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HomeMy WebLinkAboutboard of directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION FEBRUARY 7, 2006 AGENDA Subject LU05-08-04, Land Use Plan Amendment in the Central City District from Single Family to Multifamily Submitted by: Planning & Development SYNOPSIS FISCAL IMPACT RECOMMENDATION CITIZEN PARTICIPATION BACKGROUND Action Required I Approved By Ordinance Resolution Approval Information Report Bruce Moore City Manager A change of the Land Use Plan in the Central City Planning District from Single Family to Multifamily, south of 291h Street from Main to Martel No impact determined Staff recommends approval recommended approval (11 hearing on January 5, 2006. The Planning Commission for, 0 against) at their public Notices were sent to the East of Broadway, community Outreach, Downtown, Meadowbrook and South End Neighborhood Associations. The Planning Commission held a public hearing on January 5, 2006. The area requesting a Plan change is part of the City that has been developed for many decades. In more recent decades there has actually been a loss of structures in the general area. Vacant lots have become more numerous than lots with structures from this site to the east and south. The single-family neighborhood from Main east and south of 29t1' Street has seen significant decline (loss of units). The general area is impacted by the rail line to the south, Interstate Freeway to the east and heavy commercial to industrial uses along them. BACKGROUND CONTINUED The four superblocks of this area have been a peninsula of single-family with public uses, multifamily in the form of public housing and industrial uses on three sides. The Multifamily (public housing) is to the east and northeast with the Public uses (park and elementary school) to the northwest. The industrial and heavy commercial uses are along the south and east beyond the multifamily. This has made the area somewhat isolated from the rest of the neighborhood to the east. The bulk of the neighborhood to the east has remained in relatively good physical condition. It is important to note that the scale and massing of the structures in the area are small. Even the currently developed multifamily area is not made-up of large structures, but rather duplexes with abundant open space. The largest structure is the elementary school and further away churches. These are public institutional uses, which often are large to mark their importance to the community. The Neighborhood Plan noted the importance of ensuring any new structures are of a similar massing and scale. This is so that the new structures will be a part of the neighborhood, blending into the `fabric' of the neighborhood. There is a Central Arkansas Bus Route adjacent to the site, thus access is not an issue. For that matter increased density along a transit route is good for mass transit. The park across the street provides open space for a multifamily development. There is a Planned Development filed with the Land Use Amendment and it does include some open space on site. The zoning request also indicates that the development would be for elderly. The proximity to a school is not really an issue, but grandparents could keep children after school until their parents complete the workday. Or the residents of the development might be able to volunteer in the school. Whether, the development is elderly housing or not, the proximity of a school, park and transit line make the area a candidate for higher density residential. With the institutional uses along Main Street — church, school and park, traffic generated by a multifamily development would not have to move through a single-family neighborhood to get to the development. This part of the single-family neighborhood has become mostly abandoned. The development of new residential units is a positive development for the area. The lots in this area are small resulting in a high density of units if developed one unit on one lot. With the existing services and amenities in the vicinity, a multifamily designation 2 BACKGROUND CONTINUED provides a positive addition. This helps support the transit service and with the recreational facilities to the north can be an asset to the area. The massing and scale of the new development can help it become a part of the neighborhood rather than being something just `dropped in' to the neighborhood. FILE NO.: LU05-08-04 Name: Land Use Plan Amendment - Central City Planning District Location: South of 29th Street, Main to Martel Regu_est: Single Family to Multifamily Source: Wali Caraline, AIA PROPOSAL / REQUEST: Land Use Plan amendment in the Central City Planning District from Single Family to Multifamily. Multifamily accommodates residential development of ten (10) to thirty-six (36) dwelling units per acre. There is an application filed for three four-plexes. The intended use is for elderly housing. EXISTING LAND USE AND ZONING: The property is vacant and currently zoned 'R-3' Single Family and is one -acre t in size. To the north-northeast is 'R-4' Two-family residential zoning with a public housing project consisting of attached housing, two units. To the north-northwest is 'R-4' residential zoning with an elementary school, Washington. To the north is PR, Park zoning with a City Park, South Little Rock Park. To the east, south and west is 'R-3' zoned land with homes and a few vacant lots. About a block and a half to the south- southeast is 'I-2' Light Industrial zoning with several heavy commercial and light industrial uses. A long block to the south, at 31St and Maim Streets is 'C-3' General Commercial, 'C-1' Neighborhood Commercial and 'R-5' Urban residence zoning, most of which is vacant. The 'C-1' land has an abandoned commercial structure on it. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On January 4, 2000, a change was made from Single Family to Mixed Use at 2311 Spring to the northwest of the application area to accommodate a proposed development. On March 19, 2002, several changes from Public Institutional, Mixed Office Commercial, Mixed Use and Single Family to Public Institutional and Mixed Office Commercial and Public Institutional to Multifamily were made in the area between Daisy Bates — I630 and Schiller to Bishop. These changes are over a mile to the northwest of the application area. The changes were done to better reflect the Children's Hospital campus plan and surrounding uses. October 4, 2005, several changes were made from Single Family, Mixed Use, Mixed Office Commercial and Industrial to Single Family, Low Density Residential, Mixed Use Public Institutional, Commercial and Light Industrial. These changes are over a mile to the northwest and were made to more accurately reflect the existing and probable future development pattern of the area. The application area is shown as Single Family. To the north-northeast the Plan shows Multifamily, with Public Institutional use shown to the north-northwest. To the west, south and east the Plan shows Single Family. Further to the south-southeast a light FILE NO.: LU05-08-04 (Cont-) industrial area is shown with a Park/Open Space buffer. The site is near the edge of an existing single-family area. MASTER STREET PLAN: All the streets in the general area are shown as Local Streets. Local Streets primary function is to provide access to adjacent property. With the proposed density increase improvements to Local Street Standards may be required. BICYCLE PLAN: The Master Street Plan shows a Class III Bicycle Route along Main Street. A Class III shares the paved roadway between motorized vehicles and bicycles. No additional right-of-way is proposed. PARKS: The Little Rock Parks and Recreation Master Plan indicates the application area meets the standards for access to recreation or open space. South Little Rock Park is across the street from the application area. The Plan classifies South Little Rock Park as a mini -park (under 5 acres). HISTORIC DISTRICTS: The applicant's property is not in a local historic district. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The property under review is with in the South End Area Improvement Revision "A Neighborhood Action Plan". Under the 'Improve Housing Stock' goal, the Plan calls for " making infill housing compatible with existing neighborhood pattern of massing, setback, etc and multifamily blend in with existing neighborhood". A second objective states "develop vacant lots with new housing". It should be noted that the Plan did identify this area as a possible site to acquire for additional parkland. ANALYSIS: The area requesting a Plan change is part of the City that has been developed for many decades. In more recent decades there has actually been a loss of structures in the general area. Vacant lots have become more numerous than lots with structures from this site to the east and south. The single-family neighborhood from Main east and south of 29th Street has seen significant decline (loss of units). The general area is impacted by the rail line to the south, Interstate Freeway to the east and heavy commercial to industrial uses along them. The four superblocks of this area have been a peninsula of single-family with public uses, multifamily in the form of public housing and industrial uses on three sides. The Multifamily (public housing) is to the east and northeast with the Public uses (park and elementary school) to the northwest. The industrial and heavy commercial uses are along the south and east beyond the multifamily. This has made the area somewhat isolated from the rest of the neighborhood to the east. The bulk of the neighborhood to the east has remained in relatively good physical condition. It is important to note that the scale and massing of the structures in the area are small. Even the currently developed multifamily area is not made-up of large structures, but K FILE NO.: LU05-08-04 (Cont rather duplexes with abundant open space. The largest structure is the elementary school and further away churches. These are public institutional uses, which often are large to mark their importance to the community. The Neighborhood Plan noted the importance of ensuring any new structures are of a similar massing and scale. This is so that the new structures will be a part of the neighborhood, blending into the `fabric' of the neighborhood. There is a Central Arkansas Bus Route adjacent to the site, thus access is not an issue. For that matter increased density along a transit route is good for mass transit. The park across the street provides open space for a multifamily development. There is a Planned Development filed with the Land Use Amendment and it does include some open space on site. The zoning request also indicates that the development would be for elderly. The proximity to a school is not really an issue, but grandparents could keep children after school until their parents complete the workday. Or the residents of the development might be able to volunteer in the school. Whether, the development is elderly housing or not, the proximity of a school, park and transit line make the area a candidate for higher density residential. With the institutional uses along Main Street — church, school and park, traffic generated by a multifamily development would not have to move through a single-family neighborhood to get to the development. This part of the single-family neighborhood has become mostly abandoned. The development of new residential units is a positive development for the area. The lots in this area are small resulting in a high density of units if developed one unit on one lot. With the existing services and amenities in the vicinity, a multifamily designation provides a positive addition. This helps support the transit service and with the recreational facilities to the north can be an asset to the area. The massing and scale of the new development can help it become a part of the neighborhood rather than being something just 'dropped in' to the neighborhood. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: East of Broadway, Community Outreach, Downtown, Meadowbrook, and South End. Staff has received no comments from area residents or neighborhood groups. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (JANUARY 5, 2006) The item was placed on consent agenda for approval. By a vote of 11 for, 0 against the consent agenda was approved. M ORDINANCE NO AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE CENTRAL CITY PLANNING DISTRICT FROM SINGLE FAMILY TO MULTIFAMILY; AND FOR OTHER MATTERS. WHEREAS, the Little Rock Planning Commission after conducting a public hearing on the issue recommends the Plan be changed. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. SECTION 1. That a Single Family area south of 29"' Street between Main and Martel is changed to Multifamily. 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: Mayor Vicinity Map PLAN AMENDMENT N Case: LU05-08-04 SF TO MF Location: 2901 SOUTH MAIN Ward: 1 PD: 8 CT: 5 TRS: T1NR12W15 0 100200 400 Feet aw Vicinity Map AREA ZONING [J2 [=IT (w WU E N Case: LU05-08-04 SF TO MF A Location: 2901 SOUTH MAIN Ward: I PD: 8 CT: 5 IRS: TINR12W15 0 100200 400 Feet I Ell, Vicinity Map AREA ZONING [J2 [=IT (w WU E N Case: LU05-08-04 SF TO MF A Location: 2901 SOUTH MAIN Ward: I PD: 8 CT: 5 IRS: TINR12W15 0 100200 400 Feet I