Loading...
HomeMy WebLinkAboutminutesJuly 5, 2007 ITEM NO.: 9 FILE NO.: LU07-08-01 Name: Land Use Plan Amendment - Central City Planning District Location: At the southeast corner of 15th and Izard Streets Request: Single Family to Multi Family Source: Tina Boyd, Boyd Homes, Inc. PROPOSAL / REQUEST: Land Use Plan amendment in the Central City Planning District from Single Family to Multi Family. Multi Family represents residential development of ten to thirty six dwelling units per acre. The application is for six single-family residences on an approximately half acre lot, which is a density of 12 units per acre. EXISTING LAND USE AND ZONING: The property is currently mostly vacant with one existing house. The lot is approximately one-half acre and is zoned R-4 Two Family District. The R-4 zoning district continues south, north, and east of the amendment area with single-family residences, two churches, and some vacant lots. West of this site is zoned C-3 and is currently vacant. Northwest of this site is zoned 0-3 General Office and has several single family houses on it. One block north of the application area is zoned C-3 General Commercial and is used for a variety of uses: a mini -mart, a duplex, and the Eastern Star PHA. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: This area is currently shown as Single Family on the Future Land Use Plan. Single Family surrounds it to the south and to the east. To the north is a small parcel of Multi Family and to the west is shown as Mixed Use and Multi Family. On January 16, 2007, Ordinance 19,680 was passed to update several areas in the Central City Planning District to reflect zoning and existing land use in five different areas of downtown. On October 4, 2005, Ordinance 19,418 passed to allow a package of amendments to 'clean up' and update the Land Use Plan in the Central High area, to more accurately represent the short and mid-term future development patterns in the area. The location of these amendments is near Daisy Gatson Bates Drive and Dr. Martin Luther King Drive. This amendment provided more Single Family, Neighborhood Commercial and Mixed Use in the area. July 5, 2007 SUBDIVISION ITEM NO.: 9 (Cont. On March 19, 2002, Ordinance 18,656 passed. This Ordinance amended several areas west this area on West 10th Street. These changes were to allow for more Public Institutional and Multi Family in the Children's Hospital vicinity. MASTER STREET PLAN: Both Izard and 15th Streets are shown as Local Streets 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. BICYCLE PLAN: According to the Master Street Plan Bicycle Section, a Class III bike route is planned for both Chester Street and Daisy Bates Drive. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. PARKS: According to the Master Parks Plan, the site is within eight blocks of a city park or open space. Dunbar Park is located two blocks west of this site. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The application area is included in the Downtown Neighborhood Action Plan. The Community Preservation Goal states: "Double our population from 7,000 to 14,000 in the next 15 years." Additional housing in this area is one way to bring new residents downtown. ANALYSIS: This application is to amend an area of Single Family on the Future Land Use Plan to Multi Family to accommodate a zoning application for six single-family units on one half - acre site. Even though these will be single-family residences, the density of this proposed development necessitates a land use plan amendment to Multi Family. This site is in an area of transition between the higher intensity uses on Daisy Bates Drive and Chester Street and the single-family uses to the south. This site is currently vacant 2 July 5, 2007 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: LU07-08-01 with one house to be removed. It is situated on a block that has been developed as single-family residences for many years. Single-family houses surround the site to the south and east. These are typically small lot, single-family homes in good repair. There does appear to be a demand for both single family and multi family housing in this area. Since January 2007, there have been 13 multifamily permits issued for the Central City Planning District. While only one was for a building permit, 12 were for renovations to existing units. The building permit was for a duplex on Louisiana Street, which added two new units to the area. Also since January 2007 there have been 30 building permits issued for single-family units and 17 permits issued for single-family demolitions. A survey is now being taken in this area to determine whether or not a new historic district should be formed for the Dunbar area. This shows a definite interest in this part of the city. There is a large section of vacant land shown as Multi Family just west of the application area, but this land is owned by Philander Smith College. The college plans on working with the Housing Authority to develop this site for student, faculty and general housing, but no plans have been submitted to date. The Downtown Neighborhood Action Plan has called for a need to encourage new housing and new residents for the area with the ultimate goal being to "double our population from 7,000 to 14,000 in the next 15 years." The plan also supports dense residential developments and the development of vacant lots. A change to Low Density Residential would accommodate denser single-family developments in this area. While staff does not believe Multi Family would be appropriate for this area, Low Density Residential density would be more suitable considering the proximity to other single- family residences. A change to Low Density Residential would still allow for single- family uses, but it would also create new opportunities for less conventional types of housing options. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood association: Downtown. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff cannot support Multifamily in this location. However, the surrounding use and zoning pattern together with the design of the proposed Planned Residential District, a change to Low Density Residential is appropriate. PLANNING COMMISSION ACTION: (JULY 5, 2007) Walter Malone, Planning Staff, reviewed the surrounding use and zoning pattern. There have been only a few residential units in the general area. Mr. Malone reviewed the site 3 July 5, 2007 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: LU07-08-01 to west and its potential uses. This site makes a good transition from the more intense uses (and proposed uses) to the north and west, which it will face to the less intense single-family uses to the east and south. Staff is supportive of an `infill' development which maybe somewhat more dense than the traditional single-family. However with the use pattern to the east and south something less than Multifamily would be appropriate. Staff supports a change in the Plan for this area to Low Density Residential. Ms. Donna James, Planning Staff, reviewed the related Planned Zoning District (see item 9.1: Z -4607-A for a complete minute record). A motion was made to approve the Plan amendment, by a vote of 3 for, 6 against, 1 absent and one position the amendment failed. 4