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Home My WebLink AboutminutesJanuary 29, 2004 ITEM NO.: A FILE NO.: LU03-08-01 Name: Land Use Plan Amendment - Central City Planning District Location: 1858 S. Chester St. Reuest: Single Family to Mixed Use Source: David Featherstone 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 cleaning service at this location. Prompted by this Land Use Plan amendment request, the Planning Staff expanded the area of review to include the west side of Chester Street from the area currently shown as Mixed Use to 19th Street. This change would eliminate the Single Family shown on west side of the 1800 block of Chester Street from Wright Avenue to 19th Street. EXISTING LAND USE AND ZONING: The property is two houses and a vacant lot currently zoned R-4 Two Family and is .517 acres t in size. The expanded area consists of the applicant's properties and a vacant lot zone R-4. The property north of the expanded area is zoned 0-1 Quiet Office for a college community center operated by Philander Smith College. The east side of the 1800 block of Chester Street south of the auto shop consists of houses zoned R-2. Rightsell Elementary School is located on the east side of the 1900 block of Chester Street. The remainder of the area surrounding the expanded application area consists of houses and vacant property zoned R-4. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On March 19, 2003 multiple changes were made from Single Family, Mixed Office Commercial, Public Institutional and Mixed Use to Public Institutional and Multi -family in the vicinity of the Arkansas Children's Hospital about Y2 mile northwest of the applicant's property to accommodate proposed development and to recognize existing conditions. January 29, 2004 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: LU03-08-01 On January 4, 2000 a change was made from Single Family to Mixed Use at 2311 S. Spring Street to accommodate proposed development about Y2 mile east of the application area. On June 15, 1999 multiple changes were made from Single Family to Mixed Use and Public Institutional on Wright Avenue at Park and Howard Streets to recognize existing conditions and accommodate proposed development about 1 mile west of the study area. On April 20, 1999 multiple changes were made from Commercial, Low Density Residential, and Public Institutional to Mixed Use on Scott Street from 16th Street to 1-630 to recognize existing conditions about 3/ mile northeast of the expanded area. On April 20, 1999 a change was made from Single Family to Commercial on Scott Street from 17th to 19th Street to recognize existing conditions located about 7/10 of a mile south of the expanded study area. On April 20, 1999 a change was made from Multi -family to Low Density Residential on 13th to 15th Street to recognize existing conditions located about 1/3 of a mile northeast of the amendment area. The applicant's property and the expanded area are shown as Single Family on the Future Land Use Plan. The property to the north is shown as Mixed Use while the remainder of the surrounding properties are shown as Single Family, while Public Institutional is shown to the southeast for the school. MASTER STREET PLAN: Chester Street is shown as a Minor Arterial with a modified standard of a 60' Right -of -Way, a four -lane cross-section, and additional requirements at intersections. Chester Street is built to the modified standard. A Class III Bikeway is shown on Chester Street from 14th to Roosevelt. There is no additional Right -of -Way or paving required for a Class III Bikeway. PARKS: The Little Rock Parks and Recreation Master Plan of 2001 includes public school property, such as the Rightsell Elementary School located in the 1900 block on the east side of Chester Street and Dunbar Magnet Jr. High at the corner of Cross Street and Wright Avenue as an element in the eight -block strategy of providing park and open space facilities within eight blocks of all residents of the City of Little Rock. 2 January 29, 2004 SUBDIVISION ITEM NO.: A (Cont. HISTORIC DISTRICTS: FILE NO.: LU03-08-01 There are no city recognized historic districts that would be affected by this amendment. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Downtown Neighborhoods Plan for the Future Neighborhood Action Plan. The plan does not contain any goals, objectives, or action statements relative to this case. However, the Executive Summary of the plan goals did list a priority of rehabilitating decayed structures and overgrown vacant lots for residential and commercial uses. The Executive Summary also supports increasing home ownership rates in the area and improving protections for historic structures. ANALYSIS: The applicant's property is located in a neighborhood where most of the non- residential uses are institutional in nature. A change to Mixed Use would expand the area shown as Mixed Use from its current location down to 19th Street. A change to Mixed Use would allow the non-residential uses to extend to the south along the west side of Chester but could protect the integrity of neighboring uses through the Planned Zoning Development process required for non-residential uses. Currently, most of the properties along Chester Street south of Wright Avenue present a residential character. All of the property located in the expanded area along Chester Street front the street and are accessed primarily from Chester Street. The houses located to the east face Chester Street, and would face any potential non-residential development within the expanded study area. The houses on Chester Street located south of 19th Street face Rightsell Elementary School and would not be directly effected by non-residential development north of 19th Street as long as 19th Street is established as the southern boundary for the area shown as Mixed Use. Another potential for conflicting uses would be at the northwest corner of the Chester and 19th Street intersection. A change to Mixed Use at the northwest corner of Chester and 19th opens the potential for development of a non- residential use near the school. Any PZD approved for non-residential uses on the north side of the Chester / 19th intersection would need to be implemented in a way that would protect the integrity of the uses located to the south. 3 January 29, 2004 SUBDIVISION ITEM NO.: A (Cont.) FILE NO.: LU03-08-01 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, MLK Neighborhood Association, Quapaw Quarter Neighborhood Crime Watch Assoc., South End Neighborhood Association, South End Neighborhood Developers, and Wright Avenue Neighborhood Association. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: The applicant has requested a deferral of six weeks on this item. Staff supports this request for deferral. PLANNING COMMISSION ACTION: (October 16, 2003) The item was placed on the consent agenda for deferral to the December 4, 2003 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (December 4, 2003) The item was placed on the consent agenda for deferral to the January 29, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes, and 0 absent. PLANNING COMMISSION ACTION: (January 29, 2004) The item was placed on the consent agenda for withdrawal. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes and 0 absent. 0 a a � 4 C:3 i MF Lj'T�SFS 7 r_ I' Dill 0 ED C3 11. LE3 - W E TH gED :7jo �_ ❑ �� F SF" o ❑0 o ED ❑ � ° a 1 t� ID ❑ i' E�j ;-- - --_H -9 � W ISH �_'. 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