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HomeMy WebLinkAboutminutes withdrawOctober 30, 2008 ITEM NO.: 11 FILE NO.: LU08-08-03 Name: Land Use Plan Amendment — Central City Planning District Location: the northeast corner of 12th and Dennison Streets Request: Single Family to Mixed Use Source: Dennis Glason PROPOSAL/REQUEST: A Land Use Plan amendment in the Central City Planning District from Single Family to Mixed Use. The applicant is requesting a related rezoning to Planned Development to allow an office and a parking lot on this site. 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. EXISTING LAND USE AND ZONING: The amendment site is currently zoned 0-3 General Office and is vacant. The surrounding properties to the north, west and east are zoned either R-3 or R-4 Residential and are developed with single family residences with some duplexes. The southwest corner of Dennison and `12th is zoned 1-2 Industrial and is used for a barber shop and a auto accessory store. South of this site is zoned R-4 and is currently a vacant lot. Southeast of this site is zoned C-3 General Commercial and has a small office building at the corner of Park and 12th Streets. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: This area is currently shown on the Land Use Plan as Single Family. North, west and east of this area is also shown as Single Family. South of this amendment is shown as Mixed Use on the south side of 12th Street between Rice and Park Streets. Further east and south are shown as Public Institutional. October 4, 2005, Ordinance 19418 amended multiple locations in this area. Immediately to the south of the current application was changed from Single Family to Mixed Use. To the northeast was changed from Single Family to Mixed Use. This ordinance changed various other areas in the general vicinity. MASTER STREET PLAN: 12th Street is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Dennison Street is a Local Street. 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 October 30, 2008 SUBDIVISION ITEM NO.: 11 FILE NO.: LU08-08-03 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: There are no bike routes in this immediate vicinity. -•- According to the Master Parks Plan, this area is within eight blocks of a park or open space. There are various churches and schools in the vicinity with playgrounds and open space. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The northern portion of this area is covered by the Stephens Neighborhood Plan. The Stephens Area Economic Development goal states: "promote on-the-job training and job skills development for the neighborhood residents" and "establish a neighborhood job resource facility capable of maintaining a database of jobs available in the area." ANALYSIS: This amendment is located at the northeast corner of West 12th Street and Dennison Street. The amendment is located in a small pocket of single family residences that are sandwiched in between the railroad to the west, the interstate to the north, Children's Hospital to the east, and Central High to the south. This single family subdivision is a typical residential subdivision of lots around 7000 square feet with single family homes facing the side streets. This is an aspect of the neighborhood that needs to be protected and strengthened. The neighborhood is small and any loss of residential uses or potential use areas is a concern for the further survival of the neighborhood. The addition of new zoning and land use categories further north into the neighborhood could be seen as encroaching on these single family homes. An amendment to Mixed Use would allow a mixture of office, commercial and residential uses to occur on this site as long as the use is accompanied by a Planned Zoning Development. KA October 30, 2008 SUBDIVISION ITEM NO.: 11 FILE NO.: LU08-08-03 The introduction of a different, more intense use like those allowed in Mixed Use would have a serious impact on the surrounding single family residences. This introduces different traffic patterns, lighting, noise massing and scale 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. The Public/Institutional and Mixed Office Commercial use areas shown a few blocks to the east are intended for some office and commercial uses related to Children's Hospital, clinics, and office research facilities. This is all still to be developed. The application area is part of a viable neighborhood and it needs to be protected as such. Staff feels the single family residential nature of 12th and Dennison Streets needs to be protected and upheld. While a change to Mixed Use would still require a Planned Development, Staff does not recommend this change. There is available Mixed Office Commercial land to the east of this application. There is also available Mixed Use shown along Martin Luther King Drive and Daisy Bates Drive as well as around Woodrow Street. These areas would be much more appropriate for an office or commercial development. The amount of residential north of 12th Street has decreased over the last several decades with the acquisitions by Children's Hospital that removed residential and added blocks of office and commercial use on the Plan to the east. This loss of residential together with the addition of office and commercial yet to be developed calls into question the desirability to remove more residential in favor of non-residential uses. Also, the Land Use Plan for this area was just reviewed in 2005, and Ordinance 19418 amended fourteen separate locations in this area. The one and a half acres adjacent to the south of this application site was changed from Single Family to Mixed Use. 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. This site was not part of that package of changes. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Capitol Hill and Central High. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. 3 October 30, 2008 SUBDIVISION ITEM NO.: 11 FILE NO.: LU08-08-03 PLANNING COMMISSION ACTION: (OCTOBER 30, 2008) The applicant requested withdrawal of this item. Staff is supported of the withdrawal request based on the current zoning pattern and proposed future development controlled by a Planned Office Development. The item was placed on the consent agenda for withdrawal. By a vote of 9 for and 0 against the consent agenda was approved. 2 Vicinity Map 9 Future Land Use Amendment Case: LU08-08-03 Location: NE Corner Dennison and 12th Streets SF to MX Ward: 1 PD: 8 CT: 10 TRS: TIN R12W4 0 75 150 300 Feet iffami