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HomeMy WebLinkAboutminutes withdrawalMarch 1, 2007 ITEM NO.: C FILE NO.: LU06-08-04 Name: Land Use Plan Amendment - Central City Planning District Location: Either side of Daisy Bates east of Bishop Street Request: Single Family and Mixed Use to Office and Neighborhood Commercial Source: Ron Woods PROPOSAL/REQUEST: Land Use Plan amendment in the Central City Planning District from Single Family to Office and Mixed Use to Neighborhood Commercial. The proposed Neighborhood Commercial is a quarter block at the northeast corner of Daisy Bates and Bishop Streets and the proposed Office is one lot at the southeast corner of Daisy Bates and Bishop Streets. Neighborhood Commercial includes limited small-scale commercial development in close proximity to a neighborhood. Office represents services provided directly to consumers as well as general offices, which support more basic economic activities. The proposed use of the property is for residential/office and commercial. Staff is not expanding this application because this area was reviewed within the past year. EXISTING LAND USE AND ZONING: The property is urban residential with one single-family residence and two duplexes. It is currently zoned 03 General Office District on the north side of Daisy Gatson Bates Drive and R3 Single Family on the south side of Daisy Gatson Bates Drive. The site is 1 acre ± in size. To the east and southeast of this site is zoned C3 General Commercial and is used for commercial type uses: a beauty parlor, a Church's Chicken and Uncle T's Food Mart. To the west is currently vacant, and it is zoned 02 General Office for a new medical clinic and a parking lot. To the southwest is zoned R3 Single Family for single-family residences. Immediately north of this site is zoned R4 Two Family District, but it is a vacant lot. Northeast of the area is zoned R5 and currently is used for multi family housing. The area to the south has a single-family residence on it, and there is very little space between the application area and this house. To the southwest of this site, on the southwest corner of Bishop and Daisy Gatson Bates is a Planned Office Development for a hair salon in a house. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The application site is currently planned for Mixed Use on the north side of Daisy Gatson Bates Drive. The portion of the application on the south side of Daisy Gatson Bates Drive is planned for Single Family. To the southwest is also planned for Single March 1, 2007 SUBDIVISION ITEM NQ,: _Q_(Cont._) FILE NO.: LU06-08-04 Family Residential. To the east and southeast is planned Neighborhood Commercial, and to the west is Public Institutional. North of this site is planned for Mixed Office Commercial. October 4, 2005, Ordinance 19418 amended multiple locations in this area. Immediately to the west of the application was changed from Mixed Use to Neighborhood Commercial. To the southeast was changed from Mixed Use to Single Family. And north of this site at 13th and Bishop was changed from Mixed Office Commercial to Public Institutional. March 19, 2002, Ordinance 18656 changed multiple areas in this vicinity. Two blocks between Wolfe and Bishop and north of Daisy Gatson Bates were changed from Public Institutional and Mixed Use to Mixed Use and Public Institutional. MASTER STREET PLAN: Bishop Street is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that 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. Daisy Gatson Bates Drive is shown as a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements. BICYCLE PLAN: A Class II route is shown along Daisy Gatson Bates Drive. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. 17_1:1:(.91 According to the Master Parks Plan, this area is within eight blocks of a park or open space. The application area is located between three different parks: Centennial, Dunbar, and Ninth Street. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. 2 March 1, 2007 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: LU06-08-04 CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The area is not covered by a city recognized Neighborhood Action Plan. ANAI YSIS- The application site is part of an existing residential area in the Central City Planning District. The application site is on the north and south sides of Daisy L. Gatson Bates Drive on the east side of Bishop Street. Daisy Gatson Bates Drive is one of the main entryways into the Central High National Historic District. Central High School National Landmark is also accessed from downtown via Daisy Gatson Bates. As the entryway to this national landmark, this street and its development should be closely scrutinized. Within a half -mile of this application site there are various opportunities for Commercial uses on the Future Land Use Plan. The intersection of 16th Street and Martin Luther King Drive is occupied and planned for Neighborhood Commercial. Half a mile to the south of the application area is Wright Avenue, which is planned for either Mixed Use or Commercial between Summit and Pulaski Streets. This area has several vacant lots that could be developed for commercial use. Currently the portion of the application site on the north side of Daisy Gatson Bates Drive is planned for Mixed Use. A Planned Zoning Development (PZD) is required with the Mixed Use category if the use is entirely office or commercial or if the use is a mixture of the three (residential, office, commercial). A PZD would allow this area to be scrutinized more closely before development while a change to Neighborhood Commercial would allow small-scale commercial development without a PZD. While commercial uses are allowed in both Mixed Use and Neighborhood Commercial, Mixed Use category is preferable for this site because it requires the PZD. Children's Hospital is developing the site immediately west of the application area. A site plan review for a clinic in 02 zoning was required. One block further west on Daisy Gatson Bates Drive is an old school building that has been converted into apartments. This site was reviewed through the PZD process for a Planned Development -Residential. In essence, the two blocks immediately to the west went through a more intense plan review. In keeping with this trend, this new application site should be required to complete a PZD as required in the Mixed Use category. Another point to consider is that the tract of land just east of this application site, the quarter -block at the northwest corner of Martin Luther King Drive and Daisy Gatson Bates, is already planned for Neighborhood Commercial, zoned C3, and is vacant. While there is still vacant Neighborhood Commercial available with no development pending, a Land Use Amendment without a specific use seems premature. There does not seem to be a high demand in the area for more commercial uses. There are also 3 March 1, 2007 SUBDIVISION ITEM NO.: C [Cont. FILE NO.: LU06-08-04 many opportunities for office space to the north of Daisy Gatson Bates Drive. South of Daisy Bates has a land use pattern of single-family residences. North of Daisy Bates is seeing increasing amounts of Children's Hospital owned property. The medical office uses will most likely continue to dominate this area north of Daisy Bates. The portion of the application site on the south side of Daisy Gatson Bates Drive is planned for Single Family. There is currently a single-family residence on the lot and there are houses next door and across Bishop Street. These houses are the northernmost part of a larger area of housing that expands south to Roosevelt. These houses were built very close together, and there is very little space on the south side of Daisy Gatson Bates between the proposed office and the single-family house on Bishop. Also, these single-family homes face the side streets. This is an aspect of the neighborhood that needs to be protected and strengthened. A design review of development to the north of Daisy Bates can help to protect these side street facing houses. Again, a change to Suburban office instead of Office could be more appropriate since the Suburban Office category requires a PZD for the site. The juxtaposition between the Office and the Single Family needs to be addressed in the bulk, mass, and use of any proposed development. A change to Office on the Land Use Plan would be inappropriate because it would not leave any sort of buffer between the houses and the offices. Also, the Land Use Plan for this area was just reviewed last year, and Ordinance 19418 amended multiple locations in this area. The three acres adjacent to the east of this application site was changed from Mixed Use to Neighborhood Commercial. At the intersection of 15th Street and Dr. Martin Luther King Drive, four acres were changed from Office to Mixed Use. One block further south was changed from Mixed Use to Neighborhood Commercial. All these changes were intended to make the Land Use Plan more reflective of the existing land use, zoning and likely short-term future land use development of the area. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Central High Neighborhood, Inc. and Downtown Neighborhood Association. Staff has not received any comments. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. Staff believes that not only the use but also the design should be reviewed for the entry to a National Landmark Site such as Central High School. E March 1, 2007 SUBDIVISION ITEM NO.: C (Cont.) PLANNING COMMISSION ACTION: FILE NO.: LU06-08-04 (SEPTEMBER 28, 2006) At the request of the applicant this item was placed on the consent agenda for deferral. By a vote of 9 for, 0 against the consent agenda was approved. PLANNING COMMISSION ACTION: (NOVEMBER 9, 2006) The item was placed on the consent agenda for deferral at the request of the applicant to December 7, 2006. By a vote of 9 for, 0 against (Rahman, Allen absent) the consent agenda was approved. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant requested this item be differed to January 18, 2007. The item was placed on consent agenda for deferral. By a vote of 10 for, 0 against the consent agenda was approved. STAFF UPDATE: Part of the application (the portion north of Daisy Gatson Bates) has been withdrawn. The application has been amended to a change from Single Family to Suburban Office on the south side of Daisy Gatson Bates. Staff believes the change is not appropriate. Staff believes that, while Suburban Office is designed to be compatible with surrounding Single Family Residential, this does not mean that Suburban Office change from Single Family is always appropriate. In this case the structures are oriented to the side street. Staff feels that it is inappropriate to introduce a different land use plan category into this block. As has been noted the general neighborhood is a fragile residential neighborhood. There has been some minimal redevelopment of the residential in the area to the south and east. The City wishes to encourage this reinvestment in the residential housing stock of the neighborhood. As part of this effort non-residential uses should be kept to the north of Daisy Bates in this section of Bishop Street. PLANNING COMMISSION ACTION: (JANUARY 18, 2007) The item was placed on consent agenda for deferral at the request of Staff due to an issue on the related PZD application. By a vote of 10 for, 0 against the consent agenda was approved. 5 March 1, 2007 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: LU06-08-04 STAFF UPDATE: There has been no change to this application. LANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant requested this item be withdrawn without prejudice. The item was placed on consent agenda for withdrawal. The consent agenda was approved by a vote of 9 for, 0 against with 2 absent. N aR 14,41 1 t PIP Is I LDR MIS Vicinity Map NC Plan Amendment Case: LU06-08-04 Location: 1401 Bishop Street N SF to O Ward: 1 PD: 8 CT: 10 0 150 300 Feet TRS: T1NR12W9 R gat ®NAM MIR IMP PK/OSA-j LI kxu lit c Vicinity Map NC Plan Amendment Case: LU06-08-04 Location: 1401 Bishop Street N SF to O Ward: 1 PD: 8 CT: 10 0 150 300 Feet TRS: T1NR12W9 02 C3 Au live man LA R4 F. R4- K", 02 R4 5 3 Its IL R4 lb one ft PR AI Awl Sim a R4i 0 .2f, R R4 R3 .:R4 I R, C x Vicinity Map r -W 0 Area., 0111liv— Case: LU06-08-04 Location: 1401 Bishop Street SF to 0 Ward: I PD: 8 CT 10 TRS: TINR12W9 0 150 300 Feet