, East of Broadway Neighborhood Association, Meadowbrook Neighborhood Association, South End Neighborhood Association, South End Neighborhood Developers, South Little Rock Community Development Association, and the Wright Avenue Neighborhood Association. Staff has received no comments from area residents concerning the land use plan amendment. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate due to traffic concerns and intrusion into the existing neighborhood. 3 FILE NO.: LU99-08-09 (Cont. PLANNING COMMISSION ACTION: (NOVEMBER 11, 1999) This item was placed on the consent agenda for deferral. The notices for the zoning action were mailed seven days late. In an effort to keep the Land Use Plan and zoning action together, both items were deferred to the December 2, 1999 meeting. The consent agenda was approved with a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (DECEMBER 2, 1999) Brian Minyard, of Staff, presented the item to the Commission. Commissioner Herb Hawn asked if this area was included in the proposal for Urban Use (UU) zoning. Mr. Walter Malone, of Staff, stated that the applicant's property did not lie in an area covered by the proposed Urban Use zoning. The applicant's property lies in an area south of the Capital Zoning District. Commissioner Rohn Muse asked Mr. Minyard the difference between a residential street and a collector street. Mr. Minyard stated that residential streets are designed as the lowest capacity streets and that residential streets feed into collector streets. A discussion to place between the commission, planning Staff and Bob Turner, Public Works, in which the differences between residential, collector, and commercial streets were described. Commissioner Craig Berry asked if there was a letter from the Downtown Neighborhoods Association in support of the application. Mr. Minyard stated that the letter of support was located in item H. Chair Hugh Earnest mentioned the issue of approving applications to improve areas of the city but stated that for now the discussion should focus on the merits of the current application concerning issues of land use. Mr. J.C. Beard, the applicant, mentioned the deferral of this item due to the failure of the applicant to notify the neighboring property owners. The applicant stated that since the deferral the neighboring property owners were contacted regarding this issue. 4 L-IjAk 1, qu 901A fm P- ED go EM E7 m im 24TH R4--- 03' R4 04 R5 1 In Em u E2 Be 2311 S Spring CT 6 TRS: TINR12WI0 0 200 400 Feet Vicinity Nbp Ward: I Plan Amendment - Case # LU99-0809 N 7-._� 2311 S Spring L SF to MX ti' �,�► Cr: 6 f TRS: T1NR12W10 0 200 400 Feet PD: 8 Vicinity Map ,!' 1 1 1 Ward: 1 ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE CENTRAL CITY PLANNING DISTRICT FROM SINGLE FAMILY TO MIXED USE; AND FOR OTHER PURPOSES. WHEREAS, as the Little Rock Planning Commission believes it appropriate to amend the plan. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. SECTION 1. That Single Family at 2311 South Spring be amended to Mixed Use on the Land Use Plan. SECTION 2. That the ordinance shall take effect and be in full force from and after its passage and approval. PASSED: ATTEST: City Clerk APPROVED: Mayor