HomeMy WebLinkAboutWrite-up and graphicsItem 17
JANUARY 9, 2003
ITEM NO.: 17
FILE NO.: LU03-06-01
Name: Land Use Plan Amendment - 1-30, East LR and Port Planning Districts
Location: Bounded by Arkansas River, 1-30 and Fourche Creek
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Request: Single Family, Low Density Residential, Multifamily, Public/Institutional, Park/Open
Space, Commercial, Light Industrial, Industrial, Mixed Use and Mixed Commercial Industrial
TO Low Density Residential, Public Institutional, Park/Open Space, Commercial, Light
Industrial, Industrial, Service Trades District and Mixed Use Urban
Source: City of Little Rock
PROPOSAL / REQUEST:
Land Use Plan amendment in the 1-30, East Little Rock, and Port Planning Districts to reflect
the proposals of the 'East of 1-30 Report' made by the Mayor in July 2002. The new use pattern
would be 'Public' for the airport infrastructure, surrounded by Light Industrial for'airport related'
or other industrial uses. Mixed Use Urban is expanded to the east from McLean to Bond, for
urban pedestrian -oriented mixed-use developments. The Hanger Hill and East Little Rock
Neighborhoods are encouraged to be come a more dense residential development with Low
Density Residential. Finally office and support industrial uses are encouraged with the Service
Trades District at Roosevelt Road and 1-30. (Map M)
EXISTING LAND USE AND ZONING:
A review of the existing zoning and land use pattern will be presented from east to west within
the area of the amendment. Between (east of) the airport and Fourche Creek there is a large
area of 'R2', Single Family, which is generally used as single family. The homes along Fourche
Dam Pike generally date to pre -annexation and many have a rural feel. Along Roosevelt Road
a row of single-family homes is in a more urban subdivision style. Between these two
residential neighborhoods, there is an industrial development, zoned '11', Industrial Park.
As one proceeds west, the airport is mostly zoned '12', Light Industrial. To the airport's south is
an area of '12' and 'C4', Open Display Commercial. The uses in this area are predominately
airport related - car rental companies, hotel, parking facilities, etc. North of the airport is an
area predominately 'R3', Single Family with small areas (a few lots) zoned commercial (C3,
General Commercial). The use pattern is similar to the zoning, single-family homes with a
scattering of small businesses and churches. There is also a larger'public homes' multifamily
development in this area. This complex is zoned Single Family (R3) and is made up of one-
story structures, which could be considered attached single family. Southwest of the airport
along Roosevelt Road one first comes upon a small 'industrial park' type development of
warehouse distribution type uses. The area is zoned '12'. North of Roosevelt Road there are
several cemeteries zoned 'R2'. There is a commercial shopping center at the northwest corner
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of Confederate Boulevard and Roosevelt Road, which is zoned 'C3'. The middle school west of
the shopping center is zoned 'R4', duplex.
Directly west of the airport is an area used and zoned for industrial. A small area (one by five
blocks) is zoned 'R3' and is homes, but totally surrounded by Industrial use and zoning (12 and
13, Heavy Industrial). To the north of this neighborhood is a larger industrial area zoned '13'.
The Hanger Hill neighborhood is further to the west along 1-30 and is an eight by three or so
block single family and duplex area zoned 'R4'.
To the northwest of the airport is first a small single-family area (3 by 3 blocks) of homes zoned
'R3'. Two large industrial zoned (13) businesses (one vacant) are north and west of the
residential area. A second small single-family area (3 by 3 blocks) zoned 'R4' is along the river
as one proceeds in a northwest direction. West of this area is an industrial use area, zoned '13'.
While adjacent to 1-30, one finds the Presidential Park zoned 'PR', Park and Recreation, and a
small area (3 by 3 blocks) of'UU', Urban Use, which is currently vacant and small industrial
uses.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
July 17, 2001 -- Several City owned properties were changed to Park/Open Space. Three of
these were within or very near the amendment area. The first was from Low Density
Residential at 8th and Rock. The second was at Richlane and Heather from Single Family. The
third was at the north end of Beauregard and Longstreet Drives. All three are City Park and
Recreation Department owned property.
March 7, 2000 -- The City modified the Land Use Plan for downtown as a result of a special
study. Mixed Use Urban (MXU) was introduced. Most of downtown was changed to'MXU' from
Office, Commercial, Mixed Office Commercial, and Multifamily. Areas east of 1-30 and north of
9th Street were changed from Industrial to 'MXU'. An area between 6th and 9th Streets, west
of College was changed from Transition to Low Density Residential.
April 20, 1999 -- The area south of Roosevelt, between 1-30 and Confederate was changed
from Industrial to Light Industrial on the west and to Mixed Use on the east. Two areas were
changed from Mixed Commercial Industrial to Commercial. One was the northwest corner of
Confederate Boulevard and
Roosevelt Road the other was the northeast corner of 1-30 and Roosevelt Road. This was to
more accurately reflect the existing and probable future land use pattern for the area.
September 1, 1998, an area was changed from Single Family to Industrial, between 16th and
17th Streets and Boyce and Fletcher Streets. This was as a result of a request to reclassify the
property for redevelopment. The Land Use Plan for the area under amendment is as follows
(from east to west). There are two Single Family areas east of the airport, divided by an area
shown for industrial. Proceeding west, a large area of industrial use is shown for the airport
and surrounding industrial businesses. This industrial use continues west to the old Rock
Island rail tracks.
Near the airport there are a couple of other uses shown. South of the airport is an area of
Mixed Commercial Industrial and north of the airport is an area of Single Family with numerous
Public Institutional use areas shown throughout the single-family area. In addition, several
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multifamily use areas are shown in this residential neighborhood. One is a Public Housing
development, the others are small areas used as transition from the Industrial further to the
west. Along the western boundary of the amendment area, starting in the south, is a Light
Industrial use area with a strip of Commercial use shown along its north. A large area of Public
Institutional use is shown for several schools and cemeteries. A Single Family use area is
shown to the north, with Commercial and Low Density Residential use transitioning to Mixed
Use Urban. Along the River and Fourche Creek are Park Open Space areas. (Map L)
MASTER STREET PLAN:
There is a Master Street Plan Amendment accompanying this amendment. The proposal is to
have reduced design standards for some of the arterials through and in the area. See
accompanying Master Street Plan Amendment for additional information.
PARKS:
There are four existing City parks within the amendment area. In addition there are several
parks adjacent or close to the amendment area. The Parks and Recreation Master Plan
recommends: an open space - park along the Arkansas River through this area (the River
Trail), an open space - park along Fourche Creek through this area (the Earth Trail); an open
space - park connections between the two trails in the western section of the amendment area;
and that in all cases a park - open space area be within eight blocks of an development. The
Plan's basis is the City as a Park or "A City in a Park". However to achieve the Parks and
Recreation Master Plan's 8 block goal will require some partnerships with others such as
schools and churches.
HISTORIC DISTRICTS:
There are no historic districts that would be affected by this amendment.
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 package is the next step in a process started by the Mayor's report to the
Board on the area east of 1-30. In the "East of 1-30" report significant changes in use were
proposed. These changes were based on changing conditions in and around the area. Input
and guidance was obtained from representatives of some of the neighborhoods within the
area. This report was made to the Board of Directors in July of 2002 after several months of
work by City Staff. After that meeting the implementation steps call for the City's Plans to be
modified to allow the plan's proposals to occur. A package of changes was developed and
presented at two meetings within the area. Both property owners and residents were invited to
these meeting. Over 2800 notices were sent to invite individuals to two meetings in early
November 2002. Approximately a hundred thirty households and properties have made
contact with the City about the proposed changes. tot
The area under amendment is one where change has begun from two distinct sources. In the
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eastern section of the amendment area, Little Rock National Airport has been a source of
change. The airport has continued to grow and make improvements over the last couple of
decades. Much of the recent growth has been for runway extensions and safety
improvements. The airport has developed a long term as well as short and midterm plans for
the facility and surrounding area.
The City believes that the Land Use Plan should recognize the long-term plan of the airport. To
this end, significant changes are proposed to the City Land Use Plan. The first (Map A) is to
recognize the actual infrastructure of the airport (runways, taxiways, terminal, etc) as Public
Institutional rather than Industrial on the Plan. This should provide a more accurate
understanding of the actual use of the land.
The other change in this area is to recognize the long-term plan (20 plus year) that the areas
surrounding the airport be industrial in nature. This involves four areas. The area east of the
airport (Map B) is shown as Industrial and Single Family currently. With the airport's plans to
build an eastern taxiway along the east runway, this area becomes more attractive for airport
related industrial uses,
which might take direct access to the new taxiway. (This could be a good location for the
freight related uses at the airport.) The recommendation is for Light Industrial use. (Note: This
is an area where some residents have indicated opposition to changing the plan.)
The second change is to the south (Map A). It is currently Industrial and the change proposed
is to Light Industrial. It has access to the taxiway system with one existing industrial use. The
third area (Map C) is to the west and northwest of the airport. The southern portion is shown
for Industrial and has industrial and airport related uses in existence. The northern portion is
currently shown for Single Family use. Though there are homes there now, with the
improvements underway to the adjacent runway and taxiway direct access will become
possible. This makes the area desirable for airport related industrial use. The recommendation
is for Light Industrial for this area.
The fourth change (Map D) is north of the airport. Currently an industrial use exists in the
southern portion of the area, which is shown as Industrial. A larger area of Single Family and
Multifamily is shown north of 10th Street. With the extensions of the two western runways and
accompanying taxiways, this area is now more desirable for airport related industrial use. The
recommendation is for Light Industrial for this area.
The Security - Boyce area, (Map D) a one block by six block Single Family area, surrounded
by Industrial is proposed to be shown as industrial. This is a small area of single-family homes,
which has experienced some loss of residential area over the last several years. (NOTE: This
is an area where some residents have indicated opposition to changing the plan.) To the south
is an area of Industrial, the actual use pattern is closer to Light Industrial. The proposal is to
change the area south of 22nd Street between Bond and Confederate Boulevard (Map E) to
Light Industrial use.
The second source of change affects the western quarter of the amendment area. The forces
of change are: the growth of downtown, the Presidential Park, Heifer International
Headquarters complex and strengthening of some of the historic central Little Rock
neighborhoods. The major area of change (Map E) is generally from 9th street to the Arkansas
River and 1-30 to Bond Street. In this area Mixed Use -Urban is proposed to expand east and
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north. To the east, the use is currently industrial with an industrial classification. With the new
developments underway, the nature of this area is expected to change from its historic
industrial to more of a mixed pattern with many urban pedestrian features. To allow this to
occur, the plan must be changed.
To the south a Commercial and Low Density Residential area (Map F) is proposed for this
Mixed Use Urban classification. Again the purpose is to allow more flexibility in use and
hopefully encourage a more urban -pedestrian type of development.
The Hanger Hill (to the south - Map G) and "East Little Rock" (to the east - Map H)
neighborhoods are both shown as Single Family currently. In both cases the proposal is for
Low Density Residential. This would allow density to increase from a maximum of 6 units to a
maximum of 10 units. This is a minor densification of the areas. The City would like to see
these areas remain predominately resident but allow for more flexible in housing types (to add
attached, zero -lot line, etc.) (NOTE: In the "East Little Rock" neighborhood there was some
concern about the change).
The Roosevelt Road area, from 1-30 to Confederate Boulevard ( Map 1) in the southwest corner
on the amendment area is proposed for a minor change. South of Roosevelt the change would
be from Light Industrial and Mixed Use to Service Trades District. This is not a major change
since the new use is still designed to support industrial uses. To the north of Roosevelt Road
the area changes to Service Trades and Public Institutional removing the Commercial and
Single Family currently shown. These two use areas were small (about a city block each) and
the proposed changes indicate the general use pattern for the area.
The final change is actual a series of changes along the Arkansas River (Maps J & K) to
Park/Open Space from various uses. This change more accurately reflects the probable future
development along the river. It also reflects the Parks and Recreation Master Plan - River Trail.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: East Little Rock, Hanger Hill,
East Roosevelt and Community Outreach. These associations, property owners and residents
were notified of meetings in early November 2000 to discuss this issue. Approximately 130
households and businesses responded.
STAFF RECOMMENDATIONS:
Upon further review, Staff recommends approval of the new land use configuration with one
change. That change is at 1-30 and Roosevelt Road (Map 1). The plan should show some
commercial at this location to capture highway related commercial uses (service stations, food
and lodging).
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