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HomeMy WebLinkAboutboard of directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION DECEMBER 2, 2008 AGENDA Subject Land Use Plan Amendment — I-630 Planning District — LU08-09-02 at West 11 th Street between Maple and Valentine Streets Submitted by: Planning and Development Action Required I Approved By Ordinance Resolution Approval Information Report Bruce Moore SYNOPSIS A Land Use Plan amendment in the I-630 Planning District from Single Family to Mixed Use for future development. FISCAL IMPACT N/A RECOMMENDATION Planning Staff recommends denial. The Planning Commission reviewed this issue at its October 30, 2008 meeting and recommended approval (6 in favor, '4 against). There were several objectors present. CITIZEN All residents within 300 feet who could be identified, the PARTICIPATION Central High Neighborhood Association, Capitol Hill Neighborhood Association, Pine to Woodrow N.A., Stephens Area Faith N.A., Forest Hills N.A. and Hope N.A. were notified of the public hearing. BACKGROUND This amendment was filed in response to a rezoning request for a Planned Office Development (POD). The proposed POD is for an Empowerment Center, which would serve as dorms and offices. This proposal would remove all houses and structures from the block bounded by West 12th Street on the south, West 11 th Street on the north, South Valentine Street on the east and Maple Street on the west. The southern half of this block is BACKGROUND CONTINUED already shown as Mixed Use on the Future Land Use plan, and the applicant has filed an amendment to change the north half from Single Family to Mixed Use to accommodate this new development. Immediately north of this application is the Florence Crittendon Home for children. It is shown as Public Institutional on the Future Land Use Plan and has been at this location for many years. Immediately south of this amendment is a small group quarter's facility called Will's House. The other surrounding areas are still largely residential in nature with the exception of the 12th Street Corridor. While these two uses are located within the neighborhood, they are relatively small facilities. Will's House is set back off of 12th Street in an effort to blend in with the surrounding neighborhood. The Florence Crittendon Home is a large building, but it is situated in the center of a city block and is surrounded by grass and trees. The proposed development between 12th and 11 th Streets is going to be comprised of very large buildings. These buildings do not appear to fit with this neighborhood in terms of bulk and massing. This single family neighborhood has been in place for many years. The area between Interstate 530 and 12th Street is composed of single family and two family residences. This neighborhood needs to be preserved as Single Family on the Future Land Use plan to prevent futher loss of housing stock. This amendment would result in a loss of eight residences and three vacant lots. This is still a viable neighborhood and needs to be protected as such. The Land Use Plan calls for keeping the non -single family uses on 12`h Street as well as oriented to 12t1' Street. 11 th Street is to be a single family residential street, neighborhood street. The Plan changes at mid -block on either side of 12th Street at this location to re -enforce this pattern. 12th Street is shown as a Minor Arterial and is lined with a variety of different businesses, types of residences and public uses like the Willie Hinton Center and Will's House. The City of Little Rock has hired a consultant to study the 12th Street Corridor in an effort to revitalize the area. This study is expected to take a year to complete. The study is to look at use as well as design and make recommendation for future development in the corridor. 11th Street is a Local Street on the Master Street Plan and is lined with single family residences. This area has been a residential neighborhood for decades and 2 BACKGROUND the majority of the houses along this street are in good CONTINUED condition. Staff feels that this street should remain single family in nature and that more intense uses like this POD should be confined to the arterial streets like 121h Street. 3 ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE I-630 PLANNING DISTRICT (LU08-09-02) 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 the south side of West 11 t" Street between Maple and Valentine Streets be amended to Mixed Use. 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 AS TO FORM: City Attorney APPROVED: Mayor 10 [�] QD�= a D � as � El U F 0o a Cl EB F QQ ice', Lj��I'J' PI El C�j IC��L;]G o0 Vicinity Map Land Use Plan Amendment LN as p°Q Case: LU08-09-02 N Location: South Side of 3600 blk W. 11th St. SF to MX Ward: 2 PD: 9 CT: 13 TRS: TIN R12W5 0 50 100 200 Feet ED 4 C:;3 o o ❑o 0 LU El 3 S DF;] ED a �o❑pQ�p� QEDEl R411 W 11TH s7 El 0 zo Vicinity Map [llll Case: LU08-09-02 N Location: South Side of 3600 blk W. 11th St. SF to MX Ward: 2 PD: 9 CT: 13 TRS: TIN R12W5 0 50 100 200 Feet FILE NO.: LU08-09-02 Name: Land Use Plan Amendment - 1-630 Planning District Location: 3604 West 12th Street Request: Single Family to Mixed Use Source: Frank Riggins, Crafton Tull Sparks PROPOSAL/REQUEST: The applicant has requested that this item be deferred until the August 21 hearing. This deferral is an effort to have all the issues heard at one time: land use plan amendment, planned development application and conditional use permit. Staff is supportive of the deferral request. PLANNING COMMISSION ACTION: (AUGUST 7, 2008) The item was placed on consent for deferral to the September 18, 2008 hearing at the request of Staff. By a vote of 9 for, 0 against the consent agenda was approved. PROPOSAL / REQUEST: A Land Use Plan amendment in the 1-630 Planning District from Single Family to Mixed Use along 11th Street from Maple to Valentine. Mixed Use represents a mixture of residential, office and commercial uses with a required Planned Zoning District if the use is not entirely residential. The applicant is proposing a rezoning to a Planned Development to allow an Empowerment Center with dorms, office and training facilities on site. EXISTING LAND USE AND ZONING: This property is zoned R-3 and R-4. It is currently developed with single family residences and a few empty lots. To the north, west and east is also zoned R-3 for single family residences, the Florence Crittenden Home, and a nonconforming Kentucky Fried Chicken on the northwest corner of 12th and Maple. South of this property is zoned R-5 for Will's House group quarters. Southeast is zoned C-3 General Commercial for Associated Plumbing at the corner of Valmar and 12th Street. The majority of the land in this general area is zoned R-3. FILE NO.: LU08-09-02 (Cont. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The amendment area is shown as Single Family on the Future Plan. The southern half of this block fronts 12th Street and is shown as Mixed Use. North of this amendment is shown as Public Institutional. West and east are shown as Single Family. Southwest is shown as Commercial along 12th Street west of Maple Street. MASTER STREET PLAN: 12th Street is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Valentine and Maple Streets are both shown as Local Streets. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on 12th Street since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: There are no bike routes in this immediate vicinity. PARKS: According to the Master Parks Plan, this area is within eight city blocks of a park or open space. To the northwest there are two playgrounds associated with churches. ISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN.- This LAN: This area is covered by the Stephens Neighborhood Plan. Their Housing Goal states: "Make use of vacant houses" and "Force houses to be fixed or sold." Several of the houses in this proposed development are unsafe and vacant. ANALYSIS: This amendment was filed in response to a rezoning request for a Planned Office Development (POD). The proposed POD is for an Empowerment Center which K FILE NO.: LU08-09-02 (Cont. would serve as dorms and offices. This proposal would remove all houses and structures from the block bounded by West 12th Street on the south, West 11 th Street on the north, South Valentine Street on the east and Maple Street on the west. The southern half of this block is already shown as Mixed Use on the Future Land Use plan, and the applicant has filed an amendment to change the north half from Single Family to Mixed Use to accommodate this new development. Immediately north of this application is the Florence Crittendon Home for children. It is shown as Public Institutional on the Future Land Use Plan and has been at this location for many years. Immediately south of this amendment is a small group quarter's facility called Will's House. The other surrounding areas are still largely residential in nature with the exception of the 12th Street Corridor. While these two uses are located within the neighborhood, they are relatively small facilities. Will's House is set back off of 12th Street in an effort to blend in with the surrounding neighborhood. The Florence Crittendon Home is a large building, but it is situated in the center of a city block and is surrounded by grass and trees. The proposed development between 12th and 11th Streets is going to be comprised of very large buildings. These buildings do not appear to fit with this neighborhood in terms of bulk and massing. This single family neighborhood has been in place for many years. The area between Interstate 630 and 12th Street is composed of single family and two family residences. This neighborhood needs to be preserved as Single Family on the Future Land Use plan to prevent futher loss of housing stock. This amendment would result in a loss of eight residences and three vacant lots. This is still a viable neighborhood and needs to be protected as such. The Land Use Plan calls for keeping the non -single family uses on 12th Street as well as oriented to 12th Street. 11th Street is to be a single family residential street, neighborhood street. The Plan changes at mid -block on either side of 12th Street at this location to re -enforce this pattern. 12th Street is shown as a Minor Arterial and is lined with a variety of different businesses, types of residences and public uses like the Willie Hinton Center and Will's House. The City of Little Rock has hired a consultant to study the 12th Street Corridor in an effort to revitalize the area. This study is expected to take a year to complete. The study is to look at use as well as design and make recommendation for future development in the corridor. 11th Street is a Local Street on the Master Street Plan and is lined with single family residences. This area has been a residential neighborhood for decades and the majority of the houses along this street are in good condition. Staff feels that this street should remain single family in nature and that more intense uses like this POD should be confined to the arterial streets like 12th Street. 4 FILE NO.: LU08-09-02 Cont. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Central High Neighborhood Association, Capitol Hill Neighborhood Association, Pine to Woodrow N.A., Stephens Area Faith N.A., Forest Hills N.A. and Hope N.A. Staff has received two comments from area residents and both were opposed to the change. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008) Walter Malone, Planning Staff, reviewed the use pattern in the vicinity, with several institutional uses and a concentration of commercial at the Pine -Cedar intersections with 12th Street. Other than along 12th Street, this is a single-family neighborhood. To the north is a small residential area and staff does not feel the conversion of a block from single-family homes is positive for the neighborhood. Donna James, Planning Staff, followed with a description of the related Planned Zoning District application. In the comment period several individuals commented about the desire to keep single-family homes. However most of the discussion was about the related Planned Zoning District application. See item H.1: Z-8367, BCD Empowerment Center POD, for a complete minute record of the item. Speakers questioned whether the applicant had ownership of the full application area. After discussion, Staff recommended to the Commission that both items be deferred in order to verify the ownership record. By a vote of 8 for, 0 against the item was deferred to the October 30 Planning Commission Hearing. STAFF UPDATE: There have been no changes to the application since the last public hearing. PLANNING COMMISSION ACTION: (OCTOBER 30, 2008) There was no new information from Staff. See related item Z-8367 for a complete minute record. There was a motion to approve the requested Land Use Plan amendment, by a vote of 6 for and 4 against the amendment was approved. E