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HomeMy WebLinkAboutminutesFebruary 14, 2002 ITEM NO.: 2 FILE NO.: LU02-08-01 Name: Land Use Plan Amendment - Central City Planning District Location: Areas generally bounded by I-630 on the north, Martin Luther King Drive on the east, Daisy Gatson Bates Drive on the South and Summit Street on the west. Request: Single Family, Mixed Office Commercial, Mixed Use, Public Institutional, and Public Institutional to Public Institutional, and Multi -Family Source: Todd Rice, First Security Vanadis Capital PROPOSAL / REQUEST: Land Use Plan amendments in the Central City Planning District. Area 1: Mixed Use to Public Institutional; Area 2: Public Institutional to Multi -Family; Area 3; Mixed Office Commercial to Public Institutional; Area 4: Mixed Office Commercial to Multi -Family; Area 5: Single Family and Mixed Office Commercial to Public Institutional; Area 6: Mixed Office Commercial to Public Institutional. The original application area is located in the 1300 Block of Marshall Street. The application was expanded to recognize existing land use and ownership patterns in the area. The expansion includes properties owned by the Arkansas Children's Hospital and the Housing Authority. The Public Institutional category 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. The Multi -Family category accommodates residential development of ten (10) to thirty-six (36) dwelling units per acre. The applicant wishes to develop the property for apartment housing. The applicant's property is located in Area 2 in the 1300 block of Marshall Street. February 14, 2002 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: LU02-08-01 EXISTING LAND USE AND ZONING: Area 1: This proposed change is located in the 1600 block of Daisy Gatson Bates Drive on the north side of the street. This area is zoned C-3 General Commercial, 0-3 General Office, and C-1 Neighborhood Commercial. Most of this property is vacant with the exception of a building located at the northeast corner of Daisy Gatson Bates Drive and Marshall Street. The property to the north consists of a parking lot zoned 0-2 Office and Institutional. The houses east of this property are zoned 0-3 General Office while the office located to the south is located in a Planned Office Development. The reminder of the property to the south is developed with houses zoned R-3 Single Family. The neighboring property to the west is the original application area (Area 2) and is the site to the vacant Westside Junior High School that is on land zoned for a Planned Office Development. Area 2: This proposed change is located in the 1300 block of Marshall Street on the west side of the street. This area is zoned Planned Office Development and is the campus of the vacant Westside Junior High School. The office building to the north is on land zoned 0-2. The block to the east is split into two parts with the north half paved for a parking lot on land zoned 0-2 while the south half consists of Area 1, which is zoned C-3, 0-3, and C-1. Most of the property on the south half of -the block to the east is vacant with the exception of a building located at the northeast corner of Daisy Gatson Bates Drive and Marshall Street. The block to the south is divided by an alley with duplexes zoned R-4 Two Family located east of the alley, and houses zoned R-3 Single Family west of the Alley. The property to the west is split between vacant lands zoned R-4 and R-5 Urban Residence. Area 3: This proposed change is located in the 1100 block of Battery Street on the east side of the street. This area is zoned 0-2 and is a parking lot for the Children's Hospital. The property to the north is the site of the Jesse Powell Towers apartments (located in Area 4) and is zoned 0-2. The office buildings to the east are located on land zoned 0-2. The property to the south consists of a mix of vacant property, houses, and a grocery store converted into an office building 2 February 14, 2002 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: LU02-08-01 on land zoned C-3. The land to the west consists of small offices sitting on land zoned C-4 Open Display Commercial and C-3. Area 4: This proposed change is located in the 1000 block of Battery Street on the east side of the street. This area is zoned 0-2 and is the location of the Jesse Powell Towers apartments. The main building of the Arkansas Children's Hospital occupies the land to the north and is zoned 0-2. The property to the east consists of hospital related buildings on land zoned 0-3 and 0-2. The parking lot to the south (Area 3.) is zoned 0-2. The land to the west is occupied by small office buildings on land zoned C-3, I-2 Light Industrial, and 0-3. Area 5: This proposed change is located along the east side of Schiller Street from I-630 to W. 13th Street and on the south side of Maryland Street from Schiller Street to Battery Street. This area is zoned R-41 R-5, R-3, O-2, I-2, and C-3 and consists of scattered housing and a large number of vacant lots. The I-630 Freeway occupies the neighboring property to the north and is not zoned. The land to the east consists of a broad mixture of the hospital, various office buildings, residences, parking lots, and vacant property zoned 0-3, O-21 0-1 Quiet Office, C-3 and R-4. The land to the south is zoned R-4 with a Conditional Use Permit for a church. The land to the west consists of residences, and vacant property zoned R-4, R-3, and PRD Planned Residential Development. Area 6: This area is located on the east side of Marshall Street from I-630 to W. 10th Street and on the north side of W. 101 Street from Marshall Street to the northeast corner of W. 10th Street and Bishop Street. This area is zoned 0-2, C-3, R-4, and 0-3. This area contains a mixture of buildings and parking lots serving the hospital. The I-630 Freeway occupies the neighboring property to the north and is not zoned. The land to the east consists of offices and commercial structures on land zoned 0-3 and C-3. An office building occupies property to the south that is zoned R-4 Two Family. The land to the west is the site of the hospital located on land zoned 0-2. 3 February 14, 2002 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: LU02-08-01 FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On September 19, 2000 a change took place from Service Trades District to Park/Open Space, Public Institutional, and Mixed Use in the 1100 block of Cantrell Road about a one-half mile north of the study area. On March 7, 2000 multiple changes took place to Mixed Use Urban north of I-630 and west of I-30 starting less than one quarter of a mile northeast of the amendment area. On November 16, 1999 a change took place from Single Family to Mixed Use at 3023 W. 7th Street about three-quarters of a mile west of Area 5. On June 15, 1999 a change took place from Single Family to Mixed Use and Public Institutional in the 2200 block of Wright Avenue about two-thirds of a mile southwest of Area 2. On April 20, 1999 a change was made from Multi -Family to Low' Density Residential on Arch Street and Gaines Street from W. 13th Street to W. 15th Street about 1 mile east of Area 1 and Area 2. Area 1: This property is shown as Mixed Use on the Future Land Use Plan while the proposed change is to Public Institutional. The land to the north is shown as Public Institutional while to the northeast it is shown as Mixed Office Commercial. The land to the east is shown as Mixed Use while the land to the south is shown as Single Family. The land to west is Area 2, which is shown as Public Institutional. Area 2: This is the original application and is shown as Public Institutional on the Future Land Use Plan. The applicant applied for a change to Multi -Family. The blocks to the north are shown as Public Institutional. The property to the east is shown as Public Institutional and Mixed Use. The Mixed Use to the east is located in Area 1. The land to the south and west is shown as Single Family. Area 3: This block is shown as Mixed Office Commercial on the Future Land Use Plan and the proposed change is to Public Institutional. The property to the north is shown as Mixed Office Commercial and is included in Area 4. The property to the east is shown as Public Institutional. The properties to the south are shown as Public Institutional and Mixed Office 4 February 14, 2002 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: LU02-08-01 Commercial. The land to the west is shown as Mixed Office Commercial. Area 4: This land is shown as Mixed Office Commercial on the Future Land Use Plan while the proposed change is to Multi - Family. The blocks to the north and east are shown as Public Institutional. The block to the south is shown as Mixed Office Commercial and is included in Area 3. The blocks to the west are shown as Mixed Office Commercial, with the block to the northwest included in Area 5. Area 5: This area is shown as Single Family and Mixed Office_, Commercial on the Future Land Use Plan. The proposed change is to Public Institutional. The Land to the north of Area 5 is shown as Public Institutional. The land to the east is divided between the property to the north shown as Public Institutional and the property to the south shown as Mixed Office Commercial (areas 3 and 4). The property south of Area 5 is shown as Public Institutional. Most of the property to the west is shown as Single Family with a small area of Public Institutional shown at the southwest corner of W. 10th and Schiller Streets. Area 6: These properties are shown as Mixed Office Commercial on the Future Land Use plan and the proposed change is to Public Institutional. The property to the north is the I-630 Freeway. Most of the land to the east is shown as Mixed Office Commercial with a small portion shown as Public Institutional at the northwest corner of W. 10th Street and Dr. Martin Luther King Jr. Drive. All of the land to the south and west is shown as Public Institutional. MASTER STREET PLAN: I-630 is shown as a Freeway/Expressway on the Master Street Plan. The collectors in the area are: Daisy Gatson Bates Drive from Woodrow to Cumberland; W. 12th from Woodrow Street to Cumberland Street; and Battery Street from I-630 to Daisy Gatson Bates Drive. These are built to standard. These streets serve as a two-lane traffic connection linking the study area to arterials located outside the study area. A Class II Bikeway is shown on Daisy Gatson Bates Drive from Jones Street to Dr. Martin Luther King Jr. Drive. The Class II Bikeway on 5 February 14, 2002 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: LU02-08-01 Daisy Gatson Bates Drive is located next to Area 1 and Area 2. Development of properties in Area 1, or Area 2, should not affect a Class II Bikeway since a Class II Bikeway does not require additional right-of-way or paving. PARKS: The Little Rock Parks and Recreation Master Plan of 2001 shows two parks located within eight blocks of the study area. 9th Street Park, located at 9th and Pulaski Streets (adjacent to the Martin Luther King School), is shown as a mini -park under five acres. A playground and two basketball pads are provides on the park grounds. The park sits two blocks east of Area 6. Centennial Park, located in the 1500 block of Wolfe Street, is shown as a mini -park under five acres providing two basketball pads, and a tennis court. This park sits two blocks south of Area 2. Since the proposed changes in Areas 1, and 3 through 6 reflect existing uses, the parks shown would not be affected. The proposed change to Multi -Family in Area 2 would bring more residents to the area that would be within walking distance of Centennial Park. HISTORIC DISTRICTS: Area 2 is located inside the Central High School Historic District. Overall, the intention of design guidelines is for the preservation of a structure's architecture; guidelines are viewed as broadly as possible in order to enable the property owner to maintain the property and retain architectural elements. The remaining areas covered by this application are located outside the district. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The properties under review are not located in an area covered by a City of Little Rock recognized neighborhood action plan. ANALYSIS: Area 1: Mixed Use to Public Institutional: This property is owned by the Children's Hospital and is shown on their Master C February 14, 2002 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: LU02-08-01 Plan as open space which may be used to provide a buffer between the businesses located at the intersection of the Daisy Gatson Bates Drive / Dr. Martin Luther King Jr. Drive and the residential uses to the south and west. Although the hospital's Master Plan shows the future development of the property as open space area, a change to Public Institutional would allow for changes to that plan and allow the development of property for uses related to the medical community. Area 2: Public Institutional to Multi -Family: This property is the site of the West Side Junior High School and is the original application area. This change will diversify the types residential uses available in the neighborhood. It will also provide a transition between the non-residential uses to the north and east from the less intense Single Family uses to the south and west. A change to Multi -family will also influence the future development should the nature the current development plans change. Area 3: Mixed Office Commercial to Public Institutional: This change will recognize an existing use. This area, owned by the Children's Hospital, is a parking lot slated for the future development of academic and research buildings directly related to the hospital. Although this change will allow the development of large-scale non-residential facilities, a change to Public Institutional should limit future development to uses that are related to uses falling within the criteria of the Public Institutional category. Area 4: Mixed Office Commercial to Multi -Family: the Housing Authority owns this property and the change will recognize the existing Multi -Family residential tower. This change will diversify the types residential uses available in the neighborhood. Area 5: Single Family to Public Institutional: This area is the largest area covering a little over five city blocks and is mostly owned by the Children's Hospital. The hospital's Master Plan shows future development of the northern portion of the area as consisting of offices buildings organized around a central parking area adjacent to the main medical facilities of the hospital. The central portion of the area is reserved by the hospital Master Plan as a transition zone between the medical buildings on the north side of the campus and the 0� February 14, 2002 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: LU02-08-01 research and academic uses located on campus. The southern portion of this by the hospital for future development facilities as well as a buffer. the south side of the study area is designated of academic and research Area 6: Mixed Office Commercial to Public Institutional: This change will recognize existing uses and establish Bishop street as the boundary of the Public uses associated with the hospital and the Mixed Office Commercial uses located to the east. This area is shown by the hospital Master Plan as an area that will be developed for high-density offices adjacent to the medical facilities located at the north end of the campus. The northern boundary of the Children's hospital campus is located next to a freeway, which would invite intense large-scale regional development. Such a location is likely to attract a multitude of different types of large-scale developments. A change to Public Institutional at this location would allow for large scale Public Institutional uses to develop near a major regional transportation corridor. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Capitol Hill Neighborhood Association, Central High Neighborhood Association, East of /Broadway Neighborhood Association, Meadowbrook Neighborhood Association, MLK Neighborhood Association, South End Neighborhood Association, South End Neighborhood Developers, and Wright Avenue Neighborhood Association. Staff has received three comments from area residents that were neutral. Capitol Hill Neighborhood Association, which covers this site, is neutral to the change. STAFF RECOMMENDATIONS: Staff believes all the changes are appropriate. The changes in Areas 1, 3, 4, 5, and 6 recognize existing uses, existing ownership and/or proposed development plans from the hospital. The change in area 2 will buffer the non-residential uses to the north and east from the residential uses to the south and west. 8 February 14, 2002 SUBDIVISION ITEM NO.: 2 (Cont.) PLANNING COMMISSION ACTION: FILE NO.: LU02-08-01 (FEBRUARY 14, 2002) Brian Minyard, City Staff, made a brief presentation to the commission. Commissioner Craig Berry asked if the housing located in the area recommended for removal from the amendment was viable. Brian Minyard, City Staff, stated that the recommended changes in the application were based in part on a review of the Arkansas Children's Hospital Master Plan and that the owner of the houses in question did not want to have his property included in the amendment area. Commissioner Fred Allen asked for the name of the owner. Brian Minyard stated that the name of the owner was Mr. Morris Parker and added that he was invited to attend the meeting. Mr. Parker spoke to the Planning Commission and stated that he did not want his property included in the area proposed for a change to Public Institutional. Commissioner Norm Floyd explained to Mr. Parker that this application was for a Land Use Plan Amendment and that approval of this item would not change the zoning of Mr. Parker's property. Mr. Parker replied that he did not want his property to be shown as -Public Institutional. Commissioner Richard Downing asked where Mr. Parker's property was located. Mr. Parker stated that his property is located at 9000, 910, 916, and 920 Summit Street. Staff recommended approval of the removal of the property located in the east half of the block bounded by 9th, 10th Summit and Schiller Streets as requested by the property owner and that the property remain Single -Family on the Future Land Use Plan. A motion was made to approve the item as presented including staff recommendations. The item, including staff recommendations, was approved with a vote of 9 ayes, 0 noes, 1 absent, and 1 recuse. 0