HomeMy WebLinkAboutminutesSeptember 19, 2002
ITEM NO._ C FILE NO.: LU02-08-03
Name: Land Use Plan Amendment - Central City Planning District
Location: An area north and west of 12th and Thayer Streets.
Request: Light Industrial, Industrial, Park / Open Space and Commercial to
Mixed Use
Source: William Willis, Union Rescue Mission
PROPOSAL / REQUEST:
Land Use Plan amendment in the Central City Planning District from Light
Industrial, Industrial, Park / Open Space and Commercial 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 uses are entirely office
or commercial or if the use is a mixture of the three. The applicant has submitted
an application to develop the property to provide temporary lodging, offices, and
social services.
Prompted by this Land Use Amendment request, the Planning Staff expanded
the area of review to include the area between the Union Pacific tracks and
Thayer Street extending south to 11tt' Street. The boundary continues west on
11th Street to the alley between Thayer and Jones Street continuing south to the
area shown as Commercial along 12th Street then west to the railroad tracks. The
railroad tracks serve as the western boundary for the expanded area.
With these changes, the entire area of Park / Open Space between 10th and 11th
Streets west of Thayer Street will also be eliminated. The area was expanded to
1) remove a remnant of Industrial that would be between Single Family and Light
Industrial, 2) recognize existing commercial zoning that was shown as Light
Industrial and Industrial, 3) and remove Park / Open Space that was placed as a
buffer between Industrial and Single Family. ,.
EXISTING LAND USE AND ZONING:
The expanded area consists of vacant land, houses, and commercial building on
12th Street currently zoned 1-2 Light Industrial, R-4 Two Family Residential, and
C-3 General Commercial and is approximately 9.54 ± acres in size. A bus barn
and a print shop are located in an 1-2 zone to the west. A warehouse, junkyard
and vacant property are located in the 1-2 zone to the north. The property lying to
the east of the expanded area is zoned R-4 and R-3 Single Family and is
occupied by single-family residences. The property to the south of the expanded
area is 1-2, C-3, R-3, and R-4 occupied by residential and commercial structures.
September 19, 2002
UBDIVISION
ITEM NO.: C (Cont.) FILE NO.: LU02-08-03
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On March 19, 2002, multiple changes were made from Single Family, Mixed
Office Commercial, Public Institutional, and Mixed Use to Public Institutional and
Multi -Family about'/4 of a mile to the east of the applicant's property in the
vicinity, and including, the campus of the Arkansas Children's Hospital.
On July 17, 2001, a change was made from Single Family to Park / Open Space
at Stephens Park about 9/10 of a mile southwest of the amendment area.
On September 19, 2000, multiple changes were made from Service Trades
District to Park / Open Space, Public Institutional and Mixed Use in the 1100
block of Cantrell Road about % of a mile northeast of the expanded area.
On March 7, 2000, multiple changes were made from Mixed Use, Office,
Commercial, Mixed Office Commercial, Service Trades District, and Public
Institutional to Public Institutional and Mixed Use Urban covering most of the
Downtown Planning District starting east of Woodlane Street about 3/ of a mile
northeast of the study area.
The area is shown on the Future Land Use Plan as Light Industrial, Industrial,
Park / Open Space and Single Family. Industrial is shown on the Land Use Plan
to the north of the area while Light Industrial is shown to the west. Single Family
is shown to the east of the area while Commercial is shown to the south.
This property was the subject of a previous Land Use Plan amendment heard
and approved by the Planning Commission on November 11, 1999. The
amendment was forwarded to the February 15, 2000 Board of Directors meeting
and was tabled. The current land uses shown for the area have remained
unchanged. The current application is similar to, but slightly smaller than, the
original application heard by the Planning Commission.
MASTER STREET PLAN:
12th Street is shown on the Master Street Plan as a Collector Street and is built.f.to
standard. 10th, 11th, Jones, and Thayer Streets are standard residential streets in
need of repair. There are no Bikeways shown on the plan that would be affected
by this amendment.
PARKS:
The nearest park shown on the Little Rock Parks and Recreation Master Plan of
2001 is Fletcher Park located at 1-630 and Woodrow Street west of the railroad
tracks. Fletcher Park is listed as a mini -park of less than five acres equipped
with a playground, basketball pad, a practice / active recreation area, and two
picnic tables. This park is designed to serve the recreational needs of the
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September 19, 2002
SUBDIVISION
ITEM NO.: C {Cont.} FILE NO.: LU02-08-03
neighborhood this application area is located in. The main disadvantage of the
park is the partial barrier created by the railroad tracks located at 10th and 11th
Streets. The railroad may be crosses{ at 12th Street.
HISTORIC DISTRICTS:
The south boundary of the expanded area of review is located one block north of
the north boundary of the Little Rock Central High School National Historic
District. Since the historic district in a national district and not a local district,
development within the amendment area hopefully will respect the character of
the surrounding neighborhood. However, this amendment should not affect the
area inside the historic district.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The applicant's property lies in the area covered by the Stephens Area
Neighborhood Action Plan. The Housing goal recommends the removal of
substandard houses and lots with an objective of providing a safer living
environment. Action statements support the removal of burnt and unsafe
buildings while cleaning vacant weed lots and alleys. Since a large portion of the
property in the area is vacant this amendment would provide for infill
development that would minimize the occurrence of weed lots. Most of the
neighborhood's burnt and unsafe structures are located to the east outside of the
study area.
ANALYSIS:
At an earlier time, industrial enterprises located along this section of the railroad
tracks for the obvious transportation reasons. Other industrial buildings lie along
these tracks, but no notable development has occurred in the recent past. As
market forces change, this site has become less desirable for industrial infill,
even though it is zoned 1-2. Mixed Use would also provide a transition between
the remaining area shown as Light Industrial west of the Railroad Tracks and the
residential uses to the east. The use of Planned Zoning Districts in the area ,
shown, as Mixed Use would protect the character of the residential areas to the
east and the area adjacent to Central High by providing a mechanism for design
review of future developments located in this area. Mixed Use would provide for
redevelopment in an area where the conforming industrial development would
likely not happen.
Outside the application a mixture of industrial, institutional, commercial and
residential uses characterizes area the neighborhood. Most of the neighborhood
to the east is residential in character. The northern edge of the neighborhood,
next to 1-630, is a marginal residential area with a junkyard and machine shop
located at the railroad and freeway. The Dorcus House located at the southeast
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September 19, 2002
SUBDIVISION
ITEM NO.: C (Cont.
FILE NO.: LU02-08-03
corner of 1-630 and Park Street serves as a mixture of both residential and
institutional activities. The Children's Hospital located at Martin Luther King is a
large Public Institutional use that serves as the eastern boundary of the
residential area. The Future Land Use for the properties to the east of Schiller
Street shows Public Institutional, which will limit the possibility of new residential
development. In addition to the Future land Use plan, the Children's Hospital
Campus Long Range Plan shows that the hospital plans to extend its campus to
Schiller Street north of 11th Street which would limit the long term viability of
residential uses in that area. 12th Street east of Thayer consists mainly of
residential uses while west of Thayer storefront churches and small commercial
businesses with a day care center located at the railroad tracks. The businesses
on 12th at the railroad consist of a commercial building on the south side of the
street and a building on the north side that is a warehouse and office building.
The neighborhood to the south of 12th Street is strictly residential in character.
About two block of housing separate the Central High School Historic Site from
the study area. Based on the general development pattern of the area, small
retail business, small offices, quasi -public institutions, and affordable historic
residences would be compatible with the current development pattern of the
neighborhood.
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, Wright Avenue Neighborhood Association,
Capitol View Stifft Station Neighborhood Association, and Pine to Woodrow
Neighborhood Association. Staff has received one neutral comment from area
residents.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate. The change to Mixed Use should
provide flexibility for, and review of, future development in the area.
PLANNING COMMISSION ACTION: (June 20, 2002)
The applicant was notified that less than 8 Commissioners were present and that
a minimum of 6 votes world be needed for the item to pass. The applicant was
given the option to defer the item to the August 8th Planning Commission
meeting. The applicant requested the deferral. A motion to defer item 15 to the
August 8th meeting and was approved with a vote of 7 ayes, 0 noes, 3 absent
and 1 open position.
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September 19, 2002
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: LU02-08-03
PLANNING COMMISSION ACTION:
(AUGUST 8, 2002)
The item was placed on the consent agenda for deferral to the September 19,
2002 Planning Commission meeting. A motion was made to approve the
consent agenda and was approved with a vote of 9 ayes, 0 noes, 1 absent,
and 1 open position.
PLANNING COMMISSION ACTION:
(SEPTEMBER 19, 2002)
Brian Minyard, City Staff, made a brief presentation to the Commission. Donna
James made a presentation of item C.1 so the discussion could coincide with the
discussion for item C. See item C.1 for a complete discussion concerning the
Short Form Planned Office Development.
William Willis, the applicant, made a presentation to the commission about the
Union Rescue's mission to serve the homeless. He spoke of crime records for
the area, the Consolidated Housing Plan and the support of contributors
throughout the city.
Commissioner Nunnley stated that he did not agree last time and he is still
opposed to the application.
Commissioner Faust asked if Ms Arnbrose was opposed to the Land Use Plan
Amendment. Ms. Ambrose stated that she would not oppose it. Susan Leslie
stated that she could not say.
It was noted that Commissioner Bill Rector has recused and had left the room at
the beginning of the discussion.
A motion was made to approve the item as presented. The item was approved
with a vote of 10 ayes, 0 no, 0 absent, and 1 recusal.
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