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HomeMy WebLinkAboutminutesOctober 30, 2008 ITEM NO.: 9 FILE NO.: LU08-08-02 Name: Land Use Plan Amendment — Central City Planning District Location: the northeast corner of Summit and 19th Streets Request: Single Family to Mixed Use Source: Dr. Emma Kelly Rhodes PROPOSAL / REQUEST: A Land Use Plan amendment in the Central City Planning District from Single Family to Mixed Use. Mixed Use provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required for any development that is entirely office or commercial or if the use is a mixture of the three. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include area between the Mixed Use on Wright Avenue and this amendment area. With these changes, the entirety of the Single Family on the east side of Summit between Wright and 19"' Street would be eliminated. It is thought that the additional area would make the boundaries more logical. EXISTING LAND USE AND ZONING: The expanded amendment site is zoned R-4 Two Family District and has one single family house and one vacant lot. The surrounding areas to the west, east and south are also zoned R-4 and are developed with mostly well-maintained single family houses. Immediately north of this amendment is zoned Planned Office Development and 0-3 General Office for the House of Vision main offices, which have frontage on Wright Avenue. To the northeast is zoned C-3 General Commercial for a gas station and a laundry facility. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: This area is currently shown on the Future Land Use Plan as Single Family. The surrounding areas to the west, east and south are also shown as Single Family. To the north is shown as Mixed Use and Commercial along Wright Avenue, but the Single Family continues to the north beyond these non-residential areas along Wright Avenue. October 4, 2005, Ordinance 19418 amended multiple locations in this area. Immediately to the north of the current application was changed from Mixed Use to Single Family. To the east was changed from Mixed Use to Commercial. This ordinance changed various other areas in the general vicinity. October 30, 2008 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: LU08-08-02 MASTER STREET PLAN: Summit and 19th Streets are shown as Local Streets. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which 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. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: A Class II bikeway is shown north of this location along Wright Avenue. 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. PARKS: According to the Master Parks Plan, this area is within eight block of Barton Park. HISTORIC DISTRICTS: The applicant's property is located in the Central High National Register Historic District. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. ANALYSIS: This amendment is to change the northeast corner of 19th and Summit Streets from Single Family to Mixed Use. This amendment would bring the Mixed Use that is already shown along Wright Avenue further south into an existing neighborhood. The amendment area currently has one single family residence and one vacant lot. The single family residence is located between the existing House of Vision to the north and a proposed parking lot located to the south which would serve the House of Vision. This house has been included in the amendment to make the land use category boundaries more logical. The surrounding areas to the west, south and east of this amendment site are still shown as Single Family on the Future Land Use Plan. This neighborhood has been shown as Single Family on the Future Land Use Plan for many years K October 30, 2008 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: LU08-08-02 and the neighborhood still seems to be in good condition. The proposed amendment would bring non-residential uses further south into the neighborhood, which is typically not desirable. Staff feels that non-residential uses should remain along Wright Avenue and be oriented to that street and not allowed to move into the surrounding residential neighborhood. There is currently a vacant lot on the north side of Wright Avenue and across the street from the House of Vision. This existing lot is already shown as Mixed Use on the Future Land Use Plan and is zoned C-3 General Commercial. This vacant lot on the north side of Wright Avenue could be utilized for a parking lot without a change to the Future Land Use Plan and without encroaching on the surrounding neighborhood. Also, there are almost three acres of Mixed Use located four blocks east of this application that is not fully developed. The introduction of different, more intense uses such as office and commercial allowed with Mixed Use could have a serious impact on the surrounding single family residences. This introduces different traffic patterns, lighting, and noise issues. While there is not much vacant land planned for Mixed Use in this immediate area, there are other more appropriate locations for such development in the general area that wouldn't move deeper off the major roads into the single- family area. This is a long developed part of Little Rock which has not experienced densification of residential areas. The existing commercial has adequately served the surrounding neighborhood. With no changes to the surrounding neighborhood, an increase in the non-residential to serve the area is questionable. The southwest corner of Summit and Wright Avenue was amended in 2005 from Mixed Use to Single Family. This amendment was to recognize the existing single family residences. These homes are oriented to the side street. It was thought that since the area is used and zoned for residential, the Single Family land use category would better reflect the current and likely future development pattern of the land in this area. This shows that there is a desire for the single family residences to remain in this area and to keep non-residential uses along Wright Avenue to the east of Summit Street. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Wright Avenue and Central High. Staff has received several comments from area residents who were opposed to the change. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. 3 October 30, 2008 SUBDIVISION 11��►►Er•C��sI[K•T�i� FILE NO.: LU08-08-02 PLANNING COMMISSION ACTION: (OCTOBER 30, 2008) Walter Malone, Planning Staff reviewed the Land Use Plan in the area. This would bring non-residential use further into the neighborhood. The area is a strong residential neighborhood. Non-residential uses should be kept on Wright Avenue. There has not been densification of residential developed in this area, so the need for more non-residential use is questionable. Donnas James of Planning Staff reviewed the related Planned Zoning District, see Z-8400 for a complete minute record. There was a motion to approve the Land Use Plan amendment. By a vote of 0 for 10 against the item was denied. C! WEE '■� ■ P � " E � - � ■ I ■fir yanalMIN I aCD Vicinity Map Future Land Use Amendment Case: LU08-08-02 N Location: NE Corner Summit and 19th Streets SF to MX Ward: 1 PD: 8 CT: 11 TRS: TIN R12W9 0 75 150 300 Feet Area, Vicinity Map .. . [�Ulllll Case: LU08-08-02 N Location: NE Corner Summit and 19th Streets SF to MX Ward: 1 PD: 8 CT: 11 TRS: TIN R12W9 0 75 150 300 Feet