HomeMy WebLinkAboutminutesOctober 14, 1999
ITEM NO.: 3
FILE NO.: LU99-09-05
Name: Land Use Plan Amendment - I-630 Planning District
Location: 3023 West 7th
Request: Single Family to Commercial
Source: James M. Brown
PROPOSAL / REQUEST:
Land Use Plan amendment in the I-630 Planning District from
Single Family to Commercial. Commercial represents a broad
range of retail and wholesale sales of products, personal
and professional services, and general business activities.
Commercial activities may vary in type and scale, depending
on the trade area they serve.
The applicant wishes to use the property for antique auto
restoration and storage. In the future, the applicant
anticipates opening a gallery to sell stone sculptures.
EXISTING LAND USE AND ZONING:
The property is currently zoned R-3 Single Family and is
approximately .31+ acres in size. The property is
surrounded on the north, south, and east by R-3 zoning. The
property to the west is zoned R-4 Two Family. The R-3 zone
to the north has a Conditional Use Permit (CUP) for the
Woodruff Elementary School. The Lamar Porter Field occupies
the property diagonally opposite from the applicant's
property at the 7t' and Johnson Street intersection. The
lot west of the applicant's property serves as an unpaved
parking lot for the ball field. Single family dwelling
units occupy the residential areas to the east and south of
the applicant's property.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
To the north, an area shown as Public Institutional covers
the property of the Woodruff Elementary School and the Lamar
Porter Field. Areas to the east and west extending south to
I-630 are shown as Single Family on the Land Use Plan.
On April 20, 1999, various changes were made from Single
Family to Mixed Use in an area eight blocks long located
five blocks to the south of the applicant's property on 12th
October 14, 1999
ITEM NO.: 3 (Cont.
FILE NO.: LU99-09-05
Street one block west of Woodrow Street.
On February 16, 1996, a change was made from Multi -Family to
MOW (now classified as Service Trades District) two blocks
east of the site in question on the southeast corner of 7t'
Street and Woodrow. Changes were also made from LMF to
Office on the north side 7t' Street three blocks to the east
of the applicant's building at Appianway Street and from IMF
to Single Family at 6t' Street and Appianway Street. In
addition, various changes were made from Multi -Family to
Neighborhood Commercial and from Multi -Family and IMF to
Mixed Use along Pine and Cedar Streets near the UAMS campus.
On June 7, 1994, a change was made from Industrial to Mixed
Use on the east side of Woodrow St. nine blocks to the south
of the property in question at 16th Street.
MASTER STREET PLAN:
This block on Johnson and 7th Streets are shown as local
residential streets on the Master Street Plan.
PARKS:
The property of the Boys Club and Lamar Porter Field is
located on the street corner opposite from the applicant's
property at 7th and Johnson Street.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The applicant's property lies within the study area covered
by the Woodruff Neighborhood Area Plan. Neighborhood image
objectives relevant to this case are the identification of
historic buildings and increased code enforcement. Community
preservation objectives include the identification of
historic features of the neighborhood, and rectification of
code violations. The structure on the applicant's property
was historically a gas station when Johnson Street served as
a collector street and this section of the neighborhood
contained commercial uses. The site in question is also
under enforcement for zoning violations.
ANALYSIS:
The applicant's property is located in an older urban area
and originally served as a gas station. Historically
Johnson Street, not Woodrow, served as the collector street
for the neighborhood. Most of the new development in the
October 14, 1999
ITEM NO.: 3 (Cont.)
FILE NO.: LU99-09-05
area has occurred in conjunction with the UAMS campus west
of Cedar and Pine Streets. Most of the commercial activity
in the neighborhood occurs on Markham Street. The
applicant's property is located in a section of the
neighborhood that is isolated from most of the business
activity in the neighborhood and is primarily single family.
Currently, the property in question is under zoning
enforcement for zoning violations resulting from the
restoration of antique automobiles. A legal non -conforming
automobile repair business is located on Woodrow Street two
blocks east of the applicant's property. The applicant's
property is located in a central area of the neighborhood
that is conducive for citizens to congregate by virtue of
the nearby school and baseball field. The school is a major
traffic generator in the neighborhood. However, the area is
isolated from areas designated for commercial future land
uses and commercial zoning.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations: Capital View N.A., Pine to Woodrow N.A., and
Capital Hill N.A. Staff has received two comments from area
residents. One is in support and the other is opposed to
the change.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate as filed at
this time. A change to Commercial at this location will
intensify land uses in this neighborhood. A Commercial
designation on the Land Use Plan would not guarantee
protection the historic integrity of the structure, nor
insure compatibility with neighboring uses.
However, staff would support a change to Mixed Use. Staff
believes that Mixed Use would better serve properties no
longer used for the original business. Mixed Use would
allow redevelopment of a structure to a use compatible in
design with the neighborhood while protecting the historic
integrity of the structure. Any Planned Zoning Development
(PZD) approved should insure compatibility of the business
with the operations of the elementary school and the
surrounding residential areas such as prohibiting outside
storage.
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October 14, 1999
ITEM NO.: 3 (Cont.)
PLANNING COMMISSION ACTION:
FILE NO.: LU99-09-05
(OCTOBER 14, 1999)
The applicant amended his application to request a change
from Single Family to Mixed Use from Commercial. This
amended item was placed on the consent agenda for approval
and was approved with a vote of 9 ayes, 0 noes and 2 absent.
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