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HomeMy WebLinkAboutminutesJune 25, 2009 ITEM NO.: 3 FILE NO.: LU09-04-02 Name: Land Use Plan Amendment — Heights Hillcrest Planning District Location: 1900 block of West 3rd Street Request: Office to Commercial Source: David Pearlstein, For Capitol View Properties PROPOSAL / REQUEST: A Land Use Plan amendment in the Heights Hillcrest Planning District from Office to Commercial. Commercial represents a wide range of retail and wholesale sales. The applicant has applied for a rezoning from 1-2 Industrial and R-3 Single Family to C-3 General Commercial for a parking lot expansion to serve a C-3 zoned property. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include area west of this site along West 3rd Street. This expansion would include businesses that are already zoned and used for commercial business. EXISTING LAND USE AND ZONING: The property is currently zoned C-3 and is occupied by an electrician office, a photography studio, a liquor store and a restaurant/bar. The northern portion of this amendment is zoned R-3 and is vacant. Beyond this area to the north is zoned R-5 Urban Residence District and is mostly vacant with a few apartment and duplex residences. The area to the south, east and northeast of this amendment is shown as I- 2 Industrial zone and is undeveloped and wooded. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: This area is currently shown as Office on the Future Land Use Plan. This Office extends to the west and north to 2nd Street. North of the amendment site is shown as Residential High Density. Park/Open Space (PK/OS) is shown to the south and east of this site for a future bike route. Beyond the PK/OS is shown as Public Institutional for the State Capitol complex. This area has not had a change to the land use plan since 2000. MASTER STREET P West 3rd Street is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on West 3rd Street since it is a Minor Arterial. This street may June 25, 2009 ITEM NO.: 3 (Cont. FILE NO.: LU09-04-02 require dedication of right-of-way and may require street improvements for entrances and exits to the site. West 2nd 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 zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. West 2nd is currently not built to standard. BICYCLE PLAN: A Class I is proposed for the open space along the railroad tracks to the east of this area. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. PARKS: According to the Master Parks Plan, this area is within eight blocks or a park or open space. The Arkansas School for the Deaf is located to the northwest and has lots of open space and a playground. This site is also close to the State Capitol, which has many acres of open space available for recreation. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: This area is covered by the Capitol View/Stifft Station Neighborhood Plan. Their Neighborhood Image goal states: "Promote new businesses that fits the image of the neighborhood," but the Plan does not elaborate on what type of businesses fit that image. ANALYSIS: This area has been zoned for commercial uses for many years but has been shown on the Future Land Use Plan as Office for the past ten or more years. The uses have varied over the years on this block between Battery Street and the railroad viaduct, but they have been consistently commercial in nature. The area is currently comprised of a restaurant/bar called Star Bar, a liquor store, an electric contractor and a large retail space that is currently for lease. This amendment will modify the land use plan to be more in line with the existing and probable future uses of this section of West 3 d Street. The existing neighborhood near this amendment site is a mixture of office, commercial, multi -family residential, single-family residential and public institutional uses. This area's character is influenced by the proximity of the State Capitol complex and downtown Little Rock. One block north of West 3rd Street transitions into single family June 25, 2009 TEM NO.: 3 (Cont. FILE NO.: LU09-04-02 residences with a mixture of apartment buildings, some duplexes and single family residences. Many of these residences near West Markham appear to be rental units and several of the lots are vacant. These residential units are oriented towards the east or west, so they will not face the commercial uses. Also, the residences in this area are located at a higher elevation because of the varying topography in this part of town. This difference in elevation can also provide a level of separation from the commercial uses along West 3rd Street and. The non-residential uses are mostly oriented to 3rd and have been historically non-residential in nature. The City believes that the 'pocket' of residential to the north remains a viable and stable residential neighborhood, and this change should not affect the neighborhood adversely. The applicant's original request was for the area located at what is known as Star Bar to be amended to Commercial for the addition of a parking lot to the north of the restaurant. Staff reviewed the surrounding area for conformance with the zoning and existing use pattern and identified several changes thought to be mostly 'clean-up' amendments to reflect existing zoning and/or existing uses. This amendment is intended to make the Future Land Use Plan a more suitable representation of current and likely mid-term future uses for this area. NEIGHBORHOOD COMMENTS: Notices were sent to Capitol View Stiff Station Neighborhood Association. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (JUNE 25, 2009) The item was placed on consent agenda for approval. By a vote of 7 for, 0 against and 4 absent the consent agenda was approved. M Vicinity Map Land Use Plan Amendment Case: LU09-04-02 N Location: West 3rd Street OtoC Ward: 3 PD: 4 0 50 100 200 Feet CT: 14 TRS: TIN R12W4 Vicinity Map Area Zonin Case: LU09-04-02 Location: West 3rd Street O to C Ward: 3 PD: 4 CT: 14 TRS: TIN R12W4 0 50 100 200 Feet