HomeMy WebLinkAbout12th_Street_FINAL_REPORTi12th Street Corridor Plan • Little Rock, Arkansas
12th Street Corridor Plan
City of Little Rock, Arkansas
December 2009
Prepared by:
in association with:
Leland Consulting Group
Roark Perkins Perry & Yelvington Architects
iii12th Street Corridor Plan • Little Rock, Arkansas
Dear Mayor Stodola, Little Rock Board of Directors and Citizens of Little Rock,
It is my honor and privilege to present the final plan for the first phase of the 12th Street Corridor Redevelopment project, an innovative and exciting
planning process. This community driven planning process began with a "kickoff" public meeting on July 28, 2008 followed by a number of "stake-
holders" interviews, additional public meetings and numerous Steering Committee meetings. Community engagement has been the central theme for
this project and members of the 12th Street community were given a host of venues to provide input related to the re-development of this commu-
nity. This approach ensured ownership of the project and many of the stakeholders expressed their appreciation for this approach.
Another theme related to this planning project has been the strategic placement of public investments to attract private sector investments. There
are several institutional anchors that should be completed within the next couple of years. Property has been acquired and plans are being devel-
oped for the construction of the 12th Street Station, a police substation with mixed-use opportunities. Black Community Developers is in the final
stages of moving forward with the construction of a state of the art Empowerment Center that will offer supportive services conducive to the needs
of the community. Central Arkansas Library has begun plans for the construction of a state of the art Children’s Interactive Library. St. Mark Baptist
Church has plans for extending their facilities to compliment the redevelopment of the corridor.
While there has been a heavy emphasis on the infrastructure redevelopment, a unique aspect of this planning process has been a deliberate focus
on human capital redevelopment. We recognize the need to empower 12th Street Corridor residents with training and employment opportunities so
that our efforts resemble a project that’s "done with them rather than to them." We were successful in securing a "Transition to Adulthood" grant
from the Rockefeller Foundation. This funding will facilitate the development of supports and services for the high number of disconnected youth
who reside in the 12th Street Corridor. We will resubmit Brownfield Certification and Assessment grants with a focus on the 12th Street Corridor in
partnership with Pulaski County. There are plans to submit another Youth Build grant designed to engage 12th Street Corridor youth in partnership
with the Little Rock Housing Authority. We’re currently in the early planning stages of developing an Urban Gardening program modeled after Will
Allen’s Growing Power efforts in Milwaukee and Chicago. The aforementioned projects will assist me in my goal of establishing a "Green Job Corp"
for the 12th Street Corridor where we will train, educate and employ residents in the emerging Green collar job industry.
Once again, it’s my honor to present this community driven plan to you and I look forward to the next phase as we address public safety through
community building.
Sincerely,
Ken Richardson
City Director, Ward 2
iv 12th Street Corridor Plan • Little Rock, Arkansas
v12th Street Corridor Plan • Little Rock, Arkansas
Citizens of Little Rock
Mark Stodola, Mayor
Director Ken Richardson, Ward 2
STEERING COMMITTEE MEMBERS
Barrett Allen, UALR
Corey Anderson, Winthrop Rockefeller Foundation
Carla Backus
Tom Butler, UAMS
Bob Dailey, Business Owner
Shelly Ehenger, Little Rock Housing Authority
Eric Gustavson, Bank of the Ozarks
Johnny Kincaid, Kincaid Development Partners
Dorothy Nayles, City of Little Rock Community Programs
Dr. Mark Perry, New Futures for Youth
Bobby Roberts, Central Arkansas Library System
Rev. William Robinson, Theresa Hoover Methodist Church
Stuart Thomas, Little Rock Police Department
Craig Teague, City Staff
Charles Vann, Black Community Developers
Michael Woods, St. Mark Baptist Church
TECHNICAL ADVISORS TO THE STEERING COMMITTEE
Tony Bozynski, City of Little Rock Planning Department
Walter Malone, AICP, City of Little Rock Planning Department
CITY STAFF
Bruce Moore, City Manager
Bryan Day, Assistant City Manager
Frederick Gentry, Assistant to the Board of Directors
Bill Henry, P.E., Traffic Engineering Division Manager, Public Works
CONSULTANT TEAM
Dave Roberts, ASLA, Crafton Tull Sparks
Julie Luther, AICP, ASLA, Crafton Tull Sparks
Kyle Blakely, ASLA, Crafton Tull Sparks
David Perry, AIA, Roark Perkins Perry Yelvington Architects
Bill Cunningham, Leland Consulting Group
Anne Ricker, Leland Consulting Group
Christine Maguire, Leland Consulting Group
ACKNOWLEDGEMENTS
vi 12th Street Corridor Plan • Little Rock, Arkansas
vii12th Street Corridor Plan • Little Rock, Arkansas
Executive Summary ................................................................................................................................................................1
Section A: Introduction ........................................................................................................................................................1
Project Location .............................................................................................................................................................................................1
Historic and Cultural Background ..................................................................................................................................................................1
Study Area ................................................................................................................................................................................................1
Concurrent Projects .......................................................................................................................................................................................1
Section B: The Community Framework ...............................................................................................................................1
Planning Process ...........................................................................................................................................................................................1
Public Meetings .............................................................................................................................................................................................1
Stakeholder Interviews .................................................................................................................................................................................1
Vision, Goals, and Strategies ........................................................................................................................................................................1
Project Prioritization ......................................................................................................................................................................................1
Steering Committee Outcomes/Ideas/Philosophy .......................................................................................................................................1
Moving from Brown to Green ........................................................................................................................................................................1
Section C: The Planning & Design Framework ....................................................................................................................1
Planning Philosophies ....................................................................................................................................................................................1
Architectural Context .....................................................................................................................................................................................1
Place Types ....................................................................................................................................................................................................1
Land Use by Place Type .................................................................................................................................................................................1
Framework .....................................................................................................................................................................................................1
T4 Center Core: Mixed Use Node ..................................................................................................................................................................1
Characteristics of Development by Land Use ...............................................................................................................................................1
Circulation ......................................................................................................................................................................................................1
Composite Plan ..............................................................................................................................................................................................1
12th Street Design Solutions .........................................................................................................................................................................1
Prototypical Design Solutions ........................................................................................................................................................................1
Landscape ......................................................................................................................................................................................................1
Site Amenities ................................................................................................................................................................................................1
Cost Estimate .................................................................................................................................................................................................1
Phasing ..........................................................................................................................................................................................................1
Design Framework Recommendations ..........................................................................................................................................................1
Section D: The Investment Framework ................................................................................................................................1
Catalyst Investment Areas ............................................................................................................................................................................1
Catalyst Project Economic Summary .............................................................................................................................................................1
Public Return on Investment .........................................................................................................................................................................1
Implementation .............................................................................................................................................................................................1
Actions ...........................................................................................................................................................................................................1
Section E: Conclusion ..........................................................................................................................................................1
Appendix 1: Inventory Maps ...................................................................................................................................................1
Appendix 2: Market Analysis ..................................................................................................................................................1
Appendix 3: Stakeholder Interview Summary .........................................................................................................................1
TABLE OF CONTENTS
1
EXECUTIVE SUMMARY
12th Street Corridor Plan • Little Rock, Arkansas
Purpose
The 12th Street Corridor is an area of diversity, both in the people that live and work in the 12th
Street corridor area, as well as diversity in the types of businesses that exist along the corridor.
The challenge of any revitalization project is finding ways to capitalize on the positives while
establishing a framework for change. The first step in the planning process was to establish a
vision. That vision was used to direct the framework so the final outcome had a destination. Much
like a destination for a trip, the vision gives the process an ending point while the frameworks act
as the road maps or maps that are used to direct the process to the desired destination.
Vision Statement & Goals
The planning process was lead by the 12th Street Corridor Steering Committee. The vision for this
master plan, as drafted by the Steering Committee, was "to create a sustainable, livable neigh-
borhood that provides a strong sense of community and quality of life for a diverse population."
They further suggested that the vision should facilitate connectivity and help integration with the
neighborhood’s context.
Guiding Principles
The principals that will guide the change for the 12th Street Corridor Study are divided into three
planning frameworks.
• The Community Framework
• The Planning & Design Framework
• The Investment Framework
The community positives that the planning process could capitalize on were apparent at the onset
of the project – the people. Each public meeting brought out a diverse group of neighbors, com-
munity representatives, spiritual leaders and business owners that expressed a collective voice
of change. The vision of livable neighborhoods predicated on quality of life was the theme heard
over and over. The changes that needed to occur in the 12th Street Corridor area would one day
attract new business, improve the housing stock as well as make the area a safer environment
for both home and business. The basis for the planning process was to find answers for the three
questions that were repeated at each meeting: "Where are you now, where do you want to go
and how do you get there?"
Where are you now?
The Community Framework grew out of numerous stakeholder interviews and public meetings
addressed the question: "where are you now?" An inventory of material was gathered to analyze
existing conditions such as current zoning and land use, circulation, infrastructure, topography,
natural systems, property values and vacant properties. (see appendix for maps). A photographic
inventory of the exiting 12th Street buildings on both the north and south sides was performed
to catalogue the existing structures from University Avenue to Woodrow Avenue. Measurements
were taken at critical locations along the corridor to verify the existing right of way as well as de-
termine what buildings and walls were located on the edge of the right of way to assess potential
conflicts if the right of way were to widen.
2 12th Street Corridor Plan • Little Rock, Arkansas
The first public meeting provided a forum where the community and town leaders could come
together to discuss the perception and reality of the study area. Topics on the element of crime,
the corridor’s existing conditions, traffic along 12th Street, vacant homes in the surrounding
neighborhoods and the need to revitalize were discussed.
The stakeholder interviews, conducted over a three day period in one-on-one session probed the
following topics:
• The 12th Street Corridor’s character/quality of life?
• Trends taking place in the larger community or along 12th Street
• Perceived opportunities / perceived threats to the 12th Street Corridor
• Rate community elements and issues
• Relationship between 12th Street and surrounding neighborhoods
• Desired outcome of the 12th Street Corridor Plan
• What types of developments need to occur in the study area
• Land use or development types that could play a larger role in the area’s economy
• Twenty years from now what kind of community do you envision the Corridor to be?
The answers to the last question gave much insight to the planning efforts as the corridor plan
moved forward:
• What will be the biggest obstacles to advancing this vision?
- Money
- Political will
- Eliminating crime
- Lack of jobs
- Not involving the community on a meaningful basis over the long term
Those polled understood that successful planning efforts are ones conducted with the community
- not done for the community. Involvement of the individuals that live and work in the area is criti-
cal, and creates a sense of ownership, that fosters hope for positive change. Their involvement
means their needs are heard and success is more likely through a joint effort rather than forced
change.
An inventory of physical site characteristics and a market analysis were also conducted during
this phase.
Where do you want to go?
The Planning & Design Framework provides the direction of how the community gets to the vision
(destination). The question that was asked at each meeting was “where do you want to go?“ The
second public meeting gave the planners a chance to poll the community by facilitating four break-
out groups in which the participants ranked a list of potential changes to the 12th Street Corridor
(see section B, public meetings).
3
EXECUTIVE SUMMARY
12th Street Corridor Plan • Little Rock, Arkansas
The reoccurring comments from public meeting break-out session and from the stakeholder
interviews were:
• Need a mixed-use destination
• Need neighborhood services
• Need a complete street solution that is pedestrian friendly
• Need livable neighborhood where people can work, live and shop here (not travel)
• Protect and improve housing stock
• Need Public safety - remove crime as barrier to development
• Need Public transportation options
• Create new identity for area to change perception of past crime
• Need Entertainment options for youth, families and elderly
The 12th Street Corridor Steering Committee was an integral part of the planning process. The
committee was comprised of neighborhood representatives, community activists, business own-
ers, developers, bankers, Police Chief, Director of Planning, Library director, University staff,
Housing Authority representative and religious leaders in the study area. The Steering Committee
was the collective sounding board to give direction and clarification of ideas heard at Public Meet-
ings. Numerous in-depth discussions held at Steering Committee meetings helped shape the 12th
Street Corridor Master Plan and the committee’s presence will continue the plan’s momentum as
phases of implementation proceed in the future.
How do you get there?
The Investment Framework gives directions for the community, both public and private, to lead
them to the destination with financial strategies that enable the change to occur. The question
that was asked at each meeting was "how do you get there?"
Several items are listed for consideration in Section D: Investment Framework (Implementation
and Actions) section of the report. Additionally, specific design recommendations are listed in
Section C: Design Framework (Design Framework Recommendations)
5
INTRODUCTION
12th Street Corridor Plan • Little Rock, Arkansas
CONTENTS
Project Location
Historic and Cultural Background
Study Area
Concurrent Projects
6 12th Street Corridor Plan • Little Rock, Arkansas
SECTION A
7
INTRODUCTION
12th Street Corridor Plan • Little Rock, Arkansas
Project Need
The desire to revitalize the 12th Street corridor has been a recent focus of the homeowners, mer-
chants and community leaders in the surrounding area. What started as a grass roots movement
has now become a rally cry of safety in the community. The push to reclaim the corridor stems
from the need for improvements to the quality of life in the part of town south of I-630 between
Woodrow and University Avenue. The current 12th Street corridor acts more like a thoroughfare
that funnels east and west vehicular traffic through the community. The four-lane configuration
of 12th Street accommodates vehicular traffic at the expense of pedestrian circulation in the
area. This thoroughfare trend, coupled with continued economic challenges in the corridor, has
resulted in a lack of new commercial growth and in tern a decline of the housing stock in adjacent
neighborhoods. The local residents are ready for change.
Historic and Cultural Background
Change has been a constant in this part of Little Rock over the past century. The neighborhoods
along 12th Street (originally called 12th Street Pike) saw initial growth in the early 1900’s which
necessitated the building of a new school (originally called Robert E. Lee School) at 12th and Pine,
now the facility named the Willie L. Hinton Neighborhood Resource Center.
12th Street Pike was no more than a trail while 13th Street was the route of the City Electric
Street Car Company’s trolley line that extended from downtown south and west to the last stop
at 13th and Pine, two blocks past Highland Park. The streetcar allowed growth to move from
downtown to outlying suburban areas and these new neighborhoods were laid out on a grid based
on the city’s old existing grid. "The homes of blacksmiths, porters, clerks, butchers and janitors
surrounded Highland Park at the end of the streetcar line…..The small two-block park was owned
by the streetcar company and served as an African American park. The neighborhood that grew
up around this park, a park once referred to as nothing more than a pine grove, was decidedly
working class."1
The Robert E. Lee School served as an anchor for the commercial development in the area but
much of this was lost in the 1950’s and 1960’s as the neighborhood saw further changes in own-
ership and economic stability. The Robert E. Lee School reopened in 1999 as a community center,
business incubator and social service center. "It was renamed The Willie L. Hinton Neighborhood
Resource Center in 2005 in honor of city director Willie L. Hinton for his efforts toward establish-
ing the center. The Hinton Center continues to be an anchor in the community and a landmark in
this time of change."1
View along 12th Street looking east from Uni-
versity Avenue
1 "Robert E. Lee School, Little Rock, Pulaski County." Arkansas Historic Preservation Program, www.arkansaspreservation.org
8 12th Street Corridor Plan • Little Rock, Arkansas
SECTION A
Study Area
The 12th Street Corridor Study area extends from University on the western edge to Woodrow on
the east. The north & south boundaries extend six blocks off 12th Street. The northern boundary
of the study area is I-630 and the southern boundary is 18th Street. The north and south boundar-
ies extend four blocks north and south of 12th Street.
Concurrent Projects
The 12th Street Corridor Plan began at an exciting time. The planning process for the entire area
took place as multiple public investment projects were in various stages of development. The
location and impact of each of these projects were coordinated, largely through the 12th Street
Corridor Plan process, since representatives from each of the projects was represented on the
12th Street steering committee. These projects include the following:
• Midtown Police Substation
• Black Community Developers Empowerment Center
• Central Arkansas Library System’s Children’s Library
• St. Mark Baptist Church Expansion
• Community Gardens
• UALR’s University District
• Research & Development Park
Each of these projects’ development before, during, and after the 12th Street Corridor Plan
helped to build momentum and excitement for each project individually and as a collective whole.
The resulting private investment anticipated from the public investment (return on investment)
currently underway should have a notable impact. Throughout the planning process, private
development interest has continued to grow.
View west along 12th Street to Fair Park (fore-
ground) and University (background)
View east along 12th Street between Fair Park
and Jonesboro
View east along 12th Street near Lewis
9
THE COMMUNITY FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
CONTENTS
Planning Process
Public Meetings
Stakeholder Interviews
Vision, Goals, and Strategies
Project Prioritization
Steering Committee Outcomes/Ideas/Philosophy
Moving from Brown to Green
COMMUNITY
10 12th Street Corridor Plan • Little Rock, Arkansas
SECTION B
11
THE COMMUNITY FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Planning Process
The planning process strives to answer the following questions:
1. Where are you now?
2. Where do you want to go?
3. How do you get there?
The first question, "Where are you now?" is answered by a combination of consultant research
(inventory, physical analysis, and market analysis), as well as through public input. This input
was received during the first public meeting and was also obtained by conducting one-on-one
interviews with community leaders and activists.
Inventory mapping was completed to compile the following information:
• Map 1: Existing Land Use
• Map 2: Existing Zoning
• Map 3: Total Property Values
• Map 4: Vacant Properties
• Map 5: Existing Infrastructure
• Map 6: Circulation
• Map 7: Natural Systems
• Map 8: Existing Topography
• Map 9: Property Ownership
Each of these maps is located in Appendix 1, Inventory Maps.
A market analysis was performed to assess the market readiness for redevelopment within the
12th Street corridor study area. The "trade area" was defined as the City of Little Rock, and com-
parisons were made between the overall trade area and the study area. According to the market
analysis, the 12th Street corridor area could support between 110 and 217 residential units
(single-family and multi-family), and between 112,400 and 202,400 square feet of non-residential
uses. Refer to Appendix 2: Market Analysis, for more detailed information as well as demograph-
ic and psychographic information.
Following the completion of inventory, analysis, and initial public input, a steering committee was
formed to guide the project. A second public meeting was held to answer the question, "Where
do you want to go?" Vision and goals were developed according to the input received as well as
from the direction of the steering committee.
Master Plan Scenarios were developed to address the land use and urban design framework, the
physical design of the 12th Street right-of-way, and economic scenarios to identify funding gaps
and potential solutions to filling those gaps.
The preferred master plan elements were developed and presented the third public meeting, and
the question, "How do you get there?" was addressed through the development of cost estimates,
phasing plans, action plans, and implementation options.
12 12th Street Corridor Plan • Little Rock, Arkansas
SECTION B
Public Meetings
Public Meeting #1
The first public meeting was held in July 2008. It served as the official project kickoff, and it’s
primary function was to introduce the project to the public. The planning process was discussed,
and the first question was posed, "Where are you now?"
Public Meeting #2
The second public meeting was held in November 2008. The consultants presented the compiled
inventory and physical analysis, as well as the market analysis results. The second question
was asked, "Where do you want to go?" Participants were divided into three groups to facilitate
discussion of vision, goals, and objectives.
Public Meeting #3
The third public meeting was held in July 2009, after a series of multiple steering committee
meetings were conducted and planning strategies were developed. This meeting introduced the
master plan framework and strategies for implementation. It began to answer the question,
"How do you get there?"
Word frequency analysis of input received in the Public Meeting #2 break out sessions to answer the question, “ Where do you want to go?”
Image source: www.wordle.net
13
THE COMMUNITY FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Public Meeting #2
Small Group Input Notes
Group 1
• Create east/west relief corridor south of
I-630: Daisy Bates – 14th Street – dogleg
to access 12th Street (example of 3rd to
Markham)
• Use of the thrift store site or Harvest Foods
site needs to be used for commercial ser-
vices for neighborhood residences – not a
police substation.
• Bus routes are currently in a hub network
rather than direct connections; routes need
to be straightforward.
• City Land Bank Commission needs to work
in conjunction with 12th Street planning
process
• Build/support housing attractive to UAMS
workers – live/work
• This 12th Street Corridor project mirrors the
University District Plan – this plan needs
to DIFFERENTIATE – do not try to create
the same environment in both locations or
duplicate services
• Grocery store will look for daily density
• Banking needs to come into the neighbor-
hood
• Investors must have a sustained density –
may need to increase neighborhood density
• Like increased, low-level density (row
houses, etc)
• Higher density along corridor scaling down
to single family units into the neighborhoods
further from the corridor
• Need a mixed-use DESTINATION
• Need something DIFFERENT here
• Example: Wildwood Arts Center
• Draw 18-35 year olds that can live close to
work
• Existing housing stock – appropriate size
for first (starter) homes but not for growing
families (debate followed on this point)
• Need mixture of housing types, sizes, and
residents
• Need to reconnect this neighborhood to the
north
• Balance: re-populate neighborhood while
providing transportation accessibility
• Want neighborhood where people work
here, live here, shop here, and don’t have to
access major arterials to get to other parts
of town
• Provide vehicular access but be bike friendly
and pedestrian friendly
• Slow traffic down; traffic calming
• Trolley service?
• Reproduce the neighborhood qualities of
Hillcrest here
• Utilize vacant lots
• Protect the existing housing stock
• Can create a new housing pattern based on
the existing housing stock
• Need for a good grocery store
• Need the working population to draw ser-
vices
• Infill plan and housing preservation plan
needed
• Sidewalks needed throughout the neighbor-
hood, not just along 12th Street
• Respect the elderly population. Utilize a Tar-
geted Neighborhood Enhancement Program
- neighbor assistance to elderly "clean up/fix
up"
• Public safety needs to be improved to keep
people here. Get it at least to the level of
Oak Forest.
• Biggest barrier to development is crime
• Develop a public relations campaign for the
area south of I-630 to sell the area as a liv-
ing destination in order to rebuild confidence
in the area.
• This neighborhood can be the "urban hip"
Group 2
Opportunities:
• Street environment (lighting, walking trails)
• Magnets (promoting UALR, UAMS) – both
investors/residents
• Complementary
• Schools – upgrades
• Get schools involved in community efforts
• New medical development (Fair Park Blvd)
• Research Park (threat vs. opportunity – inte-
gration into neighborhood)
• Grocery store (Harvest Foods property)
• Entity needed to tell the story
• Sit-down restaurants
• Lending community perceptions
• Dr. Moseley – property owner
• Neighborhood-friendly environment
• Community center – recreation center
• East End Anchor
• Senior Center
• Mixed-use (public/private)
• Police substation (east side anchor)
• Recreation opportunities for the 14-22 age
group
• Marketing/promotion – street signs/light-
ing/banners
• Unified neighborhood association
Group 3
• Complete street improvement – curb/
gutters, sidewalks, ADA access, curb cuts
completion
• More parks, neighborhood, small and me-
dium size. Locate where children can access
safely
• Grocery store – neighborhood market
• Financial institutions
• ATMs
• Eliminate boarded houses and weed lots
• Refurbish homes
• Police substation – like the location pro-
posed at thrift store site
• Neighborhood clinics – medical
• Sidewalk cafes/restaurants
• Destinations – restaurants, boutiques,
salons
• Safe site distances on streets
• Neighborhood convenience to needed ser-
vices
• Street lights – safety
• Better roads
• Recreation center for youth
• Community center – good accessible loca-
tion (centrally located)
• Expand Stephens Center 18th & Oak
• Landscape amenities – benches, etc.
• Medical clinics
• Increased animal control
• Entertainment – amphitheater
• Cultural amenities – art gallery, etc
• Educate the community on how to maintain
the improved standards – how will this
education continue?
• Remind the community when the dilapidation
happened so it won’t happen again
• Gateways into the study area with improve-
ments that set the tone
• Improve public transportation…bus hub/
depot…increased stops & routes
14 12th Street Corridor Plan • Little Rock, Arkansas
SECTION B
How would you describe the 12th Street Corridor (physi-
cal character, general quality of life, etc.) today?
• Reminds one of a small Main Street
• Walkable scale
• Dilapidated
• Reputation of crime
• Lack of identity
• No central theme…feels disconnected, disjointed
• Slow pace of investment
• Economically disadvantaged
• Little ethnic diversity
• "If developed properly, the 12th Street area could become a
destination area in which people deliberately seek it out like their
neighbors to the north of this area. The area speaks to and is rep-
resentative of urban blight in the City but there is great potential
for development with the right mix of resources (talent, financial,
planning, implementation)."
• "Small, stable ‘mom and pop’ businesses have been providing es-
sential neighborhood services for over 15 to 20 years – revitaliza-
tion should build upon and not displace these businesses."
What are some trends or changes taking place in the
larger community and along the 12th Street Corridor that
interest and/or concern you?
• More families are moving out
• Neighborhood is in transition
• Development all around, but not in, the 12th Street corridor…"it
can be morally debilitating to a resident the feeling of being left
behind. These surrounding developments have no benefit to the
residents of this area."
• Positive changes: Madison Heights, Black Community Developers
initiatives, faith-based initiatives
• Significant destinations at each end of the corridor with a void in
its center. "Create an experience."
• Stagnant economic change
• "The community has noticeable improved over the last decade
in terms of crime and housing stock, much of which is due to the
work of BCD." (This sentiment was echoed by several interview-
ees.)
• "Over the past 5 to 10 years, two significant anchors have helped
to improve the area: the Neighborhood Resource Center and
Madison Heights."
Stakeholder Interviews
As part of the project kickoff, the consultant team conducted one-on-
one interviews with community leaders, city staff, citizens, business
owners, financiers, and developers. They were asked their opinions on
the existing conditions within the study area, problems that should be
addressed, opportunities, threats, and the vision and planning direc-
tives that should be considered. Excerpts and highlights from these
interviews on the following pages provides sample feedback received.
The remainder of the stakeholder interview results can be found in
Appendix 3.
Question 6: What do you perceive to be the 12th Street Corridor’s great-
est OPPORTUNITIES?
Image source: www.wordle.net
15
THE COMMUNITY FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
What is the relationship between 12th Street and the sur-
rounding neighborhoods? What should that relationship
be?
• "The relationship is not realized yet. 12th Street is a good con-
nector but the real character is the history of the surrounding
neighborhoods."
• "The relationship should be cooperative and inclusive. So many
resources exist, as do so many barriers. …There is no perception
that you are moving toward a destination. …Coleman Creek is not
beautiful like it is at UALR. Beautify the natural resource and make
it an amenity to the community. It helps people have an improved
attitude about their value."
• Need neighborhood services
• "Build a revitalization strategy that links and integrates on the
strengths of surrounding growing medical uses and the stable
Question 6: What do you perceive to be the 12th Street Corridor’s
greatest THREATS?
Image source: www.wordle.net
What do you perceive to be the 12th Street Corridor’s
greatest OPPORTUNITIES?
• Walkable neighborhood, pedestrian character
• Location, location, location
• Affordability
• Willingness to improve
• Major employers nearby with good housing stock within transpor-
tation routes
• Strong presence of the faith community
• Existing commercial fabric
Greatest THREATS?
• Crime, safety, negative stereotyping of the area
• Appearance, neglect
• Resistance to change
• Fear of gentrification
• Lack of funding
• Lack of focused economic development deal package
• No magnet to attract people into the community
Rate the following community elements and issues. One
(1) being the most in need of intervention, three (3) be-
ing average, and five (5) being in the best condition.
Overall Quality of Life: 3
Economic Health: 1, 2
Livable Neighborhoods 2
Parks and Recreation 2
Regional Cooperation 1, 3
Transportation Network 3
Other Infrastructure Systems 2
Preservation of Historic Past 1
Pedestrian Connections 1
• "Too many historic houses have been burned out, boarded up, or
torn down. We need to develop with historic character in mind."
• "The area relies heavily on goods and services located outside of
this area. Though University Avenue and downtown are nearby,
they both require you to commute to them to access goods and
services. There is not a sense of community or a unique identity in
which to develop pride around. People think of this area as being
one of the most criminally active areas in town. To reverse this
trend and mind set, increased community services are needed."
16 12th Street Corridor Plan • Little Rock, Arkansas
SECTION B
What are at the top of the list of desired outcomes for the
12th Street Corridor Plan and its process?
• Economic growth: jobs, schools to teach skills and job training, job
placement. Need to invest in the surrounding neighborhoods
• Clean neighborhood, environment, good transportation, widen
street, parks, teach kids. Elevate openness, good food and lighting,
"a real neighborhood".
• "Create assets here that benefit the entire city."
• "A plan to make the corridor a place to visit and not avoid. That will
help energize the community and get some strong reinvestment."
• A plan that can be implemented
• Redevelopment strategies
• Quality standards
• Higher quality level of retail
• "Answer the question, ‘Why come here?’"
• "A safe place for people to live and work; all else will fall into
place."
• "Improve structures and the natural environment; bring in positive
services (grocery store), improve safety (police sub-station)."
Regarding economic development, what type of de-
velopments does the 12th Street Corridor area need to
reach its potential future? (Listed in order from highest-
indicated response [greatest need] to lowest-indicated
response [least need])
• Locally-owned employment opportunities
• Neighborhood shopping and retail
• Mixed-use developments
• Police sub-stations
• Institutions (schools, churches, government offices, etc.)
• Entertainment and/or cultural facilities
• Large employment centers
Which land use or development types could play a
larger role in the economy of the 12th Street Corridor?
(Listed in order from highest-indicated response to
lowest-indicated response)
• Mixed Use (retail and/or office on the ground floor, office or resi-
dential above) - 30 responses
• Retail - 16 responses
• Institutional (government offices and facilities, schools, churches,
etc.) - 15 responses
• Office - 10 responses
• Research and development - 8 responses
• Entertainment/sports facilities - 6 responses
Question 19: Twenty years from now, what kind of community do you
envision the 12th Street Corridor to have?
Image source: www.wordle.net
neighborhoods to the north."
• "Improving the surrounding neighborhood is critical to the overall
success of 12th Street."
• "Redeveloping the residential neighborhood is essential to bring
about the renaissance for the commercial corridor."
• "Actual relationship: Residents of the neighborhoods use the busi-
nesses along the corridor, understanding where to safely go and
what areas to avoid. They have a sense of pride and hope for their
community. The perception from those outside of the community is
that the corridor is not safe. There are only a few places outsiders
will go, such as the Neighborhood Resource Center."
17
THE COMMUNITY FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Composite "wordle" of all stakeholder interview responses (to all ques-
tions)
Image source: www.wordle.net
• Transportation (airport/rail/highways) - 2 responses
• Corporate campuses - 1 response
• Lodging - 1 response
• Distribution - 1 response
• Light industrial - 0 responses
Twenty (20) years from now, what kind of community do
you envision the 12th Street Corridor to be?
• Livable community
• Vibrant
• Diverse
• Safe
• Attractive
• Connected
• Appealing
• Proud
• Recognized
• Sought after
• Strong identity
• Economically sound
• Pedestrian-friendly
• "A living destination"
What will be the biggest obstacles to advancing this vi-
sion?
• Money
• Political will
• Eliminating crime
• Lack of jobs
• "Not involving the community on a meaningful basis over the longer
term – must have residents take back their community through
active involvement."
18 12th Street Corridor Plan • Little Rock, Arkansas
SECTION B
Vision, Goals, and Strategies
Why have a master plan? Webster’s dictionary defines a master plan as "a plan giving overall
guidance." Would a home builder ever attempt to build a house with no blueprints? Or a hobby-
ist construct a complex puzzle without ever viewing the finished product? A master plan pro-
vides that much needed guide that shows the thought processes that have influenced possible
outcomes. A guide that provides direction. If building a house with no blueprint is a daunting
task – consider re-building a community with no input, no vision, no goals, no plans. A master plan
guides a dream toward reality.
PURPOSE OF THE MASTER PLAN
A Master plan is a comprehensive view of designed or programmatic solutions proposed for a
community to fulfill a vision and set achievable objectives. The master plan and its implementa-
tion strategies direct the City, the neighborhoods, and its citizens toward realistic and obtainable
improvements.
Stakeholder interviews, public workshops, and meetings with the Steering Committee directed the
following Vision Statement and Goals for the 12th Street Corridor Redevelopment Plan.
VISION STATEMENT
The desired outcome of the Master Plan is to guide the creation a sustainable, livable neighbor-
hood that provides a strong sense of community and quality of life for a diverse population. It
should facilitate connectivity and help integration with the neighborhood’s context.
GOALS
• Guide physical character at appropriate scales for corridor improvements and neighborhood
redevelopment.
• Provide housing opportunities for all age groups and income levels through a variety of
proposed housing stock options.
• Provide basic neighborhood support services (grocery store, restaurants, etc) to stabilize the
area and invite new residents.
• Encourage appropriate placement and scale for a variety of future development types.
• Create a sense of place through gateways, public spaces, and destinations.
• Establish multi-modal connections to accommodate vehicular, pedestrian, bicycle, and public
transportation.
• Propose corridor site amenities to enhance the appearance of the corridor.
STRATEGIES
• Modify existing zoning and land use: protect and improve housing stock though changes to
the existing community zoning with designated growth nodes to act as catalysts for redevel-
opment.
• Define circulation: identify and improve pedestrian routes for connections to community
amenities that encourage a safe, walkable neighborhood while accommodating vehicular
traffic.
• Provide guidelines for corridor improvements.
• Provide action steps and programmatic options for implementation of the master plan.
19
THE COMMUNITY FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Project Prioritization
An early task of the Steering Committee was to identify and prioritize catalyst concepts for project
development. This prioritization process assisted in the selection of "catalyst sites" which were
later analyzed for market feasibility. In addition, this list establishes criteria for the evaluation
of future projects for public/private partnerships, public investment, etc. For a detailed descrip-
tion of the catalyst concept development, refer to Section D: Investment Framework, subheading
Catalyst Investment Areas.
1. Presence of a market opportunity in the near- or long-term
2. Opportunities to strengthen and link existing or planned public investment
3. Ability to leverage existing or planned public investment
4. Physical environment including parks and open space, public improvements, historic
building stock, etc.
5. Potential for creating key entry ways or gateways
6. Ownership patterns including public and private and multiple vs. assembled
7. Presence of unified, energetic stakeholders
8. Upward trend in local investment
9. Compatibility with community plans
10. Availability of public programs, incentives and tools for revitalization
11. Ability to create mixed-use activity centers, emphasizing live / work / play / learn op-
portunities
12. Access to multiple modes of transportation
13. Presence of support organizations – service groups, churches, schools
14. Demonstrated community need, both perceived and quantified
15. Consistent in character and building on prevailing strengths
16. Communicates community identity
17. Supports or enhances an environment that is safe and engaging to children.
20 12th Street Corridor Plan • Little Rock, Arkansas
SECTION B
Catalyst Project Evaluation Matrix
07.14.09 Tally
Please place an "X" in the box that reflects your reaction to each statement.
Criterion
Strongly
Agree
(5)
Agree
(3)
Neutral
(0)
Disagree
(-3)
Strongly
Disagree
(-5)
Total
Respons
es
Weighted
Score
Rank by
Weighted
Score
1. Presence of a market opportunity in the near- or long-
term 7 6 1 14 53 6
2. Opportunities to strengthen and link existing or planned
public investment 12 2 14 66 1
3. Ability to leverage existing or planned public investment 9 3 1 13 54 5
4. Physical environment including parks and open space,
public improvements, historic building stock, etc.6 6 1 13 48 8
5. Potential for creating key entryways or gateways 5 5 3 13 40 12
6. Ownership patterns including public and private and
multiple vs. assembled 2 11 13 43 11
7. Presence of unified, energetic stakeholders 5 5 2 1 13 37 13
8. Upward trend in local investment 3 5 5 13 30 17
9. Compatibility with community plans (2 blank)3 7 1 11 36 15
10. Availability of public programs, incentives and tools for
revitalization 8 6 14 58 3
11. Ability to create mixed-use activity centers, emphasizing
live / work / play / learn opportunities 7 5 1 13 50 7
12. Access to multiple modes of transportation 4 9 13 47 9
13. Presence of support organizations – service groups,
churches, schools 8 5 1 14 55 4
14. Demonstrated community need, both perceived and
quantified 4 8 1 13 44 10
15. Consistent in character and building on prevailing
strengths 2 9 2 13 37 13
16. Communicates community identity 2 7 4 13 31 16
17. Supports or enhances an environment that is safe and
engaging to children 12 2 14 66 1
Areas of greatest concensus Top 6 (1 tie)
Areas of moderate concensus
Catalyst Criteria Voting Results
The steering committee was asked to rate the importance of each criterion to the 12th Street Cor-
ridor. Their responses were tallied in the table below. Responses were weighted (Strongly Agree
with a score of 5, Neutral with a score of 0, and Strongly Disagree with a score of -5, for example)
then the total score for each criterion was calculated. The weighted scores were ranked to
identify the top five catalyst criteria. Further, areas of consensus were identified with green and
yellow, identifying areas where the voting members cast similar votes of importance.
This table reflects the emerging priorities for development within the corridor.
21
THE COMMUNITY FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Steering Committee Outcomes/Ideas/Philosophy
The concepts that came out of the numerous steering committee meetings were innovative and
inclusive with the good of the community at the heart of each idea. Six steering committee meet-
ings were held, usually the day before a public meeting or at times independent from a public
meeting. Each Steering Committee meeting had very good representation of the group – the turn-
out was commendable when one realizes that the members were all volunteers. The following
concepts or themes were of particular importance to the steering committee:
• Celebration of cultural diversity
• Re-brand the study area to promote a new positive image
• Coordination of public investment to leverage private investment projects
• Utilize tax credit investments to stimulate growth
• Unification of programs in the area
• Integration of public art
• Encourage mixed use where appropriate
• Create public garden program to promote healthy living in area
• Creation of new jobs for residents in the area
• Creation of a youth & family safe zone
• Promotion of positive community-oriented business types
• Capitalize and enhance existing housing stock to attract UAMS or other businesses to
area
• Continuation of steering committee as the implementation phases progresses
• Investigate options for a TIF district in study area
• Pursue grant options for various program funding
• Promote form based zoning for use in the study area
In particular, the formation of a youth & family safe zone gained support and momentum during
the planning process as a means to building the social infrastructure at the heart of some of
the area’s biggest challenges. The basic infrastructure is largely in place with faith-based and
community program providers such as the Willie Hinton Neighborhood Resource Center and the
numerous churches located in the study area. This infrastructure is further advanced with the
future police substation and children’s library. The Harlem Children’s Zone provides a successful
model for this concept, including the formation of "beacon centers" associated with neighbor-
hood schools to provide night and weekend programs to extend the building’s functional use to
the community beyond school hours. Visit www.http://www.hcz.org for more information on this
program.
During further investigation into this concept, the Obama administration has announced plans
to designate Promise Neighborhoods in 20 cities across the U.S., utilizing the Harlem Children’s
Zone as an example. The 12th Street corridor and its surrounds already meet some of the early
criteria of this program. For more information, visit http://www.hcz.org/images/abc_web-
site_april_25_2009.pdf and http://www.policylink.org/site/c.lkIXLbMNJrE/b.5160905/k.3ABD/
Creating_Promise_Neighborhoods.htm.
22 12th Street Corridor Plan • Little Rock, Arkansas
SECTION B
The map on page _____ depicts the current and future program providers in the study area, as
well as a 5-minute (1/4 mile) walk radius surrounding each. The goal is to distribute youth and
family programs throughout the corridor.
Moving from Brown to Green
Redevelopment within the 12th Street Corridor study area can largely be classified as "brown-
field" development, meaning it is occurring on sites that had a previous use. This terminology
is as opposed to "greenfield" sites, or previously undeveloped land. There is momentum within
the study area across several investors and projects to redevelop these "brownfield" sites in a
sustainable, or "green" way.
Recent programs, grant applications and projects in the study area have focused on sustainable
"green" initiatives. Brownfield grants training grants and green job grants continue to be options
for employment opportunities as well ways to improve the quality of the existing conditions of
the corridor buildings. New building projects, such as The BCD’s empowerment center, the new
children’s library and the 12th Street Police Station will all be LEED projects. LEED is Leadership in
Energy and Environmental Design (United States Green Building Council’s rating system for green
design/construction). The use of public transit, pedestrian friendly commercial areas, LEED build-
ings in the district are all forward thinking strategies that incorporate environmentally sensitive
solutions. If the steering committee is able to remain the catalyst for change through implementa-
tion phases, the momentum generated during the planning phase should carry though future the
entirety of the revitalization process.
23
THE COMMUNITY FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
25
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
CONTENTS
Planning Philosophies
Architectural Context
Place Types
Land Use by Place Type
Framework
T4 Center/Core: Mixed Use Node
Characteristics of Development by Land Use
Circulation
Composite Plan
12th Street Design Solutions
Prototypical Design Solutions
Landscape
Site Amenities
Cost Estimate
Phasing
Design Framework RecommendationsD E S I G N
26 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
27
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Planning Philosophies
Growth and development patterns of cities have evolved over time. Largely a response to avail-
able transit modes, the scale of city development expanded as faster modes of transportation
were introduced. Turn-of-the-century cities were dense and compact as people depended on
horses or streetcars for transit. As a result, neighborhoods were located in close proximity to
employment centers, while public services and amenities, such as schools, parks, and churches
were located within walkable distances of residences.
The automobile, along with the rapid increase in demand for post-war housing, resulted in more
suburban growth patterns at larger scales and at distances that were achieved with the auto
alone. As a result, vast expanses of the modern city are auto-oriented, with predominately seg-
regated land uses (residential homes in one area, large collections of commercial in another, for
example) at a scale that does not consider people.
Recent planning trends, such as Smart Growth and Traditional Neighborhood Development, seek
to reclaim development at the human scale associated with pre-war neighborhoods which feature
a variety of uses and services within a walkable distance. Neighborhood-scaled commercial and
institutional developments are encouraged in conjunction with residential units, creating ‘mixed
use’ developments.
The neighborhoods within the 12th Street corridor were constructed around the World War II
era, within smaller neighborhood units featuring amenities such as schools, churches, and neigh-
borhood retail services. In this regard, 12th Street is well-suited for revitalization efforts in that
its basic physical framework is already at a human scale.
Three sources follow, documenting current planning theory and practice today, and its relation-
ship to the 12th Street corridor.
Characteristics of Great Places 2008
In December 2008, Planning magazine released its list of the Great Neighborhoods and Great
Streets as selected by the American Planning Association (APA). Each location on the list pos-
sessed attributes that made it a Great Place in the eyes of the APA. Many of these attributes
occurred repeatedly from one place to another. These common attributes (that collectively aid in
creating Great Places) have been summarized on the following pages.
Great Neighborhoods
"All the neighborhoods honored by the American Planning Association this year embody principles
identified under the rubric of new urbanism, the 30-year-old planning movement that advocates
mixed use development and dense, pedestrian-oriented design….[these neighborhoods] were
all developed before World War II, long before contemporary planners derived the principles of
new urbanism from the study of classic American communities…" (source: Planning magazine,
December 2008)
Turn-of-the-century neighborhoods and streets
featured a variety of uses located in close prox-
imity to one another.
Post-war developments separated uses to a
greater extent and became increasingly depen-
dent on the automobile.
Most “Great Neighborhoods” are walkalbe
and human-scaled.
28 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
Common themes among great neighborhoods:
• All are close to, or within, their city’s downtown
• None are located outside an outer loop highway
• Most experienced principal years of growth between the 1890s and the 1930s, during the
age of streetcars
• All are walkable, human-scaled places where the automobile is present but not the dominant
factor
• They have developed tools to encourage preservation and loosen up traditional, single-use
zoning
• They’ve dealt proactively with racial and ethnic integration
• They’ve provided affordable housing
• They’ve preserved the physical characteristics that made them attractive in the first place
• Most include a grid street network and tree-lined parkways
• Built between the two World Wars
• Intimate scale of streets
• Buried power lines
• Sidewalks and outdoor public spaces
• Presence of overlay districts
• Streetscapes containing consistent materials and amenities
• Facilitates community gatherings/events
• Real, living communities that guide new development to fit within the context/scale of the
existing
• Promote pedestrian movement
• Preserve architecturally significant structures
• Encourage appropriate densities
• Encourage mixed use
• Encourage new development at scales relative to the existing context
29
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Great Streets
"A great street for a real estate broker might have a location that commands high rents; for a
traffic engineer it might have a high capacity in vehicles per hour. But for a planner or urban
designer, the phrase is likely to call to mind Allan Jacobs’s 1993 manifesto for traditional street
design, Great Streets...defined by continuous building frontages, sidewalks that are friendly to
pedestrians, and a consistent concept for streetlights, paving, and landscaping. For the last two
generations, modernist buildings surrounded by open space, not lined up fronting a street, and
modernist streets designed for high-speed traffic, not pedestrians, have dominated city develop-
ment. Outside of older centers, most U.S. streets conform to this modernist vision." (source:
Planning magazine, December 2008)
Common themes among great streets:
• They date from the days of the traditional city, and much of what we value today was built
into them at the beginning
• Contain a focal point, a terminus
• Have consistent paving materials that enhance the pedestrian environment
• Limited or no above-ground utility wires
• Straightforward streetlights; no angled armatures over the street
• Controlled placement and design of traffic signals (no booms suspending signals out over the
traffic lanes), to keep vistas open up and down the street
• Street trees where appropriate
• Mix of uses – offices, retail, residences, arts, public spaces
• Consistent street furnishings (benches, trash receptacles, pedestrian lighting, bollards, etc.)
• Both old and new buildings are close to the street line and frame the space: "hold the street
line"
• Consistent street frontage (limiting parking lots or other leakages of space)
• Human activity
• The addition of a center island to create a boulevard
• Consistent maintenance of landscape
• Walkable
• New development at a scale appropriate for the street context
• Slower traffic speeds, narrower streets or lanes
30 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
Traditional Neighborhood Development (TND)
Traditional Neighborhood Development (TND) refers to a planning and design methodology that is
centered around the creation of pedestrian-scaled environments that results in compact, walkable
neighborhoods integrated with public amenities, retail, and commercial services.
The Thirteen Points of Traditional Neighborhood Development, authored by Andres Duany & Eliza-
beth Plater-Zyberk Architects, Inc. (DPZ), outlines the common attributes of TND neighborhoods.
(source: http://newurbanist.com/principles.asp) The social and environmental benefits of a
Traditional Neighborhood Development (TND) result from certain physical and organizational
characteristics, as stated below.
An authentic Neighborhood includes most of the following:
1. The Neighborhood has a discernible center. This is often a square or green, and sometimes a
busy or memorable street intersection. A transit stop would be located at this center.
2. Most of the dwellings are within a five-minute walk of the center. This distance averages
one-quarter of a mile.
3. There is a variety of dwelling types within the Neighborhood. These usually take the form
of houses, rowhouses, and apartments, such that younger and older people, singles and
families, the poor and the wealthy, may find places to live.
4. There are shops and offices at the edge of the Neighborhood. The shops should be suf-
ficiently varied to supply the weekly needs of a household. A convenience store is the most
important among them.
5. A small ancillary building is permitted within the backyard of each house. It may be used as
one rental unit, or as a place to work.
6. There is an elementary school close enough so that most children can walk from their dwell-
ing. This distance should not be more than one mile.
7. There are small playgrounds quite near every dwelling. This distance should not be more
than one-eighth of a mile.
8. The streets within the Neighborhood are a connected network. This provides a variety of
itineraries and disperses traffic congestion.
31
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
9. The streets are relatively narrow and shaded by rows of trees. This slows down the traffic,
creating an environment for the pedestrian and the bicycle.
10. Buildings at the Neighborhood center are placed close to the street. This creates a strong
sense of place.
11. Parking lots and garage doors rarely enfront the streets. Parking is relegated to the rear of
the buildings, usually accessed by alleys.
12. Certain prominent sites are reserved for civic buildings. Buildings for meeting, education,
religion, or culture are located at the termination of the street vistas or at the Neighborhood
center.
13. The Neighborhood is organized to be self-governing. A formal association debates and
decides on matters of maintenance, security and physical change.
Of these 13 Points of Traditional Neighborhood Development, the 12th Street Corridor Study area
currently possesses the following:
3. There is a variety of dwelling types within the Neighborhood. These usually take the form
of houses, rowhouses, and apartments, such that younger and older people, singles and
families, the poor and the wealthy, may find places to live.
4. There are shops and offices at the edge of the Neighborhood. The shops should be suf-
ficiently varied to supply the weekly needs of a household. A convenience store is the most
important among them.
5. A small ancillary building is permitted within the backyard of each house. It may be used as
one rental unit, or as a place to work.
8. The streets within the Neighborhood are a connected network. This provides a variety of
itineraries and disperses traffic congestion.
11. Parking lots and garage doors rarely enfront the streets. Parking is relegated to the rear of
the buildings, usually accessed by alleys.
It can be reasoned, therefore, that the remaining points would be a logical part of the urban
design strategy within the redevelopment of the 12th Street Corridor Study Area:
1. The Neighborhood has a discernible center. This is often a square or green, and sometimes a
busy or memorable street intersection. A transit stop would be located at this center.
2. Most of the dwellings are within a five-minute walk of the center. This distance averages
one-quarter of a mile.
6. There is an elementary school close enough so that most children can walk from their dwell-
ing. This distance should not be more than one mile.
7. There are small playgrounds quite near every dwelling. This distance should not be more
than one-eighth of a mile.
9. The streets are relatively narrow and shaded by rows of trees. This slows down the traffic,
creating an environment for the pedestrian and the bicycle.
10. Buildings at the Neighborhood center are placed close to the street. This creates a strong
sense of place.
12. Certain prominent sites are reserved for civic buildings. Buildings for meeting, education,
religion, or culture are located at the termination of the street vistas or at the Neighborhood
center.
13. The Neighborhood is organized to be self-governing. A formal association debates and
decides on matters of maintenance, security and physical change.
32 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
Architectural Context
Homes along 12th Street
There are some very fine and unique examples of different styles and detailing of residential
treatments, especially on the east end of the corridor, most of which lie along 12th Street from
Booker Street to Cedar. There are some very well maintained bungalow houses fronting 12th
Street, but is not just limited to 12th Street. There are many fine examples of this style that exist
on the parallel streets to 12th Street.
Porches are evident on almost every example. Also, brick seems to be the facade material of
choice, which certainly reflects the permanence and longevity of these buildings. There are even
fine examples of Craftsman style buildings, some even approaching the "Green & Green" quality
which sets the standard for the Craftsman style. These buildings are located around the intersec-
tion of Allis and 12th Street. All of these utilize great details which expressed soffit structure and
appropriate roof slopes. Obviously, the porch, brick and Craftsman style details should be utilized
in future residential developments. This has already been started with the new housing develop-
ment at the intersection of Jonesboro and 12th.
The religious structures along 12th Street bring a very commanding permanence to the atmo-
sphere of the street. Emmanuel Baptist Church is a very good example of Greek Revival Church
architecture that should be expressed in future larger scale structures, such as government and
financial buildings.
Above: Willie Hinton Neighborhood Resource
Center was once the neighborhood’s elemen-
tary school.
33
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
The Willie Hinton Resource Center is another building that expresses the permanence of a strong
brick facade with an elevated site placement that looms over 12th Street. This rehabilitated
school building along with Hoover Methodist Church at Pine and 13th presents a strong base for
redevelopment at the Pine/Cedar, 12th Street intersection. Again, these buildings represent
exceptional brick detailing at a human scale.
Moving west from Pine to Jonesboro, there have been many unchecked and very insensitive
buildings built that range from mercantile structures to strip centers. This area is enhanced
somewhat with various church facilities that help clean up things. There are very few examples
of good contextual architecture that would be described as useful to this study for continued
replication.
The area from Jonesboro to Fair Park is very interesting in the fact that there are significant
adaptive reuse buildings for medical or clinical uses along these blocks. They seem to fit and
present a very comfortable use of scale for the building type. This adaptive reuse approach could
and should be built upon in future developments.
The area west of Fair Park to University Avenue represents the most redeveloped part of the
12th Street Corridor. The newer retail, restaurant, gas stations, revitalized strip center, and new
street interchange, have attempted to upgrade this faster more current end of the corridor. The
end result is a cleaner and healthier atmosphere.
Greek revival architecture
Human-scaled buildings
Adaptive reuse of a residential structure as an
office
New construction at 12th Street and Fair Park
Left: The State Printing Co. is a commercial
structure constructed of brick at a human scale
with an appropriate relationship to the street.
34 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
Place Types
Since the inception of zoning in the 1920s, city planning efforts have
largely focused on the separation of and type of land uses. This was
done largely in the interest of public health, and fulfilling the need to
separate residences from industrial uses and their by-products. During
the decades following the two World Wars, a rapid pace of development
coupled with the dominance of the automobile and the desire to separate
land uses resulted in sprawl around most urban areas of America.
By turning the focus away from a land-use dominated planning approach
and considering the desired form and arrangement of communities, cur-
rent planning approaches return to the pre-war patterns that emphasize
the creation of a pedestrian-scaled environment in which compatible
mixes of land uses are encouraged.
To this end, planning solutions are focused around the types of places
that form our communities and the inherent characteristics that are as-
sociated with each "place type." These include neighborhoods, corridors,
centers/cores, and special districts.
Patterns of development occur differently within each "place type";
neighborhood development is often times notable different from cor-
ridor development, for example. Place types set the framework for
development strategies, including design overlay districts, urban design
guidelines, or form based code. Planning by place types can result in the
appropriate layout of people places.
Neighborhoods
Neighborhoods as they relate to Place Types refer to the predominately
residential areas in which we live. The definition of neighborhood is
not exclusive of form, location, or age. Located within neighborhoods
may be support services such as dry cleaners, local markets/bakeries/
restaurants, neighborhood-scale retail, parks, schools, churches, and/or
civic buildings.
Above: Neighborhoods
Left: Corridors
35
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Corridors
Corridors are the travel and transportation networks throughout a com-
munity. Though the most common form of corridors are for vehicular
travel (streets), these may also include railroads, trails, and water-
ways. Land uses along corridors vary widely, and many times feature
a multitude of development types, scales, and forms. Corridors can be
one of the most challenging Place Types to plan while maintaining both
economic viability and aesthetics. Of the four Place Types, mid-century
corridors have, in general, experienced the greatest decline and are at
the center of many revitalization efforts across the country. Many cor-
ridor developments have utilized suburban-oriented zoning and subdivi-
sion regulations that have resulted in multitudes of sprawling roadways
consumed by strip development where the car is dominant and pedestri-
ans are virtually ignored.
Above: Centers/Cores
Right: Special Districts
Centers/Cores
The centers or cores of most communities is easily discernible: many
times they are the central business district, but may also be a neighbor-
hood center or a regional center. Centers or cores typically feature a
more dense pattern of development with a variety of uses, often in a
mixed-use environment. Centers or cores are destinations within a com-
munity, and often time contain exterior civic spaces landmarks.
Special Districts
Special districts are non-residential areas of a single use. Common
examples include airports, water ports, or industrial areas, but may also
be large corporate campuses, institutional areas, or other assimilations
of non-residential property.
36 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
Above: The Rural to Urban Transect
source:
37
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
The Transect
Transects are graphic representations documenting a change in pattern or condition over space
or time. The transect developed by Duany Plater-Zybeck & Company demonstrates the develop-
ment pattern on the land starting with the natural environment and progressing to the dense
urban core. As seen in the transect at the right, the development pattern and densities become
increasingly tighter moving from the natural area, to rural development, through suburban areas,
into urban zones and the urban core. This range in pattern in density is quantified on a scale from
T1 through T6, with T1 "Natural Zone" being the least dense and T6 "Urban Core Zone" being the
most dense.
By combining Place Types with their corresponding Transect densities, planning decisions can be
made in a clear, methodical approach that considers the appropriateness of developments within
each Place Type, based on the existing or proposed density to be achieved or maintained.
Application of the Transect and Place Types within the 12th Street Corridor
Within the 12th Street Corridor study area, two transect types prevail: (1) the denser, older
(pre-war) T4 area located between Woodrow and Jonesboro that is characterized by the older,
smaller-scaled, pedestrian-oriented development (lots) with a variety of uses, and (2) the more
suburban (post-war) form of T3 areas characterized by the newer, larger-scaled, auto-oriented
development (lots) located predominately west of Jonesboro and becoming increasingly discern-
ible at the Fair Park and University intersections.
The map on page _____ depicts each place type (neighborhood, corridor, center/core, and
special district) with its corresponding transect density (T3 or T4). The major place type/transect
combinations are as follows:
• T4 Center/Core
• T4 Neighborhood
• T4 Neighborhood Main Street Corridor
• T3 Non-Residential Corridor
• SD District 1: Non-Residential
• SD District 2: Institutional
Existing Place Types within the 12th Street Corridor area include the T4 Neighborhoods east of
Jonesboro, the T4 Neighborhood Main Street Corridor of 12th Street (also east of Jonesboro), T3
Neighborhoods west of Jonesboro, and the T3 Non-Residential Corridor along 12th Street (also
west of Jonesboro). The Jonesboro vicinity marks the shift in development style and time period
from the more urban grid pattern with buildings oriented closer to the street to the more subur-
ban form of development to the west with greater architectural setbacks and vehicular parking
separating the structures from the road.
The corresponding Place Types Characteristics table on page _____ depicts the appropriate
development characteristics within each place type/transect combination. This table is the basis
for the development of form-based code (discussed later in this section).
38 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
T4
CENTER/CORE
T4
NEIGHBORHOOD
T4
NEIGHBORHOOD MAIN
STREET CORRIDOR
T3
NON-RESIDENTIAL
CORRIDOR
SD
DISTRICT 1: NON-
RESIDENTIAL
SD
DISTRICT 2:
INSTITUTIONAL
ReferenceFramework Plan Use Designation High Density Mixed Use
Residential,
Institutional,
Recreational/
Institutional
Corridor Mixed Use,
High Density Mixed
Use, Recreational/
Institutional,
Institutional
Commercial, Office,
Institutional
Commercial, Office,
Institutional Special District
Land Use
Commercial, High
Density Residential,
Office, Institutional,
Public Open Space
Medium Density
Residential, Public
Open Space
Commercial, Office,
Institutional, Medium
Density Residential,
Public Open Space
Commercial, Office,
Institutional
Commercial, Office,
Institutional
Institutional, Office,
Residential
Lot Width (45' typ. existing width) 40' min, 90' max * 45' min, 90' max 40' min, 90' max * 45' min, 90' max * 45' min, 90' max * 45' min, 90' max
Lot Coverage 80% max 50% max 70% max 70% max 70% max 70% max
Building Setback from ROW
60' ROW: 0' min, 18'
max
50' ROW: 5' min, 23'
max
18' min, 30' max
70' ROW: 0' min, 18'
max (commercial uses)
18' min, 30' max
(residential uses)
60' ROW: 5' min, 23'
max (commercial
uses), 23' min, 35' max
(residential uses)
70' ROW: 5' min, 30'
max * (discourage
front parking lots)
60' ROW: 10' min, 35'
max * (discourage
front parking lots)
5' min, 30' max *
(discourage front
parking lots)
5' min, 18' max
Building Frontage Front on street Front on street `Front on 12th St. Front on street Front on street
Vehicular Access rear, side front, rear front, rear, side front, rear, side front, rear, side front, rear, side
Parking
1.5 per dwelling
(residential)
3.0 per 1000 sq. ft.
(office)
4.0 per 1000 sq. ft
(retail)
1.5 per dwelling
(residential)
1.5 per dwelling
(residential)
3.0 per 1000 sq. ft.
(office)
4.0 per 1000 sq. ft
(retail)
4.0 per 1000 sq. ft. 4.0 per 1000 sq. ft
1.5 per dwelling
(residential)
3.0 per 1000 sq. ft.
(office)
4.0 per 1000 sq. ft
(retail)
Building Height 1 min, 4 max 1 min, 2 max 1 min, 3 max 1 min, 2 max 1 min, 3 max 1 min, 3 max
Building Materials
Brick, precast
concrete, glass
windows (not curtain
wall)
Durable panels or
siding (Hardibord),
brick, stone, shingle
roofs, wood or iron
fencing
Brick, stone, precast
concrete, permanent
siding in mixed use
areas
Brick, precast
concrete,glass curtain
wall, punched glass
openings, marble
Current and
appropriate materials
for commercial office
and institutional. May
deviate from the post
WWII direction
Brick, stone, precast
concrete, siding
(Hardibord) to
maintain the
established pallet.
Integrate office
complex standard
details with post WWII
details
Building Attachments
Permanent horizontal
awning at retail &
storefronts; restricted
signage
Carports (non metal)
Outdoor dining areas,
canvas awnings, drive-
thrus, parking
structures
Covered drive entries,
plazas, drive up
services
Whatever is
permittable
Covered drive entries,
drive-up windows.
Service facilities, work
areas, etc.
Architectural Character
Punched window
openings (no glass
walls); utilize step
backs on facades with
post WWII details
Residential scale,
leaning to craftsman
style, adapted post
WWII detailing; sloped
roofs
Dense scale, post WWII
details for residential
and institutional. Soft
edges with minimal
glass walls
Low rise commercial
scale, recommend
softening building
facades with
mechanical
equipment concealed
Coordinate with
established and
developing fabric
Imperative that this
area be transitional in
character between
the SD1 commercial/
institutional and the T4
residential
Context Respect historic
significance not applicable not applicable
Respect historic
significance
Block Length 320' min, 350' max 320' min, 350' max 320' min, 350' max 320' min, 350' max 320' min, 350' max 320' min, 350' max
Sidewalk 5-8' internal 4-6' internal 5' along 12th St. 5' along 12th St.4-6' internal 4-6' internal
Connectivity
Vehicular, Pedestrian,
Class 2 or 3 Bicycle
Lanes or Routes, Bus
Transit
Vehicular, Pedestrian,
Class 3 Bicycle Routes
Vehicular, Pedestrian,
Class 2 Bicycle Lanes,
Bus Transit
Vehicular, Pedestrian,
Bus Transit
Vehicular, Pedestrian,
Class 3 Bicycle Routes
Vehicular, Pedestrian,
Bicycle, Class 3 Bicycle
Routes
Landscape: Public Right of Way
(ROW)
Median trees at 40'
o.c.
Refer to T4 Center & T4
Neighborhood Main
Street applications
Median trees at 40'
o.c., street trees in
landscape buffer at 40'
o.c., alternating with
median trees
No standard in public
ROW
No standard in public
ROW
No standard in public
ROW
Open Space Square, Plaza, Green Park, Green
Square, Plaza, Green,
Park Plaza, Park Plaza, Park Square, Plaza, Green,
Park
Placetypes include Centers/Cores, Neighborhoods, Corridors, Districts, Precincts
* Exceeding minimums or maximums is only allowed with Planning Commission and Board of Directors approval
The Transect. Source: http://www.transect.org/transect.html
12TH STREET PLACE TYPE CHARACTERISTICS
based on the "T4 GENERAL URBAN" and "SD SPECIAL DISTRICT" TRANSECT ZONES
Site CharacteristicsArchitectural CharacteristicsPublic Space Characteristics
39
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
40 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
41
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
The following Place Types are located within the study area. Within
each place type, various uses may occur either in single-use fashion or
multi-use (mixed-use), as described below.
Place Type Characteristics
T4 Center/Core
The T4 Center/Core should allow higher density development with
multiple stories. This area should be predominately mixed-use, with
street-level retail/commercial and upper level office and/or residential
above. Parking should be accommodated on-street and in below-grade
structures beneath the buildings or in shared parking garages to a
large extent. The goal is to minimize surface parking in order to maxi-
mize leasable floor space while creating a destination.
T4 Neighborhood
The T4 Neighborhood should consist of single- and multi-family resi-
dential uses, as well as recreational and institutional uses (churches,
schools, libraries, fire/police stations, community centers) as needed to
support the population.
Preferred Land Use Locations by Place Type
Land Use T4 Center/
Core
T4 Neigh-
borhood
T4 Neigh-
borhood
Main Street
Corridor
T3 Non-
Residential
Corridor
SD District 1:
Non-
Residential
SD District 2:
Institutional
Commercial f f f f
Multi-Family Residential f f f
Single-Family Residential f f f f
Recreational/Institutional f f f f f
Institutional f f f f f f
Office f f f f f
Special District f f
Corridor Mixed Use f
High Density Mixed Use f
f Primary/Preferred Place Type Location for this Land Use
f Secondary/Allowed Place Types Location for this Land Use
Place Type
Land Use by Place Type
T4 Neighborhood Main Street Corridor
The T4 Neighborhood Main Street Corridor should consist predominate-
ly of mixed-use developments at a lower density than the T4 Center/
Core. These uses include commercial, residential, office, institutional,
and recreational.
T3 Non-Residential Corridor
The T3 Non-Residential Corridor currently consists predominately of
single-use buildings (office or commercial). Mixed use is also encour-
aged in this area, as well as expanded uses to include institutional and
recreational.
SD District 1: Non-Residential
The SD District 1 should continue to accommodate commercial, office,
and institutional uses as it currently does.
SD District 2: Institutional
The SD District 2 should continue to accommodate residential uses and
may also include recreational, institutional, and/or office uses.
42 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
Place Type:
T4 Center/Core
Commercial
Single-Family Residential
Multi-Family Residential
Recreational/Institutional
Institutional Office
High-Density Mixed Use (PRIMARY)
43
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Place Type:
T4 Neighborhood
Multi-Family ResidentialSingle-Family Residential (PRIMARY)Recreational/Institutional
Institutional
44 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
Place Type:
T4 Neighborhood Main Street Corridor
Commercial
Single-Family Residential
Multi-Family Residential
Recreational/Institutional
Institutional Commercial/Office
Corridor Mixed Use (PRIMARY)
45
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Place Type:
T3 Non-Residential Corridor
CommercialOffice (PRIMARY)
Recreational/Institutional Institutional
46 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
Place Type:
SD District 1: Non-Residential
Commercial (PRIMARY)
Office
Institutional
Special District (PRIMARY)
47
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Place Type:
SD District 2: Institutional
ResidentialSpecial District (PRIMARY)
Institutional Office
Recreational/Institutional
48 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
49
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Framework
The Framework Plan builds on the Place Types map and specifies dominant land use patterns and
land use mixes. These land use areas are very closely aligned with the Place Types designations,
and in some cases, directly reflect the Place Types map.
For example, the T4 Center/Core is reflected on the Framework Plan as the High Density Mixed
Use area. The T4 Neighborhood Main Street becomes the Corridor Mixed Use area. The T4
Neighborhood is predominately reflected as Residential, but provides further detail with the loca-
tion of specific Institutional or Recreational use areas that are located outside of a designated
mixed use category. The Framework Plan provides additional details as to the location of specific
uses within the larger context of the Place Types map.
Place Types and Framework Plan Comparison
Place Type Framework Plan Land Use Designation:
PRIMARY
Framework Plan Land Use Designation:
ANCILLARY
T4 Center/Core High Density Mixed Use n/a
T4 Neighborhood Residential existing Multi-Family Residential
T4 Neighborhood Main Street Corridor Corridor Mixed Use n/a
T3 Non-Residential Corridor Office, Institutional Commercial
SD District 1 Institutional, Commercial Office
SD District 2 Institutional Commercial
Existing, in progress, and proposed development and redevelopment projects are specifically
located on the Framework Plan as well. Some of the proposed projects at the outset of the
planning project have since become projects in progress, such as the CALS Children’s Library
and the Police Substation. Recent redevelopment projects within the study area include Madison
Heights, a development of the Little Rock Housing Authority that replaced old "project" style public
housing with apartments and townhouses that include public housing, market-rate housing, and
_________ (subsidized??) housing options within a single development. A semi-public projects
include the development of the Empowerment Center by the Black Community Developers. Two
private projects are underway near Fair Park and 12th Street, including the expansion of St.
Mark’s Baptist Church and a multi-building commercial project near Fair Park and I-630.
The Framework Plan also depicts urban design elements such as gateways, significant intersec-
tions, areas of interest or specific design treatments in a graphic overview. These specific ele-
ments are discussed further in Section C, Circulation, on page __________.
50 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
51
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
52 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
53
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
T4 Center/Core: Mixed Use Node
The area between I-630 to 12th Street fronting Pine and Cedar streets and surrounding the Willie
Hinton Neighborhood Resource Center, the future Midtown Police Substation, and the Hoover
United Methodist Church is proposed as the primary activity node (T4 Center/Core) along the 12th
Street corridor.
This area will benefit from public investment projects, such as the renovation of the Neighborhood
Resource Center, the construction of the Empowerment Center, and the 12th Street Police Sub-
station. Furthermore, its proximity to UAMS and access to I-630 as economic generators position
the area well for redevelopment opportunities.
By designating a geographic area to allow higher density developments, a synergy of redevelop-
ment can occur and build upon surrounding development to create a successful live/work/play
environment.
This activity node should contain commercial, institutional, office, and residential uses (single-
family as well as multi-family). Medical offices and residential or other support services for UAMS
may be provided here, with the highest density uses located along I-630 and decreasing in height
on the approach to 12th Street.
Structures in this area may reach 5 stories in height (closer to I-630), but more commonly be lim-
ited to 3 stories. These structures should be built with an urban context in mind, limiting surface
parking and providing parking in underground levels of each building or as parking structures.
Buildings should have a positive relationship to the street with consistent setbacks and massing,
54 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
and create a street edge with a pedestrian-friendly environment. Street treatment within the
right of way should include sidewalks, ramps, and street trees.
Mixed use is encouraged within each building, with any commercial uses at street level and of-
fices, institutional, or residential uses above. Single-use buildings are also appropriate as market
conditions necessitate.
In addition to multi-level mixed-use buildings, urban open spaces, such as parks or plazas, are
highly encouraged to provide opportunities to congregate or recreate outside. These open spaces
are just as important in the community as successful commercial, office, institutional, and resi-
dential developments. These spaces may be located along the street to provide an urban oasis,
or located centrally in a larger land area as an institutional amenity to provide opportunities for
community gatherings and festivities. Location near institutional uses is a positive attribute.
The intent of the high density mixed use activity node (T4 Center/Core) is to dedicate an area to
accommodate the needed expansion of support businesses and residential to UAMS while creat-
ing a focused area within the study area to encourage redevelopment.
The development of this area is dependent upon the purchase of real estate at fair market value
by the willingness of existing property owners. There is no intent to displace existing residents
against their will.
Revitalization of this area will act as a catalyst to development throughout the 12th Street cor-
ridor due to its location at a primary access point into the corridor.
Refer to the Place Types Characteristics table (T4 Center/Core column) on page ___ as well
as the Characteristics by Land Use (High Density Mixed Use section) on page ____for specifics
pertaining to use, scale, character, setbacks, and facades of future buildings within this area.
Colors on this page represent the following uses: residential (yellow), commercial (red), office
(blue), institutional (cyan). Mixed use buildings are depicted with purple roofs.
55
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Preferred Land Use Locations by Place Type
Land Use T4 Center/
Core
T4 Neigh-
borhood
T4 Neigh-
borhood
Main Street
Corridor
T3 Non-
Residential
Corridor
SD District 1:
Non-
Residential
SD District 2:
Institutional
Commercial f f f f
Multi-Family Residential f f f
Single-Family Residential f f f f
Recreational/Institutional f f f f f
Institutional f f f f f f
Office f f f f f
Special District f f
Corridor Mixed Use f
High Density Mixed Use f
f Primary/Preferred Place Type Location for this Land Use
f Secondary/Allowed Place Types Location for this Land Use
Place Type
Characteristics of Development by Land Use
The characteristics described in this section build upon the Place Type Characteristics depicted in
the table on page ______________. The intent of Place Types characteristics is to incent the
development of places, rather than of unrelated developments following requirements based on
land use. Creating communities based on Place Types results in contextually-respectful develop-
ments following the same set of development requirements, in large part exclusive of land use.
The following paragraphs further describe the characteristics and traits of these guidelines,
organized by land use. Each description can be cross-referenced to Place Type by utilizing the
Place Types Characteristics table.
The following uses are described:
A. Commercial/Office
B. Residential
C. Multi-Family Residential
D. Institutional/Recreational
E. Recreational
F. Special Districts
G. Corridor Mixed Use
H. High Density Mixed Use
56 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
A. COMMERCIAL/OFFICE (T4 Neighborhood Main Street Corridor, T3 Non-
Residential Corridor, SD District 1, SD District 2)
Use
T3 Non-Residential Corridor and SD District 1:
Commercial/office development between Jonesboro and University is predominately stable,
with structures developed from the 1960s on. Future development within this area should
focus on improving the relationship to 12th Street (street frontage and appearance) and
ensuring an appropriate pedestrian scale and accessibility.
T4 Neighborhood Main Street Corridor and SD District 2:
Commercial development between Jonesboro and Woodrow is a mixture of original
structures at smaller, neighborhood-appropriate scales, small infill structures such as auto
repair shops or fast food restaurants, and infill commercial strip shopping centers. Future
development within this area should focus on neighborhood-scaled buildings that establish a
consistent street frontage (through setbacks and facade treatments) while accommodating
vehicular circulation and an inviting pedestrian environment.
57
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Character
T4 Neighborhood Main Street Corridor, T3 Non-Residential Corridor, SD District 1, SD District 2:
The character of commercial uses along the 12th Street corridor should both consider the historic
context of the neighborhood while incorporating modern construction techniques. Massing should
be consistent with surrounding structures (i.e. less than 3 stories in some areas and with similar
square footage amounts).
Scale
T4 Neighborhood Main Street Corridor, T3 Non-Residential Corridor, SD District 1, SD District 2:
Building scale and massing should be consistent with the smaller scale of independent structures
throughout the corridor and surrounding neighborhoods (avoid large building footprints and blank
facades). Buildings should be massed into smaller units, and larger structures should have the
appearance of being broken into smaller units by varying the number of stories, the facade treat-
ment, or a slight variation in setback.
Setbacks
Setbacks should be clearly defined along the entire length of the 12th Street corridor. The street
edge should be lined with building facades, rather than parking lots, to create a pedestrian-
friendly and inviting environment. Setbacks should create a variety of visual experiences while
maintaining pedestrian safety (avoid creating spaces that are not visible to pedestrians). Parking
should be located either on-street, at the rear of buildings, or within parking structures.
T3 Non-Residential Corridor and SD District 1:
Commercial structures should be set back a minimum of 5’ and a maximum of 30’ from a ROW line
located 35’ or more from the center line of 12th Street (a 70’ ROW minimum). These setbacks
shall be a minimum of 10’ and a maximum of 35’ from a ROW line located 30’ from the center line
of 12th Street (a 60’ ROW). Parking between the street ROW and the building is discouraged.
T4 Neighborhood Main Street Corridor and SD District 2:
Commercial structures should be set back a minimum of 0’ and a maximum of 18’ from a ROW line
located 35’ from the center line of 12th Street (a 70’ ROW). These setbacks shall be a minimum
of 5’ and a maximum of 23’ from a ROW line 30’ from the center line of 12th Street (a 60’ ROW).
The 18’ setback allows for a single-direction off street drop off drive.
Facades
T4 Neighborhood Main Street Corridor, T3 Non-Residential Corridor, SD District 1, SD District 2:
Commercial facades on new construction should emulate the form, scale, and materials of the
contextual neighborhood surrounds. Use of indigenous materials, such as stone or brick, is
encouraged but should match color and texture of surrounding buildings when possible.
Original housing stock may be renovated to
accommodate commercial or office uses along
the 12th Street corridor.
The scale of commercial buildings along 12th
Street should be in keeping with the residential
scale of the neighborhood, utilizing smaller
footprints up to 3 stories tall.
Consistent setbacks should be apparent
throughout the corridor to create a definable
street edge.
Facades on new construction should be consis-
tent in style with the original commercial and
residential development.
58 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
B. RESIDENTIAL (T4 Neighborhood, T4 Neighborhood Main Street Corridor)
Use
T4 Neighborhood and T4 Neighborhood Main Street Corridor:
Existing residential uses along the 12th Street Corridor may vary between the two major de-
velopment districts, divided into two districts just as the existing commercial uses: the older,
smaller-scale district located between Jonesboro and Woodrow (east end), and the newer,
larger-scale district between Jonesboro and University (west end).
Residential development between Jonesboro and University is predominately stable, with
structures developed from the 1960s on, particularly west of Fair Park. Though the style of
the homes changes, the scale remains consistent with the housing stock located throughout
the east end. Both are laid out in a grid pattern with mid-block allies.
Residential development between Jonesboro and Woodrow is a mixture of original housing
stock with infill housing dating from the 1990s to present, predominately constructed by the
local community development corporation, Black Community Developers. Original housing
stock is characterized by one and two-story structures featuring front porches and detached
garages or other out buildings behind the home.
above: All new housing developments should
have an architectural style that is consistent
with existing housing stock.
59
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Character
T4 Neighborhood and T4 Neighborhood Main Street Corridor:
The character of future infill residential uses within the neighborhoods surrounding the 12th
Street corridor should be at a scale that is in keeping with the historic context of the neighbor-
hood and should incorporate the materials, architectural style, and finishes found predominately
throughout the existing housing stock. Front porches and detached or rear-entry garages should
characterize all homes of new construction within the west end, while attributes of the surround-
ing ranch-style houses should be incorporated into the design treatments of new construction
located within the east end.
Scale
T4 Neighborhood and T4 Neighborhood Main Street Corridor:
New single-family residential units should be built to scales appropriate to the context of the
surrounding neighborhood. Existing density (lot size and structure size) should be respected. The
exception to this would be as found in the High Density Mixed Use areas, refer to Page _______.
The addition of trees and landscape in residential areas help to create a consistent scale.
Setbacks
T4 Neighborhood Main Street Corridor:
Residential setbacks vary within the neighborhoods near 12th Street. Existing homes along 12th
Street are set back between 25 and 40 feet from the existing back of curb.
New single-family homes constructed along 12th Street should have a maximum setback of 15’
from the new 70’ ROW line (equals approximately 29’ from the proposed back of curb), or a
maximum setback of 20’ from the existing 60’ ROW line (equals approximately 29’ from the pro-
posed back of curb). In either the 60’ or 70’ option, the proposed back of curb along 12th Street
remains constant.
T4 Neighborhood:
Single-family residential setbacks within the neighborhoods adjacent to the corridor, but not
located on 12th Street, should be 30’ from the existing back of curb, or 22’ from the new back of
curb (if a residential street has been improved from a 20’ pavement width and 50’ ROW to a 36’
pavement width and 60’ ROW).
Facades
T4 Neighborhood and T4 Neighborhood Main Street Corridor:
Residential facades on new construction should emulate the form, scale, and materials of the sur-
rounding neighborhoods. Design features such as front porches, columns, and low fences should
be in keeping with the historic context of the area. Garages should not be located on the front of
new homes; rather, they should be detached structures or rear- or side-entry garages. The use
of garish paint colors should be discouraged.
Original housing stock may be renovated to
accommodate commercial or office uses along
the 12th Street corridor.
Infill residential units should maintain scales
similar to existing housing within the neighbor-
hood.
Consistent setbacks should be apparent
throughout the study area. (Note: residential
development of this density should be limited to
the High Density Mixed Use Activity Node)
Though the facades above are varied, they
maintain a consistent architectural style.
60 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
C. MULTI-FAMILY RESIDENTIAL (T4 Neighborhood, T4 Neighborhood Main
Street Corridor)
Existing land use classification only; no new single use multi-family residential is proposed.
All multi-family residential should be part of either the Corridor Mixed Use or High Density
Mixed Use designations.
Setbacks
T4 Neighborhood Main Street Corridor:
Single Use Multi-Family Residential units (duplexes or stand-alone structures not part of a
mixed-use building) along 12th Street should have a maximum setback of 10’ from the 70’
street right-of-way (15’ setback from the existing 60’ street right-of-way), or approximately
24’ from the proposed back of curb. Single Use Multi-Family Residential developments are
discouraged. Rather, multi-family developments as upper floors of mixed-use structures are
preferred.
Refer to the Place Types Characteristics Table on page ___ for specific requirements within
each place type.
D. INSTITUTIONAL/RECREATIONAL (All Place Types)
Institutional/Recreational uses are allowed within every Place Type to provide recreational
opportunities to the area. Refer to the Place Types Characteristics table on page ___ for
specific requirements within each place type. These standards apply, regardless of the use
of the land.
E. INSTITUTIONAL (All Place Types)
Institutional uses are allowed within every Place Type to provide public services to the
area. As with all other types of development, institutional uses within the study area should
respect the scale, form, and materials of the development’s context. Maintaining connectiv-
ity to and through institutional developments is critical. Though connectivity does not always
mean a grid pattern, it does mean frequent, accessible connections to surrounding proper-
ties. The grid in this area is on a 320’-350’ interval. New developments should strive for
connections to and through independent projects at this interval. Refer to the Place Types
Characteristics table on page ___ for specific requirements within each place type. These
standards apply, regardless of the use of the land or the structure.
F. SPECIAL DISTRICTS
Special Districts are subject to the guidelines within the Place Types Characteristics table, located
on page ___.
61
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
G. CORRIDOR MIXED USE (T4 Neighborhood Main Street Corridor)
Use
Few, if any, mixed-use structures currently exist along the 12th Street corridor or sur-
rounding neighborhood. The most common form of mixed use structure found in a pre-war
neighborhood, such as this one, would be that of a "main street" building that was character-
ized by having street-level retail with office or residential uses on the floors above. Very few
remnants of original non-residential structures remain along 12th Street. However, this type
of mixed use is quite appropriate for the area.
The Framework Plan depicts two types of mixed use within the study area: Corridor Mixed
Use and High Density Mixed Use.
T4 Neighborhood Main Street Corridor:
Corridor Mixed Use (T4 Neighborhood Main Street): Corridor Mixed Use is a predominate
land use classification along 12th Street proper. This designation should include commercial,
office, institutional, and residential uses. Combinations of commercial/office, commercial/
residential, office/residential, or commercial/office/residential are all appropriate within
a single structure. Institutional uses (schools, churches, libraries, and government build-
ings are generally in stand-alone facilities, but may be combined with any other use in this
Corridor Mixed Use should accommodate
commercial, office, and residential uses, as well
as public uses where appropriate.
62 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
category within a single structure, if desired. In general, commercial uses are the most
appropriate at street-level, not only to provide access to customers, but also to enliven the
street environment.
Character
The character of mixed use structures along the 12th Street corridor should include ele-
ments that are consistent with the historic context of the neighborhood while incorporating
modern construction techniques.
T4 Neighborhood Main Street Corridor:
Structures within the Corridor Mixed Use designation should adhere more closely to the
historic context of the neighborhood, including the reuse of existing residential structures, if
appropriate.
Scale
T4 Neighborhood Main Street Corridor:
Corridor Mixed Use: Building scale and massing should be consistent with the finer grain
of structures throughout the corridor and surrounding neighborhoods. Buildings should be
massed into smaller units, and larger structures should have the appearance of being broken
into smaller units by varying the number of stories, the facade treatment, or a slight varia-
tion in setback.
Setbacks
T4 Neighborhood Main Street Corridor:
Corridor Mixed Use: Setbacks should be clearly defined along the entire length of the 12th
Street corridor. The street edge should be lined with building facades, rather than parking
lots, to create a pedestrian-friendly and inviting environment. Commercial structures should
be set back no more than 5 feet from the street right-of-way line. In the case of the Com-
plete Street option, this places the buildings between 12 and 17 feet from the back of curb.
Facades
Facades on new construction should emulate the form, scale, and materials of the contextual
neighborhood surrounds. Facade treatment should use materials that are permanent in
nature, such as brick or stone.
Fenestration should encourage a varied rhythm to create interest at street level but discour-
age monotony from one building to the next. The utilization of precast sills and water tables
to accent building facades are recommended.
The scale of commercial buildings along 12th
Street should be in keeping with the residential
scale of the neighborhood, utilizing smaller
footprints up to 3 stories tall.
Setbacks should have little variation to rein-
force the street edge.
Facade treatments may vary between street
level and upper levels. The addition of precast
sills and water tables add dimension to the
facade treatment.
The new police substation in downtown North
Little Rock includes a mix of uses and has been
constructed with an appropriate scale, setback,
and facade treatment for its context.
63
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
H. HIGH DENSITY MIXED USE (T4 Center/Core)
Use
T4 Center/Core:
High Density Mixed Use (T4 Center/Core): High Density Mixed Use is a predominate land
use designation defining a proposed activity node. This hub of redevelopment includes the
planned police substation and its surrounding blocks and continues north along the Pine
and Cedar corridors toward UAMS. This characterization may include any combination of
commercial, office, residential, and institutional uses within a single structure. However,
the structures within this designation may be more dense and reach heights of 5-6 stories.
The predominate street-level use should be commercial, while multiple levels above may ac-
commodate single- or multi-family, office, or institutional. This density should accommodate
much of the growth and expansion of support services for the UAMS campus and define a
major gateway into the 12th Street corridor and its surrounding neighborhoods.
64 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
Character
T4 Center/Core:
Structures located within the High Density Mixed Use area may more loosely apply historic
elements while accommodating a higher density and potentially greater mix of uses within
a taller structure. Individual structures in this area should not exceed the size of one city
block.
Scale
T4 Center/Core:
High Density Mixed Use: Building scale and massing may be larger than that of the surround-
ing neighborhood fabric, not exceeding a footprint of one city block, and may gain additional
floor area by the addition of 5-6 vertical stories. Massing should have the appearance of
smaller units at street level to enhance the pedestrian environment.
Setbacks
T4 Center/Core:
High Density Mixed Use: Setbacks should be consistent throughout the activity node, ranging
from 15-20 feet from the back of curb. Parking should be located either on-street, at the rear
of buildings, or within parking structures within both mixed use designations.
Facades
Facades on new construction should emulate the form, scale, and materials of the contextual
neighborhood surrounds. Facade treatment should use materials that are permanent in
nature, such as brick or stone.
Fenestration should encourage a varied rhythm to create interest at street level but discour-
age monotony from one building to the next. The utilization of precast sills and water tables
to accent building facades are recommended.
65
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Circulation
The Circulation Plan was developed to depict the physical design solutions along the 12th Street
Corridor within specific locations, and to identify the design character of cross streets (gateways)
or circulation opportunities (i.e. Jonesboro’s wide right-of-way), as well as to identify non-vehicu-
lar connection opportunities.
Plan Elements
The following pages convey several design strategies within the 12th Street Corridor. The first is
the physical design of 12th Street itself. The street currently has an approximate 60’ right-of-way
and is categorized as a minor arterial on the City of Little Rock’s 2004 Master Street Plan from
Woodrow to University. According to this classification, rights-of-way along minor arterials are
slated to be 70’. The City’s traditional approach to right-of-way acquisition is to obtain it as devel-
opment improvements come online. Utilizing this approach in an older area striving to redevelop
will likely result in a long, arduous process. As a result, the design strategy along the majority of
12th Street fits within the existing 60’ right of way. Additional right of way should be obtained as
redevelopment occurs, but the additional 5’ on each side of the road may serve as green space
located between the sidewalk and the edge of the right-of-way.
Two notable exceptions are proposed: the first is the expansion to a 70’ right-of-way to accommo-
date 4 vehicular lanes and 2 bicycle lanes between Fair Park and University. The second excep-
tion is where 12th Street intersects the T4 Center/Core (between Lewis and Maple). The design
strategy in this area utilizes a 70’ right-of-way to accommodate on-street parking.
The design for 12th Street between Fair Park and Woodrow consists of reduced vehicular lanes
in order to accommodate a center median/turn lane (at intersections only), bicycle lanes, and
bus pull-of areas. The addition of these amenities will create a "Complete Street" while adding
aesthetic value to the corridor. This can be accommodated within the 60’ right-of-way, with the
exception of the two conditions noted above.
In addition to the design along the length of 12th Street, design solutions for each major intersec-
tion along 12th Street have also been considered and depicted on the following pages. Consider-
ation has also been given to the plans for trails and bikeways as documented in plans for the City
of Little Rock Parks and Recreation Department as well as for UALR’s University District Master
Plan.
The Circulation Map (page _________) conveys these ideas in graphic format throughout the
study area. The following street types are represented:
• Green lines represent the basic "Complete Street" option (2 lanes of vehicular travel with
bicycle lanes, center medians, and bus pull-off areas).
• The magenta line depicts the "Complete Street" option through the T4 Center/Core (with the
addition of on-street parking).
• The blue line represents a 4-lane Complete Street with 4 lanes of vehicular travel and 2
bicycle lanes
66 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
• The yellow lines represent important gateway streets that should include additional
streetscape enhancements (such as street trees, enhanced pedestrian crossings, special
paving, etc.)
Primary and secondary gateway locations are also reflected on the circulation plan and are ad-
dressed on the following pages in more detail with specific design solutions.
Specific amenities, such as street trees, median trees, lighting, site furnishings, and paving are
also located within this section, refer to page ________________.
Composite Plan
The Composite Plan combines the Framework and Circulation Plans onto a single graphic to
graphically depict their interrelation. This graphic is a reference guide to the more specific
design solutions and land use recommendations located throughout this document.
67
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
68 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
69
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
70 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
71
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
12th Street Design Solutions
Existing Conditions
12th Street from Woodrow to University is predominately 45’
wide from back of curb to back of curb, with an approximate
60’ right of way (ROW).
Sidewalk size, layout, and condition vary throughout the cor-
ridor, although a 4’ width seems to prevail. Walks are either
located adjacent to the back of curb or behind a small buffer
strip (3-4’ in many cases). There are few, if any, existing
street trees along the corridor, and utilities are located on
poles with wires overhead.
There are few site amenities such as shade, furnishings, or
pedestrian-scaled lighting to invite pedestrians. However, the
scale of many developments located along the corridor is com-
pact enough to encourage pedestrian movement. The area
was built during an era when walking was a common form of
transportation, so the basic layout of the street grid and struc-
tures along it provides an opportunity to be expanded upon.
Complete Streets
Complete streets are "roadways designed and operated to
enable safe, attractive, and comfortable access and travel
for all users. Pedestrians, bicyclists, motorists, and public
transport users of all ages and abilities are able to safely and
comfortably move along and access a complete street." (www.
wikipedia.org)
The concept of complete streets is gaining momentum across
the country. For decades, the transportation network in the
U.S. has focused predominately on the automobile. At a local
level, and particularly at the neighborhood level, additional
modes of transportation need to be considered to accom-
modate the needs of non-motorists (children, the elderly, the
disabled, or those who do not have access to a car).
Creating a complete street along 12th has several advan-
tages. Not only would it accommodate all users and multiple
forms of transit, it would aid in traffic calming along this
otherwise straight, relatively flat road with few traffic lights
(resulting in higher speed traffic). It would also reinforce the
concept of creating destinations along the corridor by making
it more pedestrian and bicycle friendly and reinforcing a "Main
Street" character.
72 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
12th Street: 2-Lane Complete Street (T4 Corridor and T4 Center/Core)
The 2-Lane Complete Street design is proposed from Fair Park to Woodrow. The following char-
acteristics exist within this design solution:
• A landscaped center median with turn lanes at intersections
• 5’ pedestrian sidewalks
• 1 lane of vehicular traffic flow in each direction
• 1 bike lane in each direction
• Bus pull-off areas to remove buses from vehicular lanes during stops
The 2-Lane Complete Street is subdivided into two (2) categories:
1. T4 Corridor
2. T4 Center/Core
(70’ ROW)
T4 Neighborhood Main Street Corridor WITHIN the CENTER/CORE (70’ ROW)
73
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
The distinguishing differences between these two are the presence of on-street parking within
the T4 Center/Core, allowed by the addition of right of way, increasing it from 60’ to 70’ through-
out the T4 Center/Core area.
Street trees are included in both categories of the 2-Lane Complete Street (T4 Corridor and T4
Center/Core). These provide continuity and form along the length of the street and consistency
between the two categories. It is important that the street trees be continued within the T4
Center/Core via expanded curb "bump outs" at each intersection.
In order to accommodate the T4 Corridor design within the existing 60’ right of way, bus pull off
areas must be shared with bike lanes. Minimal conflict is expected, but the two uses can only be
separated effectively with the addition of 10’ of right of way throughout the corridor.
(60’ ROW)
T4 Neighborhood Main Street Corridor OUTSIDE the CENTER/CORE (60’ ROW)
74 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
75
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
76 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
77
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
12th Street: 4-Lane Complete Street (T3 Corridor)
12th Street from University to Fair Park falls within a T3 Corridor classification within the Place
Types assessment. This corridor experienced a more suburban-form of growth, characterized by
predominant office and commercial uses fronting the street with parking lots between the curb
and building facade. Residential development is predominately in the form of suburban subdivi-
sions, in which most homes are oriented with one side toward 12th Street, rather than the front
facade. In addition, traffic volume increases between Fair Park and University. Therefore, a
4-Lane Complete Street option is proposed in this area, featuring the following characteristics:
• 2 lanes of vehicular traffic in each direction
• Elimination of the center median and street trees
• 5’ sidewalks on each side
• 1 bike lane in each direction
T3 Non-Residential Corridor (Existing ROW Varies)
78 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
79
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
80 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
81
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Intersections
Gateway streets are the major entrances to the 12th Street corridor and its surrounding
neighborhoods. These include Fair Park, Jonesboro, Cedar, Pine, and Woodrow. Many of these
streets are also access points to Interstate 630. Enhanced street treatments at these gateway
points signify increased importance and aid in wayfinding. All intersection improvements include
updated handicapped accessibility, crosswalks with enhanced paving, and decorative paving as
a focal point. The specific intersection treatments for the gateway streets (Pine and Cedar) at
12th are located on the Proposed 12th Street Design (T4) 11x17 fold-out map on page ____.
The specific intersection treatment for the gateway street (Fair Park) at 12th is located on the
Proposed 12th Street Design (T3) 11x17 fold-out map on page ______. Jonesboro and Woodrow
intersections with 12th Street are not reflected on these sheets and are therefore included on the
following pages.
12th Street at Pine and Cedar
This intersection depicts the Complete Street scenario with on-street bike lanes and sidewalks
offset 5’ from the back of curb. ADA-accessible ramps frame each curve, providing access to
crosswalks in each direction of travel. This is a typical solution for all 4-way intersection gate-
ways within the Complete Street scenario.
PLAN: 12th Street at Pine
12th Street at Jonesboro
This intersection depicts the Complete Street scenario with on-street bike lanes and sidewalks
offset 4’ from the back of curb. ADA-accessible ramps frame each curve, providing access to
crosswalks in each direction of travel. This treatment is specific to Jonesboro’s wide center
median and 3-way intersection.
82 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
12th Street at Fair Park and Woodrow
These intersections accommodate the transition between two different street types. The inter-
section at Fair Park accommodates the transition between a two-lane complete street with a
center median in a 60’ ROW to a four-lane complete street with no center median in a 70’ ROW.
The Woodrow intersection accommodates the transition between a two-lane complete street with
a center median in a 60’ ROW to a four-lane typical street within a 60’ ROW.
PLAN: 12th Street at Jonesboro
PLAN: 12th Street at Woodrow
83
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Overview: Residential Street Treatments
Residential streets within neighborhoods surrounding 12th Street should be upgraded, at mini-
mum, to accommodate ADA accessibility. Further improvements include the addition of sidewalks
and drainage improvements. Streetscape improvements have been proposed in a manner which
would allow for drainage, sidewalk, and ramp improvements which would not have to be dupli-
cated when street improvements (widening) occurs.
Sidewalk Improvements at Non-Widened Residential Streets
Where streetscape improvements are to occur along residential streets that are to retain their
current 20’ pavement width and no further acquisition of right of way (to remain at 50’), 4’ side-
walks should be constructed along the right of way line, or 11’ behind the back of curb. Drainage
should be covered to eliminate open ditches, and ADA accessible ramps should be located in each
direction of travel at each corner of the intersection. Sidewalk placement allows for future road
improvements and expansion to 36’ (as indicated in the Little Rock Street Master Plan) with a 60’
right of way.
Sidewalk Improvements at Widened Residential Streets
Improved residential streets are those that have been or are in the process of being widened
from 20’ to 36’ from back of curb to back of curb. An additional 10’ of right of way has also been
acquired, extending the right of way from 50’ to 60’. In this case, a 3’ landscape buffer separates
the back of curb from the 4’ sidewalk, leaving an additional 5’ between the sidewalk and the new
60’ right of way line. In this scenario, street widening and the addition of sidewalks and ramps
are possible, even if the additional right of way is not acquired. Drainage should be covered to
eliminate open ditches, and all ramps should be ADA accessible. Ramps must be located along
sidewalks rather than at corners to accommodate the 1:12 slope requirement as specified by
ADAAG.
PLAN: Non-Widened Residential Street PLAN: Widened Residential Street
84 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
12th Street at Residential Street Intersections
The intersection of 12th Street at each residential street will vary depending on two factors:
1.) which scenario is present along 12th Street (2-lane complete street, 4-lane complete street,
or 2-lane complete street with parallel parking), and
2.) if the residential street is "improved" (36’ pavement width, 60’ ROW) or "unimproved" (20’
pavement width, 50’ ROW).
In each case, the sidewalk treatment and ADA accessible ramp treatments are dependent on the
corresponding scenarios that are present. In all cases, the addition of an 18" decorative paving
band that delineates pedestrian crosswalks should be present, along with appropriate crosswalk
striping.
PLAN: 12th Street at Residential Cross Street
85
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Prototypical Design Solutions
As redevelopment occurs, there will be opportunities for an influx of new developments along
12th Street. Some of the solutions can be shown as typical designs that are appropriate at numer-
ous locations. Gateways (primary and secondary) and site arrangements along 12th Street are
two such cases.
Gateways
Gateways or entry monuments will denote entry/exit points into the Corridor. Strategically
located gateways at the edges of the 12th Street Corridor will make a statement that will promote
the new branding of the area. Gateway designs can range from modern art to classical monu-
ments but, regardless of the design style, they should incorporate the following:
• Name of the District
• Illumination – light monument and district name
• Constructed of vandal proof materials
• Placed in a prominent location for maximum visibility
The 12th Street Corridor master plan designates two types of gateway options – primary and
secondary. The primary and secondary gateways should match each other in materials and style.
Their size will differ but the overall look should be similar.
Primary Gateways
Primary gateways will be larger in size and located on the perimeter entry points of the district
off I-630 (see Circulation Plan, page ____). Right-of-way locations at I-630 and Woodrow, Cedar
and Fair Park will be ideal locations for the primary gateways. A pair of monuments, flanking each
side of the street at the primary entry points will signify the pass through gateway. The typical
size of a primary gateway, depending on the design of the feature, should be a minimum of 16’ tall
or larger. The reason for the large size is to establish a vertical presence. Size and material of the
gateway will help establish the brand for the district.
86 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
Secondary Gateways
The secondary gateway will be smaller in size but match the style of the primary gateway. Entry
points and median locations on 12th Street at University, Woodrow and on either end of the Core
area (near Pine / Cedar) are locations for secondary gateways. The secondary gateways can be
located in the right-of-way on road sides or in the proposed center median in the core area to
signify entry into the district, much as the primary gateways do but are scaled more appropri-
ately for the surrounding context. The minimum size should be 6-8’ in height with an emphasis on
verticality due to possible crowded placement options in the right of ways. University’s secondary
gateway options are limited due to the number of power and traffic poles and signs in the existing
right-of-way. The secondary gateway should be unique, yet match the primary and have letters
that inform the viewer they are entering into a new area.
The sketches shown are conceptual examples of both modern art or classical monument options.
Further study of public opinion, location constraints, access to utilities and city approval issues
would be needed to further refine the design.
87
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
88 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
89
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Typical Site Arrangement
In the T3 Corridor (12th Street between Jonesboro and University) the typical site layout is
currently suburban in nature with a large building set back with parking and vehicular access in
the front. This layout presents the visitor with a view of cars, paving and eventually the building
façade (see "Typical T3 Corridor Development" sketch).
The optimal arrangement is one in which the buildings are located in the front of the site near the
edge of right-of-way with parking areas in the rear of the lot or side of the building (see Alterna-
tives 1 & 2). By aligning the buildings on the front of the lot, closer to the street, the streetscape
elements work in concert with the building façade, which in turn provides a more pleasing street
as the visitor drives or walks along the corridor. It is easier to see the businesses, view any
pedestrian that are in the crosswalks and the closer proximity of the buildings psychologically
reduces the traffic speed since the overall street cross section feels narrower. The site amenities
(light poles, trees in grates, benches, etc) relate to the buildings as well as the rest of the block
due to a more consistent alignment.
The other positive outcome of a front building arrangement is that the vehicular traffic flows out
the rear or side of the lot and not onto 12th Street. This rear/side traffic reduces the ingress/
egress movement of cars to each lot which could reduce slow or stopping for cars turning in
or out. Less turning at mid-block may result in less accidents and promotes a safer pedestrian
environment. Fewer vehicles turning in mid block means the pedestrian or cyclist only crosses the
path of a vehicle at the corner of the block where protected by a crosswalk.
90 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
Landscape
Street Trees: 12th Street
Type 1: Urbanite Ash
Fraxinus pennsylvanica ‘Urbdell’
• Mature Size: 50-60’ tall x 30-45’ wide
• Form: Pyramidal
• Color: Dark green leaves turning to deep bronze in autumn
• Culture: Tolerant to drought, pollution, soil compaction, salt & poor drainage, pH adaptable,
also suits wet sites
• Characteristics: Fruitless, seedless, and is ideal tree for urban conditions
• Installation Size: 2.5"-3.5" caliper, 12’-14’ minimum height
Type 2: Georgia Gem Green Ash
Fraxinus pennsylvanica ‘Oconee’
• Mature Size: 50-60’ tall x 25-70’ wide
• Form: Pyramidal
• Color: Lustrous dark green leaves turning yellow in autumn, inconspicuous flowers
• Culture: Adapted to a wide range of soils and topographies, including wet sites, and prefers
full to part sun but tolerates partial shade
• Characteristics: Low fruit production; makes a great shade tree or street tree for urban set-
tings
• Installation Size: 2.5"-3.5" caliper, 12’-14’ minimum height
Type 3: Allee Lacebark Elm
Ulmus parvifolia ‘Allee’
• Mature Size: 50-60’ tall x 50-60’ wide
• Form: Vase
• Color: Dark green leaves
• Culture: Thriving in a moist, loose, fertile, loamy, acid & alkaline soil and full sunlight. Some-
what drought tolerant
• Characteristics: Astounding gray to orange-brown exfoliating bark, resembles the American
Elm but is resistant to Dutch Elm disease
• Installation Size: 2.5"-3.5" caliper, 12’-14’ minimum height
Allee Lacebark Elm
Fraxinus Pennsylvanica ‘Oconee’
Urbanite Ash
91
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Street Trees: Entry Streets (Fair Park, Pine, Cedar)
Type 1: Columnar Maple
Acer rubrum ‘Columnare’
• Mature Size: 40-70’ tall x 15-20’ wide
• Form: Pyramidal or elliptical when young, round to oval with age
• Color: Green leaves and dependable orange-red fall color
• Culture: Prefers moist, acidic soils, tolerates occasional flooding and wet soils
• Characteristics: Medium texture, relatively fast-growing
• Installation Size: 2.5"-3.5"caliper, 12’-14’ minimum height
Median Trees
Type 1: Golden Rain Tree
Koelreuteria paniculata
• Mature Size: 20-30’ tall x 15-20’ wide
• Form: Upright, rounded, irregular, medium to open density
• Color: Dark green foliage with yellow flowers and showy seed pods
• Culture: Well-drained, moist soils, withstands alkaline soils
• Characteristics: Showy flower and seed pods in summer, withstands city conditions, short
lived
• Installation Size: 2.5"-3.5" caliper, 12’-14’ minimum height
Type 2: Forest Pansy Redbud
Cercis canadensis ‘Forest Pansy’
• Mature Size: 20-25’ tall x 15-20’ wide
• Form: Dense and round in sun, loose and open in shade
• Color: Dull green foliage turning yellow in fall, lavendar-pink flowers early spring before foli-
age
• Culture: Sun or part shade, well-drained soils
• Characteristics: Understory tree, may be multi-trunked, drought resistant
• Installation Size: 2"-3" caliper, 10’-12’ min. height
Columnar Maple
Forest Pansy Redbud
Golden Rain Tree
92 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
Site Amenities
Lighting
Pedestrian Light:
• Manufacturer: Lumec
• Product: Domus 55 Series Pedestrian Light
• Model: DMS55 Luminaire: SG-SMB-PH8, Mounting: _____, Pole: APR4-LBC4C
• Color/Finish: Black powder-coat
• Size: 14’-8" height
• Representative: Chris Jennings, Malmstrom White Co., (501) 224-2775
Single-Arm Street Light:
• Manufacturer: Lumec
• Product: Domus 55 Series
• Model: DMS55, Luminaire: SG-SMB, Mounting: RYM-1A, Pole: RS61V-BA
• Color/Finish: Black powder-coat
• Size: 24’ height
• Representative: Chris Jennings, Malmstrom White Co., (501) 224-2775
Double-Arm Street Light:
• Manufacturer: Lumec
• Product: Domus 55 Series
• Model: DMS55, Luminaire: SG-SMB, Mounting: RYM-2, Pole: RTA608-BA
• Color/Finish: Black powder-coat
• Size: 24’ height
• Representative: Chris Jennings, Malmstrom White Co., (501) 224-2775
93
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Benches
• Manufacturer: Landscape Forms
• Product: Presidio Bench
• Type: Straight Three-Unit Backed Bench, no arms
• Color/Finish: Black powdercoat
• Size: 84.5" wide x 31.25" high x 30" deep
• Representative: Diane Collier
Dallas Sales Office, 1.888.667.1145
Trash/Ash
• Manufacturer: Landscape Forms
• Product: Presidio Trash/Ash
• Type: Side-opening receptacle with ash urn
• Color/Finish: Black powdercoat
• Size: Side-opening receptacle: 26" square x 40" high
Ash Urn: 4" deep x 7" wide x 7" high
• Representative: Diane Collier
Dallas Sales Office, 1.888.667.1145
Bicycle Racks
• Manufacturer: Landscape Forms
• Product: Pi bicycle rack
• Type: Embedded rack
• Color/Finish: Black powdercoat
• Size: Embedded: 2" deep x 22" wide x 43" high
• Representative: Diane Collier
Dallas Sales Office, 1.888.667.1145
Bollards (non-lit)
• Manufacturer: Landscape Forms
• Product: Annapolis Bollard
• Type: Embedded, non-lit, without sleeve
• Color/Finish: Black powdercoat
• Size: 6" diameter x 33" high
• Representative: Diane Collier
Dallas Sales Office, 1.888.667.1145
Pi Bicycle Rack
Annapolis Bollard
Presidio Trash/Ash
Presidio Bench
94 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
Accent Paving
Brick Pavers - dark
• Manufacturer: Pine Hall Brick
• Product: Brick paver
• Type: English Edge Autumn Modular Paver
• Color, Finish: Brown/Tan
• Size: 2 1/4" x 4" x 8"
• Representative: Greg Smith, Acme Brick Co.
Arkansas Office: 1.501.812.5574
Brick Pavers - light
• Manufacturer: Pine Hall Brick
• Product: Brick paver
• Type: English Edge Buff Modular Paver
• Color, Finish: Brown/Tan
• Size: 2 1/4" x 4" x 8"
• Representative: Greg Smith, Acme Brick Co.
Arkansas Office: 1.501.812.5574
Pine Hall “English Edge Autumn”
Modular Paver
Pine Hall “English Edge Buff” Modular Paver
95
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
12th Street Corridor Plan
Preliminary Estimate of Construction Cost: Public ROW
Condition LF Cost/LF Total QTY Unit Cost Total
QTY:
Shade Tree Unit Cost QTY: Median
Tree Unit Cost Total
GRAND
TOTAL
University Intersection Transition Area (T3
Corridor)320 $600 $192,000 18 $3,000 $54,000 0 $500 0 $300 $0 $246,000
4 lane with bike lanes: University Transition
Area to Fair Park (T3 Corridor)1755 $400 $702,000 24 $3,000 $72,000 0 $500 0 $300 $0 $774,000
2 lane with bike lanes: Fair Park to Jonesboro
(T4 Neighborhood Main St)1520 $400 $608,000 30 $3,000 $90,000 0 $500 0 $300 $0 $698,000
2 lane with bike lanes: Fair Park to Lewis (T4
Neighborhood Main St)2800 $400 $1,120,000 64 $3,000 $192,000 176 $500 48 $300 $102,400 $1,414,400
2 lane with bike lanes and on-street parking:
Lewis to Maple (T4 Center/Core)1640 $400 $656,000 30 $3,000 $90,000 20 $500 14 $300 $14,200 $760,200
2 lane with bike lanes: Maple to Woodrow (T4
Neighborhood Main St)2660 $400 $1,064,000 64 $3,000 $192,000 176 $500 48 $300 $102,400 $1,358,400
Total Cost $4,342,000 $690,000 $219,000 $5,251,000
* Civil estimate includes paving, curb/gutter, drainage, grading, demo, utility relocation. Does not include traffic signals.
CIVIL*LIGHTING LANDSCAPE
Cost Estimate
The cost estimate below was divided geographically from west to east along the corridor, roughly
following transect and place type designations. The first geographical division encompasses the
first 320’ traveling east from University Avenue (the "transition" area). The second division is
the remainder of the T3 Corridor to Fair Park (70’ ROW). The third and fourth division are the T4
Neighborhood Main Street Corridor from Fair Park to Lewis (60’ ROW). The fifth division is the
T4 Center/Core area of 12th Street from Lewis to Maple (70’ ROW), and the last division is the T4
Neighborhood Main Street Corridor from Maple to Woodrow (60’ ROW).
The cost estimate is separated into costs for road improvements, lighting (vehicular & pedestrian)
and landscape.
Phasing
It is imperative that the City is involved and committed to making the corridor a cohesive public
investment project that occurs as a complete, unified project or in logical phases. The cor-
ridor development will not happen in a cohesive manner as development occurs (as reliant on
half-street improvements); there will be too many switches from 4 to 2 lanes and back (or an
inconsistent curb and too long a period to narrow to 2 lanes with bike lanes if waiting until all half
street improvements are made prior to re-striping). The implementation of a unified street design
along the length of the corridor from University to Woodrow furthers the public investment in the
area in a linear fashion that affects and creates more private development opportunities along
the corridor than a single investment on one or two sites.
PHASE 1: T4 Center/Core "Neighborhood Main Street" Improvements: Lewis to
Maple
• Acquire 70’ ROW from Lewis to Maple
• Install center median, move curbs, on-street parking (exclusive of the building conflicts at
96 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
Next Generation, Hoover Methodist Church, and Willie Hinton Neighborhood Resource Cen-
ter), sidewalks, intersection improvements, and bicycle lanes
• Re-stripe for bicycle lanes from Woodrow to Maple and from Lewis to Fair Park (eliminate
outer lane each direction)
• Install street and pedestrian lighting, site amenities (benches, trash/ash, bollards), and
landscape
• COST (2009 Dollars): $760,200 (does not include the cost of ROW acquisition)
PHASE 2: T4 "Neighborhood Corridor" Improvements: Lewis to Fair Park
• Construct within existing 60’ ROW. Acquire 5’ ROW dedication as development comes on
line, but do not re-construct sidewalks, bus pull offs until ROW is obtained the entire length
of 12th Street.
• Relocate curb/gutter, install center median, intersection improvements, sidewalks, and
bicycle lanes
• Install street and pedestrian lighting, site amenities (benches, trash/ash, bollards), and
landscape
• COST (2009 Dollars): $2,112,400
PHASE 3: T4 "Neighborhood Corridor" Improvements: Maple to Woodrow
• Construct within existing 60’ ROW. Acquire 5’ ROW dedication as development comes on
line, but do not re-construct sidewalks, bus pull offs until ROW is obtained the entire length
of 12th Street.
• Relocate curb/gutter, install center median, intersection improvements, sidewalks, and
bicycle lanes
• Install street and pedestrian lighting, site amenities (benches, trash/ash, bollards), and
landscape
• COST (2009 Dollars): $1,358,400
•
PHASE 4: T3 Corridor Improvements: Fair Park to
University
• Acquire ROW to accommodate bike lanes and sidewalk (varies in approach to University
Avenue)
• Relocate curb/gutter, install intersection improvements, sidewalks, and bicycle lanes
• Install street and pedestrian lighting, and site amenities (benches, trash/ash, bollards)
• COST (2009 Dollars) $246,000 (does not include cost of ROW acquisition)
97
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Design Framework Recommendations
RECOMMENDATIONS: Land Use, Framework
• Implement Form-Based Code within the study area that achieves the following:
- Sets standards for both private and public realms
- Organizes standards by density (transect) and by place type, rather than universally by
land use without consideration of location or density.
- Recognizes the differences in development patterns and character between place types
(what makes various areas identifiable)
• Encourage mixed-use development at scales appropriate to the various place types
• Pursue the development of a multi-modal transit station within the T4 Center/Core to accom-
modate transfers between CAT buses and UAMS or UALR shuttles
• Secure easements or property to construct primary and secondary gateways to aid in
"branding" and wayfinding
• Continue to seek public or private partners in public investment and redevelopment projects
throughout the study area
RECOMMENDATIONS: Circulation
• Design 12th Street to be a "complete street" to accommodate multiple transit modes, calm
traffic, and create a destination experience along the corridor.
• Encourage the development of Pine and Cedar as major gateway streets into the 12th Street
area. The relationship to a major employment center directly north of the study area should
be recognized and embraced.
• Accommodate bike lanes along Fair Park, as indicated in the University District Master Plan.
• Design Jonesboro to be a "complete street" with the addition of bike lanes. This wide park-
way with ample green space is an underutilized amenity in the neighborhood. The proximity
of the new Children’s Library furthers the need for this important link between the neighbor-
hood and the civic uses to the north to accommodate all users and multiple forms of transit.
RECOMMENDATIONS: Streetscape Design
• Acquire 10’ of right-of-way (ROW) between Lewis and Maple to create the T4 Center/Core
along 12th Street and accommodate on-street parking.
• Complete the 12th Street improvements as indicated in Section C: Design Framework,
subsection Phasing and as designed in Section C: Design Framework, subsection 12th Street
Design Solutions to create a "complete street."
• Bury utility lines to rid the corridor of unsightly overhead utilities and poles.
• Construct a street that includes medians (traffic calming and aesthetic enhancement), trees
(shade for pedestrians, definition of space along the corridor), vehicular and pedestrian
lighting (safety, visual interest), and bus pull-off areas with appropriate site furnishings
(benches, shade structures, trash cans)
• Construct primary and secondary gateways that define the entry points to the neighborhood
district and welcome users.
98 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
Addressing the Great Places Characteristics
As described in "Planning Philosophies" at the beginning of Section C: Design Framework, there
are consistent characteristics among "Great Neighborhoods" as well as among "Great Streets."
Some of these characteristics are already present within the 12th Street Corridor study area; oth-
ers that are appropriate within the study area have been incorporated into planning and design
recommendations throughout this report.
Allowing mixed-use development and implementing regulations to ensure that all developments
incorporate appropriate building scales, lot coverages, building placements, and connectivity are
key in establishing the physical stage in which to grow and redevelop. The addition of consistent
amenities to aid in placemaking will benefit the appearance and perception of the neighborhood.
Common Themes Among GREAT NEIGHBORHOODS
Theme Existing
Condition
Proposed
Design Solution
Proposed
Implementation
Option
All or close to, or within, their city's downtown f
None are located outside an outer loop highway f
Most experienced principal years of growth between the 1890s and the
1930s, during the age of streetcars f
All are walkable, human-scaled places where the automobile is present but
not the dominant factor f
They have developed tools to encourage preservation and loosen up
traditional, single-use zoning f
They've dealt proactively with racial and ethnic integration f
They've provided affordable housing f
They've preserved the physical characteristics that made them attractive in
the first place f
Most include a grid street network and tree-lined parkways f
Built between the two World Wars f
Intimate scale of streets f
Buried power lines f
Sidewalks and outdoor public spaces f
Presence of overlay districts f
Streetscapes containing consistent materials and amenities f
Facilitates community gatherings/events f
Real, living communities that guide new development to fit within the
context/scale of the existing f f
Promote pedestrian movement f
Preserve architecturally significant structures f f
Encourage appropriate densities f f
Encourage mixed use f f
Encourage new development at scales relative to the existing context f f
99
THE DESIGN FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Common Themes Among GREAT STREETS
Theme Existing
Condition
Proposed
Design Solution
Proposed
Implementation
Option
They date from the days of the traditional city, and much of what we value
today was built into them at the beginning n/a
Contain a focal point, a terminus n/a
Have consistent paving materials that enhance the pedestrian environment f
Limited or no above-ground utility wires f
Straightforward streetlights; no angled armatures over the street
Controlled placement and design of traffic signals (no booms suspending
signals out over the traffic lanes), to keep vistas open up and down the street n/a
Street trees where appropriate f
Mix of uses - offices, retail, residences, arts, public spaces f
Consistent street furnishings (benches, trash receptacles, pedestrian lighting,
bollards, etc.)f
Both old and new buildings are close to the street line and frame the space:
"hold the street line"f
Consistent street frontage (limited parking lots or other leakages of space)f
Human activity f
The addition of a center island to create a boulevard f
Consistent maintenance of landscape f
Walkable f
New development at a scale appropriate for the street context f
Slower traffic speeds, narrower streets or lanes f
These characteristics have been summarized on the following tables ("Characteristics of GREAT
NEIGHBORHOODS" and "Characteristics of GREAT STREETS"), and each characteristic has been
categorized as an "Existing Condition" (a characteristic that is currently found within the study
area), a "Proposed Design Solution" that has been reflected in the preceding text and graphics,
and/or a "Proposed Implementation Option" which reflects guiding principles as well as actions
necessary to implement in order to make the 12th Street Corridor a "great place."
Addressing the 13 Points of Traditional Neighborhood Development
The 13 Points of Traditional Neighborhood Development were introduced in Section C: Design
Framework to demonstrate the applicability of this planning approach to the 12th Street Corridor.
Six of these "points" already exist within this study area today, and five of the remaining seven
points have applicability for the 12th Street Corridor. These points have been organized in the
table found on page __________ and are classified as "Existing Condition" or "Proposed Design
Solution." Additional comments addressing each point are also located in the table.
100 12th Street Corridor Plan • Little Rock, Arkansas
SECTION C
Thirteen Points of TRADITIONAL NEIGHBORHOOD DEVELOPMENT
#Point Existing
Condition
Proposed
Design
Solution
12th Street Plan Comments
1
The Neighborhood has a discernable center. This is often a
square or green, and sometimes a busy or memorable street
intersection. A transit stop would be located at this center f
The "center" has been created as the T4 Urban Core/Center
that includes the High Density Mixed Use Area, the Midtown
Police Substation, the Willie Hinton Neighborhood Resource
Center, and the Theresa Hoover United Methodist Church.
2 Most of the dwellings are within a five-minute walk of the
center. This distance averages one-quarter of a mile.
A 1/4 mile radius reaches fewer than half of the residences
within the study area. However, allowing increased density
within the neighborhood center will provide additional
opportunities for residential living in close proximity to the
center. Approximately 90% of residences are within 1 mile of
the proposed neighborhood center.
3
There is a variety o f dwelling types within the Neighborhood.
These usually take the form of houses, rowhouses, and
apartments, such that younger and older people, singles and
families, the poor and the wealthy, may find places to live.
f A variety of housing types (that respect the scale and context
of the neighborhood) are encouraged.
4
There are shops and offices at the edge of the Neighborhood.
These shops should be sufficiently varied to supply the weekly
needs of a household. A convenience store is the most
important among them.
f f
Though there is abundant commercial development along
12th Street and some of the neighborhood cross streets
(University, Fair Park, and Woodrow), there is still a deficiency of
particular service sector industries, such as adequate grocery
stores.
5
A small ancillary building is permitted within the backyard of
each house. It may be used as one rental units, or as a place
to work.f Original residential development permitted ancillary buildings.
It is recommended that these continue to be allowed.
6
There is an elementary school close enough so that most
children can walk from their dwelling. This distance should not
be more than one mile.f
All residences within the study area are within a one-mile radius
of an existing elementary school. However, it is arguable that a
one-mile distance could be considered "walkable".
7 There are small playgrounds quite near every dwelling. This
distance should not be more than one-eighth of a mile.
The creation of a Youth & Families Zone offering a variety of
educational and community-based programs for a wide age-
range is the preferred approach within this neighborhood,
rather than playgrounds that serve a more narrow age group.
8
The streets within the Neighborhood are a connected network.
This provides a variety of itineraries and disperses traffic
congestion.f
The existing street network ("the grid") should be vigorously
maintained. Breaking "the grid" results in decreased traffic
route options and modifies the character of compact
development.
9
The streets are relatively narrow and shaded by rows of trees.
This slows down the traffic, creating an environment for the
pedestrian and the bicycle.f
The proposed 12th Street "road diet" transforms an existing 4-
lane street with sporadic sidewalks to a complete street
including 2 vehicular travel lanes, transit pull-offs, bicycle lanes,
and continuous sidewalks. Street trees have been
incorporated along the sides of the street, as well as within the
proposed center median.
10 Buildings at the Neighborhood center are placed close to the
street. This creates a strong sense of place.f
The characteristics of the site, building, and public spaces are
organized by the transect and place types, guiding the density,
use, setbacks, height, and character of future structures.
11
Parking lots and garage doors rarely enfront the streets. Parking
is relegated to the rear of the buildings, usually accessed by
alleys.f
New residential structures should focus garage access from the
alley, while new non-residential structures should focus all
parking to the side or rear of the building.
12
Certain prominent sites are reserved for civic buildings.
Buildings for meeting, education, religion, or culture are located
at the termination of the street vistas or at the Neighborhood
center.
f
The Midtown Police Substation will be located at the heart of
the T4 Center/Core within the High Density Mixed Use Area. This
building is planned to be a multi-level mixed use structure and
is located adjacent to the Willie Hinton Neighborhood Resource
Center and the Theresa Hoover United Methodist Church.
Additional civic spaces are encouraged within the T4
Center/Core, particularly along 12th Street adjacent to Cedar
or Pine streets.
13
The Neighborhood is organized to be self-governing. A formal
association debates and decides on matters of maintenance,
security and physical change.
101
THE INVESTMENT FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
CONTENTS
Catalyst Investment Areas
Catalyst Project Economic Summary
Public Return on Investment
Implementation
Actions
INVESTMENT
102 12th Street Corridor Plan • Little Rock, Arkansas
SECTION D
103
THE INVESTMENT FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Catalyst Investment Areas
Encouraging strategic investment in a compact environment (catalyst areas) which contains an
appropriate mix of land uses, gives greater emphasis to multiple forms of access, and creates
a unique sense of place, has been identified as the central approach for the renaissance of the
12th Street Corridor. The premise behind the selection of catalyst investment areas and concepts
assumes concentrating resources in select areas that will have a positive economic "ripple effect"
along the Corridor and in surrounding neighborhoods. In this way, the City of Little Rock (as a
public partner) can effectively "leverage" investment efforts to overcome barriers and achieve
desired outcomes.
Catalysts were generally identified and evaluated based on screening criteria, with guidance from
stakeholders and community leaders. While an expressed interest in an immediate development
or redevelopment project influenced the selection of certain areas, most were selected because
they presented a compelling location or market advantage for future investment. However,
experience has proven that implementable plans must maintain a high degree of flexibility. As
markets change, the physical realm must change with them. Therefore, while these areas have
been identified today as offering potential for leveraged investment, the criteria used to identify
them will provide the City with the tools to evaluate future projects which might occur outside
these areas, and which are still consistent with the vision for 12th Street.
For the purposes of this effort, a catalyst investment area is defined as: a highly urbanized place
that has a concentration of jobs, housing units, commercial uses, public spaces, public transporta-
tion, pedestrian activity, and a sense of place. These areas are frequently located at significant
intersections. Predominant land uses within these compact areas are residential, commercial
and public. Within this relatively compact geographic area, different land uses are found side
by side or within the same structures. The mix of uses is often located in developments with
minimal setbacks, reduced parking requirements and taller structures, all in an effort to achieve
higher densities necessary to support transit and pedestrian activity (where relevant), private
investment and a sense of place. These areas are catalysts for public and private investment and
economic activity, effectively building off the strengths of the surrounding area and connecting to
surrounding uses.
Implementation and management of catalyst areas is generally the responsibility of a combina-
tion of entities including business organizations, special districts, neighborhood and other interest
groups, and individual property owners.
Criteria used to select these catalyst areas for detailed analysis included the following:
1. Presence of a market opportunity in the near- or long-term
2. Opportunities to strengthen and link existing or planned public investment
3. Ability to leverage existing or planned public investment
4. Physical environment including parks and open space, public improvements, historic building
stock, etc.
5. Potential for creating key entryways or gateways
104 12th Street Corridor Plan • Little Rock, Arkansas
SECTION D
6. Ownership patterns including public and private and multiple vs. assembled
7. Presence of unified, energetic stakeholders
8. Upward trend in local investment
9. Compatibility with community plans
10. Availability of public programs, incentives and tools for revitalization
11. Ability to create mixed-use activity centers, emphasizing live / work / play / learn opportuni-
ties
12. Access to multiple modes of transportation
13. Presence of support organizations – service groups, churches, schools
14. Demonstrated community need, both perceived and quantified
15. Consistent in character and building on prevailing strengths
16. Communicates community identity
17. Supports and enhances an environment that is safe and engaging to children
Using the above criteria, five key catalyst investment areas along the Corridor were identified:
• Pine/Cedar Area
• BCD Empowerment Center Area
• T3 Non-Residential Corridor Area
• Special District Area
• Main Street Corridor Area
Project outcomes, including profitability, are influences by variations in several components.
Because there are so many "moving parts" to development, success is highly dependent on the
elimination of as much uncertainty as possible. Challenges on the cost side of the equation
include: significant variations in land prices, depending on market conditions and property owner
expectations; on-site development costs, depending on existing conditions; off-site develop-
ment constraints including upgrades to existing infrastructure; and higher financing costs due
to perceptions of risk. Challenges on the revenue side include the fact that it may take longer to
absorb space or achieve anticipated rents and / or sale prices as market conditions change. All
of these dynamics result in a relatively high-risk endeavor for a private developer. Therefore, the
level to which public sector requirements assist or impede development projects can decrease or
increase some of their inherent variability and uncertainty.
Among the most significant challenges facing potential catalyst projects such as these are:
• Level of market "education" required to achieve project rents/sale prices at the high end of
the market;
• Higher development costs associated with creating a "place" unique enough to attract ten-
ants willing to pay a premium to live/work there; and
• Ability to overcome investor perceptions of the project’s location as a transitional area (e.g.,
a revitalizing corridor).
Presented below are brief descriptions of the catalyst concepts identified for the 12th Street
Corridor. These descriptions are followed by a preliminary economic analysis for each concept.
The purpose of this work was to provide the City, UAMS, UALR and other stakeholder organiza-
105
THE INVESTMENT FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
tions with tools to "tell the story" of the 12th Street Corridor. The economic analysis begins to
quantify the order of magnitude of any financial "gap" that might result from development and /
or redevelopment of these or similar projects within the study area. In the case of the economic
analyses, as assumptions were based on findings from the market analysis, final figures associ-
ated with actual projects will likely be different as conditions and markets change. Conclusions
derived to date can best be used to understand the range and number of financing mechanisms
and strategies which will be needed to deliver projects of these types to the market.
Pine/Cedar Area
This catalyst concept has the potential to "leverage" the City’s investment in the new police sub-
station and create a mixed-use "anchor" for the central portion of the Corridor. It includes retail/
commercial space on the ground floor, residential rental units on the upper floors, and shared
parking for retail, housing and police substation uses.
BCD Empowerment Center Area
This catalyst concept has the potential to "leverage" BCD’s investment in the new Empowerment
Center. It includes for-sale residential units (possibly townhomes, rowhouses or small lot single
family units) on property adjacent to the Empowerment Center.
T3 Non-Residential Corridor Area
This "floating" catalyst concept assumes the development of new local service office space, with
retail/commercial space on the ground floor.
Special District Area
This "floating" catalyst concept assumes a mixed-use development targeted to medical and
university activities in the study area. The development of new office/flex space combined with
retail/commercial space addresses demand for potential medical research facilities.
Main Street Corridor Area
This "floating" catalyst concept assumes the development of a mix of ground floor retail space,
with living space on the upper floors (possibly for-sale units). This concept envisions a 3-story
building.
106 12th Street Corridor Plan • Little Rock, Arkansas
SECTION D
107
THE INVESTMENT FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
108 12th Street Corridor Plan • Little Rock, Arkansas
SECTION D
109
THE INVESTMENT FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Catalyst Project Economic Summary
It is not unusual for corridor and urban redevelopment projects to generate economic gaps be-
tween 20% and 50%. As shown in the table below, the preliminary analysis summarized herein
reflected gaps between 15% and 58%, all still within the range for strategic public investment. A
successful public-private partnership may require the public sector (in this case, the City) to be a
financial partner to this level. A 20% investment in one of these catalyst projects would "lever-
age" approximately $5 in private investment for every $1 spent by the public sector. This is the
type of ratio the public sector should expect in redevelopment areas. The preliminary economic
analyses illustrate how strategies and tools such as contributions to land and parking, tax incre-
ment financing, sales tax sharing, and streamlined development approvals can effectively "close
the gap" for these pioneering projects.
Project Indicator
Private Sector Investment
Development Sq Ft:
Project Land Area (Acres)2.00 0.50 1.60 4.50 1.00
Retail/Restaurant 20,000 0 10,000 25,000 9,000
Office 0 0 20,000 50,000 0
Residential (Rental)40,000 0 0 0 0
Residential (For-Sale)0 12,000 0 0 18,000
Total Private Development 60,000 12,000 30,000 75,000 27,000
Floor Area Ratio 69%55%43%38%62%
Total Project Value (@ Build-Out)$5,595,000 $595,200 $2,855,625 $8,742,188 $2,493,000
Total Project Costs (@ Build-Out)$7,373,768 $1,413,482 $4,417,076 $10,245,324 $3,615,579
Project Margin/(Gap)($1,778,768)($818,282)($1,561,451)($1,503,137)($1,122,579)
Project Margin/(Gap) %-24%-58%-35%-15%-31%
Potential Contributions to Gap
Property Contribution/Writedown $435,600 $21,780 $278,784 $0 $174,240
Site Improvements Contribution $297,120 $32,670 $219,696 $0 $97,560
Supportable Property Tax TIF $1,600,000 $200,000 $800,000 $2,400,000 $700,000
Sales Tax Sharing $500,000 $0 $300,000 $0 $200,000
Streamlined Development Approvals $0 $0 $0 $0 $0
Tax Credits (Historic/LIHTC)$400,000 $200,000 $0 $0 $0
Total Contributions to Gap $3,232,720 $454,450 $1,598,480 $2,400,000 $1,171,800
Special
District Area
BCD
Empowerment
Center Area
Catalyst Project Concepts
Main Street
Corridor Area
Pine/Cedar
Area
T3 Non-
Residential
Corridor
110 12th Street Corridor Plan • Little Rock, Arkansas
SECTION D
"Closing the gap" for these catalyst projects will not be accomplished through the use of one
strategy or tool. Rather, many tools, used in combination with one another, will be necessary to
encourage or leverage private sector investment to the level shown in the catalyst projects. As
shown, potential "gap filling" tools and mechanisms could include the following:
• Property contribution/writedown
• Contribution to site improvements (e.g., parking, landscape/streetscape)
• Property tax increment
• Sales tax sharing
• Tax credit equity (historic, low income housing)
• Streamlined development approvals
Public Return on Investment
One of the primary objectives of corridor revitalization is to "leverage" public investment to
encourage private investment. As noted, public sector entities should expect a healthy return
on any public investment made (at least 5 to 10 dollars in private investment for every 1 dollar
it spends). As shown, the catalyst projects summarized herein can effectively leverage a high
degree of private investment – approximately $20 million in new private investment, leveraging
public investment at a 3:1 ratio. These figures do not include the anticipated economic "spin-off"
that should result from adjacent development.
Catalyst Project
Pine/Cedar Area $1,778,768 $5,595,000 3.1
BCD Empowerment Center Area $818,282 $595,200 0.7
T3 Non-Residential Corridor $1,561,451 $2,855,625 1.8
Special District Area $1,503,137 $8,742,188 5.8
Main Street Corridor Area $1,122,579 $2,493,000 2.2
Totals $6,784,217 $20,281,013 3.0
* Reflects amount of private investment generated for every $1 dollar in public investment.
Source: Leland Consulting Group.
Total Private
Investment
Total Public
Investment
Leverage
Ratio*
111
THE INVESTMENT FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Implementation
As explained during the strategy process, no one project will revitalize the 12th Street Corridor.
Rather, revitalization will be dependent on a series of actions designed to capitalize on market
opportunities and overcome barriers - effectively "readying the environment for investment".
Key to the successful implementation of the Corridor strategy will be the continued identification
and implementation of actions tailored to the unique issues of the Corridor and catalyst projects
within the study area1. This approach will: build community goodwill; provide on-going opportu-
nities for public participation; allow stakeholder groups to have a role in the revitalization effort;
send a message that the area is successful and making positive strides; and, create an increas-
ingly attractive environment for investment and development.
To build a strategy framework for implementing Corridor revitalization, it is useful to study the ex-
periences of similar corridors in other markets. In 2001, the Urban Land Institute commissioned
a study of three suburban commercial corridors, chosen as representative of different prototypes
of commercial environments. The results of that study were principles of revitalization that apply
to most "inner ring" commercial strips. These principles formed the foundation of the actions for
change developed for the 12th Street Corridor.
The range of actions identified to move the plan forward were selected based on a foundation
of guiding principles. These guiding principles, while general in nature, are responsive to the
conditions analyses, market opportunities, catalyst concepts and (re)development programs and
stakeholder input.
• The City will maintain a pro-business attitude towards redevelopment in the Corridor.
• Underdeveloped properties will be put into productive use over a phased period of time.
• Advocacy entities will be identified and empowered to implement projects to further the
vision.
• Higher density development will be encouraged in key locations.
• Public investment will "leverage" private investment.
• The physical environment will balance the role of vehicles, pedestrians and other modes of
transportation.
• Creative reinvestment "tools"and incentives will be diverse and made available.
• Development framework is established with short-term standards and long-term guidelines.
• Awareness of the Corridor’s role in the region will be heightened and stakeholder education
will continue.
• Corridor strategies will be enforced and supported by public policy.
1 The definition of "actions" is broad as it applies here – it includes public, private or public-private physical projects, social programs, and educa-
tional programs: public relations and goodwill-building programs; and policy reform – identified to promote opportunities and overcome barriers.
10 Principles of Corridor
Revitalization
1. Ignite Leadership and Nurture
Partnership
2. Anticipate Evolution
3. Know the Market
4. Scale Commercial Land to the
Market
5. Establish Pulse Nodes of Develop-
ment
6. Tame the Traffic
7. Create the Place
8. Diversify the Character
9. Eradicate the Ugliness
10. Put Your Money (and Regulations)
Where Your Policy Is
Source: Urban Land Institute
112 12th Street Corridor Plan • Little Rock, Arkansas
SECTION D
As shown in the diagram below, these guiding principles establish the foundation from which new
implementation initiatives can be formulated. New initiatives that could be implemented within
the 12th Street Corridor are detailed in the paragraphs that follow.
6
Strategy Layers
City Leadership
Implementing
Entities (City,
UMAS, UALR,
BCD, etc.)
Guiding Principles
Catalyst Projects
Tool Kit (3 Ps –Projects,
Programs and Policies Investors /
Private Sector
Realized Vision
Community Support
New Initiatives
Whole Corridor
Tool Kit (3 Ps –Projects,
Programs and Policies
Realized Vision
113
THE INVESTMENT FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Actions
Just as the challenges or "barriers" to investment are multifaceted, so too must the solutions be.
Needed future changes include: a repositioning of the Corridor’s role in the market; restructur-
ing of its physical layout; recognition of the economic challenges inherent in infill and corridor
redevelopment; and, aggressive recruitment of niche opportunities.
The 12th Street Corridor Plan is the road map to move the City’s vision towards reality and
to ensure that redevelopment of the Corridor be accomplished in a way that balances private
investment objectives with community sustainability. Summarized in the remainder of this section
are actions / strategies to eliminate barriers and encourage private investment/reinvestment.
Ultimately, the City of Little Rock, its Board of Directors, staff and stakeholder entities will have to
select a final course of action for change. The information presented here is designed to provide
a range of actions for consideration and sound decision-making. Potential actions/strategies for
the City’s consideration are summarized as follows:
• Steering Committee becomes implementation advocate once the plan is completed
• Create a "brand" for the corridor and utilize it in attracting redevelopment
• Low-interest/longer-term loan fund for small business development along the Corridor
• Land Bank Program targeting efforts in the 12th Street Corridor planning area
• City allocates grant/general funds specifically for Corridor catalyst projects
• City and private philanthropy pool funds as "patient (equity) capital" for catalyst projects
• Tailored training and placement program links un/der-employed residents to nearby health-
related jobs
• UAMS biomed-incubator businesses "graduate" to quasi-incubator (subsidized) space along
the Corridor
• Black Community Developers partner with hospitals to develop a variety of housing for
employees
• City/other government office functions become anchors tenant for catalyst projects along
the Corridor
• Designate the 12th Street Corridor as a "Weed and Seed" District: Federal Program that
targets resources to stop crime and spur economic development
• Implement a design overlay to encourage quality redevelopment
• Consider the implementation of form-based zoning code
• Establish a tax increment finance (TIF) district along the Corridor to encourage investment
• Consider the establishment of a Business Improvement District (BID) within the study area
• Rezone commercial property to encourage mixed-use higher density development
• Dedicate a person that focuses on implementing the 12th Street Corridor plan
• Target City bond funds to upgrade public infrastructure in a "blitz" fashion
• Pursue the Federal "Promise Neighborhoods" initiative
• Create incentives for form-based code, such as staff-level approval for projects meeting the
form-based criteria
• Utilize form-based code and TIF districts in tandem, sharing the same boundaries to combine
regulatory and incentive boundaries
• Consider the use of CDBG funds for infrastructure improvements
• Focus on code enforcement to preclude absentee landowners
• Consider a "Demolition by Neglect" ordinance
6
Strategy Layers
City Leadership
Implementing
Entities (City,
UMAS, UALR,
BCD, etc.)
Guiding Principles
Catalyst Projects
Tool Kit (3 Ps –Projects,
Programs and PoliciesInvestors /
Private Sector
Realized Vision
Community Support
New Initiatives
Whole Corridor
Tool Kit (3 Ps –Projects,
Programs and Policies
Realized Vision
114 12th Street Corridor Plan • Little Rock, Arkansas
SECTION D
Pine/Cedar Area
Development Economic Analysis
Development Program Assumption Factors
Units/Spaces Square Feet
Retail/Restaurant 20,000
Office 0
Residential (Rental)40 40,000 1,000 SF/Unit
Residential (For-Sale)0 0 1,500 SF/Unit
Gross Floor Area 60,000
Project Land Area 87,120 2.00 Acres
Floor Area Ratio 69%
Surface Parking 140 49,000 350 SF/Space
Structured Parking 0 0 350 SF/Space
Estimated Project Value (Stabilized Yr)
Total Retail Rentable SF 18,000 90% Bldg. Efficiency Ratio
Rent/SF*$12.00
Total Office Rentable SF 0 90% Bldg. Efficiency Ratio
Rent/SF*$10.00
Total Residential Rentable SF 36,000 90% Bldg. Efficiency Ratio
Rent/SF $12.00 $1.00 Monthly Rent/SF
Total Parking Spaces (Structured)0
Rent/Space $0 $0 Monthly Income/Space
Gross Income $648,000
Occupancy 95%
Effective Gross Income $615,600
Operating Costs $168,000 $2.80 $/SF (Wtd. Avg. All Uses)
Net Operating Income $447,600
Capitalization Rate 8.0%
Project Value -- Office/Retail/Rental Hsg $5,595,000
Total Housing Units 0
Sales Price/Unit (Wtd Avg)$225,000
Gross Revenue $0
Less Marketing Costs $0 7% % of Sales
Net Sale Proceeds $0
Project Value -- For-Sale Housing $0
Total Project Value $5,595,000
* Retail based on triple net lease; Office based on gross lease.
Development Cost Estimate
Property Purchase (Acquisition/Demolition)$435,600 $5.00 $/SF Land
On-Site Improvements (Surface Parking)$420,000 $3,000 $/Space
On-Site Improvements (Structured Parking)$0 $15,000 $/Space
Site Development $174,240 $2.00 $/SF
Building Construction (Hard Costs)$4,420,020 $74 $/SF (Wtd. Avg. All Uses)
Construction Contingency $501,426 10% % of Construction Costs
Soft Costs (% of Hard Costs)$752,139 15% % of Hard Costs
Developer Profit $670,343 10% % of Total Costs
Total Project Cost $7,373,768 $122.90 $/SF
Development Economic Summary
Total Project Cost $7,373,768
Total Project Value $5,595,000
Project Margin/"Gap"($1,778,768)
% Project Margin/"Gap"-24%
Potential Contributions to "Gap":
Property Contribution $435,600 100% of Land Cost
Site Improvements Contribution $297,120 50% of Total Site Costs
Supportable Property Tax TIF (25 Years)$1,600,000 0.070000 Total Property Tax
Supportable Sales Tax Sharing (20 Years)$500,000 50%% of Local Sales Tax
Tax Credit Equity (Historic/LIHTC)$400,000
Streamlined Development Approvals (6 mos)$0
Total Contributions to "Gap"$3,232,720
115
THE INVESTMENT FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
BCD Empowerment Center Area
Development Economic Analysis
Development Program Assumption Factors
Units/Spaces Square Feet
Retail/Restaurant 0
Office 0
Residential (Rental)0 0 1,000 SF/Unit
Residential (For-Sale)8 12,000 1,500 SF/Unit
Gross Floor Area 12,000
Project Land Area 21,780 0.50 Acres
Floor Area Ratio 55%
Surface Parking 0 0 350 SF/Space
Structured Parking 0 0 350 SF/Space
Estimated Project Value (Stabilized Yr)
Total Retail Rentable SF 0 90% Bldg. Efficiency Ratio
Rent/SF*$12.00
Total Office Rentable SF 0 90% Bldg. Efficiency Ratio
Rent/SF*$10.00
Total Residential Rentable SF 0 90% Bldg. Efficiency Ratio
Rent/SF $12.00 $1.00 Monthly Rent/SF
Total Parking Spaces (Structured)0
Rent/Space $0 $0 Monthly Income/Space
Gross Income $0
Occupancy 95%
Effective Gross Income $0
Operating Costs $0 $0.00 $/SF (Wtd. Avg. All Uses)
Net Operating Income $0
Capitalization Rate 8.0%
Project Value -- Office/Retail/Rental Hsg $0
Total Housing Units 8
Sales Price/Unit (Wtd Avg)$80,000
Gross Revenue $640,000
Less Marketing Costs ($44,800)7% % of Sales
Net Sale Proceeds $595,200
Project Value -- For-Sale Housing $595,200
Total Project Value $595,200
* Retail based on triple net lease; Office based on gross lease.
Development Cost Estimate
Property Purchase (Acquisition/Demolition)$21,780 $1.00 $/SF Land
On-Site Improvements (Surface Parking)$0 $3,000 $/Space
On-Site Improvements (Structured Parking)$0 $15,000 $/Space
Site Development $32,670 $1.50 $/SF
Building Construction (Hard Costs)$1,020,000 $85 $/SF (Wtd. Avg. All Uses)
Construction Contingency $105,267 10% % of Construction Costs
Soft Costs (% of Hard Costs)$105,267 10% % of Hard Costs
Developer Profit $128,498 10% % of Total Costs
Total Project Cost $1,413,482 $117.79 $/SF
Development Economic Summary
Total Project Cost $1,413,482
Total Project Value $595,200
Project Margin/"Gap"($818,282)
% Project Margin/"Gap"-58%
Potential Contributions to "Gap":
Property Contribution $21,780 100% of Land Cost
Site Improvements Contribution $32,670 100% of Total Site Costs
Supportable Property Tax TIF (25 Years)$200,000 0.070000 Total Property Tax
Supportable Sales Tax Sharing (20 Years)$0 50%% of Local Sales Tax
Tax Credit Equity (Historic/LIHTC)$200,000
Streamlined Development Approvals (6 mos)$0
Total Contributions to "Gap"$454,450
116 12th Street Corridor Plan • Little Rock, Arkansas
SECTION D
T3 Non-Residential Corridor Area
Development Economic Analysis
Development Program Assumption Factors
Units/Spaces Square Feet
Retail/Restaurant 10,000
Office 20,000
Residential (Rental)0 0 1,000 SF/Unit
Residential (For-Sale)0 0 1,500 SF/Unit
Gross Floor Area 30,000
Project Land Area 69,696 1.60 Acres
Floor Area Ratio 43%
Surface Parking 100 35,000 350 SF/Space
Structured Parking 0 0 350 SF/Space
Estimated Project Value (Stabilized Yr)
Total Retail Rentable SF 9,000 90% Bldg. Efficiency Ratio
Rent/SF*$13.00
Total Office Rentable SF 18,000 90% Bldg. Efficiency Ratio
Rent/SF*$13.00
Total Residential Rentable SF 0 90% Bldg. Efficiency Ratio
Rent/SF $12.00 $1.00 Monthly Rent/SF
Total Parking Spaces (Structured)0
Rent/Space $0 $0 Monthly Income/Space
Gross Income $351,000
Occupancy 95%
Effective Gross Income $333,450
Operating Costs $105,000 $3.50 $/SF (Wtd. Avg. All Uses)
Net Operating Income $228,450
Capitalization Rate 8.0%
Project Value -- Office/Retail/Rental Hsg $2,855,625
Total Housing Units 0
Sales Price/Unit (Wtd Avg)$225,000
Gross Revenue $0
Less Marketing Costs $0 7% % of Sales
Net Sale Proceeds $0
Project Value -- For-Sale Housing $0
Total Project Value $2,855,625
* Retail based on triple net lease; Office based on gross lease.
Development Cost Estimate
Property Purchase (Acquisition/Demolition)$278,784 $4.00 $/SF Land
On-Site Improvements (Surface Parking)$300,000 $3,000 $/Space
On-Site Improvements (Structured Parking)$0 $15,000 $/Space
Site Development $139,392 $2.00 $/SF
Building Construction (Hard Costs)$2,550,000 $85 $/SF (Wtd. Avg. All Uses)
Construction Contingency $298,939 10% % of Construction Costs
Soft Costs (% of Hard Costs)$448,409 15% % of Hard Costs
Developer Profit $401,552 10% % of Total Costs
Total Project Cost $4,417,076 $147.24 $/SF
Development Economic Summary
Total Project Cost $4,417,076
Total Project Value $2,855,625
Project Margin/"Gap"($1,561,451)
% Project Margin/"Gap"-35%
Potential Contributions to "Gap":
Property Contribution $278,784 100% of Land Cost
Site Improvements Contribution $219,696 50% of Total Site Costs
Supportable Property Tax TIF (25 Years)$800,000 0.070000 Total Property Tax
Supportable Sales Tax Sharing (20 Years)$300,000 50%% of Local Sales Tax
Tax Credit Equity (Historic/LIHTC)$0
Streamlined Development Approvals (6 mos)$0
Total Contributions to "Gap"$1,598,480
117
THE INVESTMENT FRAMEWORK
12th Street Corridor Plan • Little Rock, Arkansas
Special District Area
Development Economic Analysis
Development Program Assumption Factors
Units/Spaces Square Feet
Retail/Restaurant 25,000
Office/Flex 50,000
Residential (Rental)0 0 1,000 SF/Unit
Residential (For-Sale)0 0 1,500 SF/Unit
Gross Floor Area 75,000
Project Land Area 196,020 4.50 Acres
Floor Area Ratio 38%
Surface Parking 250 87,500 350 SF/Space
Structured Parking 0 0 350 SF/Space
Estimated Project Value (Stabilized Yr)
Total Retail Rentable SF 22,500 90% Bldg. Efficiency Ratio
Rent/SF*$15.00
Total Office/Flex Rentable SF 45,000 90% Bldg. Efficiency Ratio
Rent/SF*$15.00
Total Residential Rentable SF 0 90% Bldg. Efficiency Ratio
Rent/SF $12.00 $1.00 Monthly Rent/SF
Total Parking Spaces (Structured)0
Rent/Space $0 $0 Monthly Income/Space
Gross Income $1,012,500
Occupancy 95%
Effective Gross Income $961,875
Operating Costs $262,500 $3.50 $/SF (Wtd. Avg. All Uses)
Net Operating Income $699,375
Capitalization Rate 8.0%
Project Value -- Office/Retail/Rental Hsg $8,742,188
Total Housing Units 0
Sales Price/Unit (Wtd Avg)$225,000
Gross Revenue $0
Less Marketing Costs $0 7% % of Sales
Net Sale Proceeds $0
Project Value -- For-Sale Housing $0
Total Project Value $8,742,188
* Retail based on triple net lease; Office based on gross lease.
Development Cost Estimate
Property Purchase (Acquisition/Demolition)$980,100 $5.00 $/SF Land
On-Site Improvements (Surface Parking)$750,000 $3,000 $/Space
On-Site Improvements (Structured Parking)$0 $15,000 $/Space
Site Development $392,040 $2.00 $/SF
Building Construction (Hard Costs)$5,525,025 $74 $/SF (Wtd. Avg. All Uses)
Construction Contingency $666,707 10% % of Construction Costs
Soft Costs (% of Hard Costs)$1,000,060 15% % of Hard Costs
Developer Profit $931,393 10% % of Total Costs
Total Project Cost $10,245,324 $136.60 $/SF
Development Economic Summary
Total Project Cost $10,245,324
Total Project Value $8,742,188
Project Margin/"Gap"($1,503,137)
% Project Margin/"Gap"-15%
Potential Contributions to "Gap":
Property Contribution $0 0% of Land Cost
Site Improvements Contribution $0 0% of Total Site Costs
Supportable Property Tax TIF (25 Years)$2,400,000 0.070000 Total Property Tax
Supportable Sales Tax Sharing (20 Years)$0 0%% of Local Sales Tax
Tax Credit Equity (Historic/LIHTC)$0
Streamlined Development Approvals (6 mos)$0
Total Contributions to "Gap"$2,400,000
118 12th Street Corridor Plan • Little Rock, Arkansas
SECTION D
Main Street Corridor Area
Development Economic Analysis
Development Program Assumption Factors
Units/Spaces Square Feet
Retail/Restaurant 9,000
Office 0
Residential (Rental)0 0 1,000 SF/Unit
Residential (For-Sale)12 18,000 1,500 SF/Unit
Gross Floor Area 27,000
Project Land Area 43,560 1.00 Acres
Floor Area Ratio 62%
Surface Parking 36 12,600 350 SF/Space
Structured Parking 0 0 350 SF/Space
Estimated Project Value (Stabilized Yr)
Total Retail Rentable SF 8,100 90% Bldg. Efficiency Ratio
Rent/SF*$12.00
Total Office Rentable SF 0 90% Bldg. Efficiency Ratio
Rent/SF*$10.00
Total Residential Rentable SF 0 90% Bldg. Efficiency Ratio
Rent/SF $12.00 $1.00 Monthly Rent/SF
Total Parking Spaces (Structured)0
Rent/Space $0 $0 Monthly Income/Space
Gross Income $97,200
Occupancy 95%
Effective Gross Income $92,340
Operating Costs $4,500 $0.50 $/SF (Wtd. Avg. All Uses)
Net Operating Income $87,840
Capitalization Rate 8.0%
Project Value -- Office/Retail/Rental Hsg $1,098,000
Total Housing Units 12
Sales Price/Unit (Wtd Avg)$125,000
Gross Revenue $1,500,000
Less Marketing Costs ($105,000)7% % of Sales
Net Sale Proceeds $1,395,000
Project Value -- For-Sale Housing $1,395,000
Total Project Value $2,493,000
* Retail based on triple net lease; Office based on gross lease.
Development Cost Estimate
Property Purchase (Acquisition/Demolition)$174,240 $4.00 $/SF Land
On-Site Improvements (Surface Parking)$108,000 $3,000 $/Space
On-Site Improvements (Structured Parking)$0 $15,000 $/Space
Site Development $87,120 $2.00 $/SF
Building Construction (Hard Costs)$2,295,000 $85 $/SF (Wtd. Avg. All Uses)
Construction Contingency $249,012 10% % of Construction Costs
Soft Costs (% of Hard Costs)$373,518 15% % of Hard Costs
Developer Profit $328,689 10% % of Total Costs
Total Project Cost $3,615,579 $133.91 $/SF
Development Economic Summary
Total Project Cost $3,615,579
Total Project Value $2,493,000
Project Margin/"Gap"($1,122,579)
% Project Margin/"Gap"-31%
Potential Contributions to "Gap":
Property Contribution $174,240 100% of Land Cost
Site Improvements Contribution $97,560 50% of Total Site Costs
Supportable Property Tax TIF (25 Years)$700,000 0.070000 Total Property Tax
Supportable Sales Tax Sharing (20 Years)$200,000 50%% of Local Sales Tax
Tax Credit Equity (Historic/LIHTC)$0
Streamlined Development Approvals (6 mos)$0
Total Contributions to "Gap"$1,171,800
11912th Street Corridor Plan • Little Rock, Arkansas
Conclusion
The 12th Street Corridor is an area ready for change. The outspoken majority of residents and
business owners have expressed a desire for safety, access, opportunity and prosperity. They are
eager to leave the stigma of crime and vacant homes behind as they look toward a new image for
the district. An image that brings visitors from outside the Corridor to shop along 12th Street, an
image that encourages growth in the commercial and housing market, an image that speaks to
safety with a promise of hope. The potential for redevelopment in the 12th Street Corridor lies in
its proximity to its surrounding neighbors - downtown Little Rock, the UAMS campus, UALR and
Children’s Hospital. The public investment that is occurring with the 12th Street Police Station, the
BCD Empowerment Center and the Children’s Library shows the development community this area
is serious about revitalization. The introduction of form based zoning promises to be the incentive
needed for the next step toward redevelopment.
The 12th Street Corridor is on the verge of a new era. Families and children will be the focus
while businesses grow to support their needs. 12th Street will return to its roots as a road that
caters to pedestrians as much as the vehicle. Neighbors will know their neighbors, walk to their
favorite stores and great visitors to the area as they pass on the sidewalk. Children will safely
bike to school or play in the park. The 12th Street Corridor will reinvent itself one house at a time,
one block at a time, one neighborhood at a time. The change won’t be overnight but change will
come. The 12th Street Corridor is an area ready for change.
CONCLUSION
12112th Street Corridor Plan • Little Rock, Arkansas
INVENTORY MAPS
Map 1: Existing Land Use
Map 2: Existing Zoning
Map 3: Total Property Values
Map 4: Vacant Properties
Map 5: Existing Infrastructure
Map 6: Circulation
Map 7: Natural Systems
Map 8: Existing Topography
Map 9: Property Ownership
122 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 1
12312th Street Corridor Plan • Little Rock, Arkansas
INVENTORY MAPS
124 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 1
12512th Street Corridor Plan • Little Rock, Arkansas
INVENTORY MAPS
126 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 1
12712th Street Corridor Plan • Little Rock, Arkansas
INVENTORY MAPS
128 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 1
12912th Street Corridor Plan • Little Rock, Arkansas
INVENTORY MAPS
130 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 1
13112th Street Corridor Plan • Little Rock, Arkansas
INVENTORY MAPS
132 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 1
13312th Street Corridor Plan • Little Rock, Arkansas
INVENTORY MAPS
134 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 1
13512th Street Corridor Plan • Little Rock, Arkansas
INVENTORY MAPS
136 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 1
13712th Street Corridor Plan • Little Rock, Arkansas
INVENTORY MAPS
138 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 1
13912th Street Corridor Plan • Little Rock, Arkansas
INVENTORY MAPS
14112th Street Corridor Plan • Little Rock, Arkansas
MARKET ANALYSIS
Purpose of the Market Analysis
Study Area/Trade Area Definition
Demographic/Economic Profile
Psychographic Profile
Residential Demand & Supply
Retail Demand & Supply
Office Demand & Supply
Summary Comments
142 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 2
14312th Street Corridor Plan • Little Rock, Arkansas
MARKET ANALYSIS
Purpose of the Market Analysis
• Ensures that planning process is grounded in market and economic
reality
• Provides accurate and independent "story" to tell investor audi-
ences
• Sets the stage for implementation of projects, programs, and poli-
cies (3 "P"s)
Study Area Identification
The study area is a quarter-mile to the north and south of the 12th
Street Corridor between University Avenue and Thayer Street. Interstate
630 serves as the Study Area’s northern boundary and 20th Street as the
southern boundary.
12th Street Corridor and Trade Area Boundary (Little Rock City Limits)
Trade Area Identification
A Trade Area is intended to encompass the majority of sources of
demand (esp. in the case of retail) as well as the primary competitive set
for potential land uses contemplated for the study area. Both natural and
man-made features affect the vehicular flow in the region, which, along
with geographic development patterns, define an irregular Trade Area.
The 12th Street Corridor competes for market share from the Trade
Area – all of the City of Little Rock. The Trade Area extends beyond
the urbanized center of the City as the central city lost population since
2000. The revitalization of the 12th Street Corridor requires attracting a
percentage of a growing market share. Thus, the Study Area must draw
residents and retail patrons from a broader market that includes the
faster growing residential areas of the City.
144 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 2
Demographic/Economic Profile
Population and Household Change
The trade area population has increased just under 1% annually since
2000. More households are calling the overall trade area home, increas-
ing over 3.5% per year during the same time period. As shown in the map
at right, the inner-ring of older "suburban" development within Little Rock
is expected to lose households between now and 2030, while the outer
suburbs and "exurbs" are expected to gain. Because this map depicts
growth under Metroplan’s "Preferred Policy" scenario, both the Study
Area and downtown are expected to see infill growth.
5.40%3.55%-3.03%
2000-2007
CAGR*
155,93180,09516,1732007 est.
147,94277,35216,6782000 Census
Households
2.12%0.80%-5.92%
2000-2008
CAGR*
369,152184,60436,7472008 est.
361,474183,13339,0582000 Census
Population
Pulaski
County
Trade
Area
2-mi.
Radius
5.40%3.55%-3.03%
2000-2007
CAGR*
155,93180,09516,1732007 est.
147,94277,35216,6782000 Census
Households
2.12%0.80%-5.92%
2000-2008
CAGR*
369,152184,60436,7472008 est.
361,474183,13339,0582000 Census
Population
Pulaski
County
Trade
Area
2-mi.
Radius
Population and Household Growth
Household Growth (2000-2030 Metroplan Projections – Preferred Policy Scenario)
14512th Street Corridor Plan • Little Rock, Arkansas
MARKET ANALYSIS
Population Density
The map below shows the projected concentration of population by 2030
(using Metroplan’s policy-driven forecasts). Each dot represents 50 resi-
dents. Note that the 12th Street Corridor and immediate vicinity remain
among the more densely populated portions of the region, while some of
the faster-growing suburban areas remain relatively sparsely populated.
Projected Population Density (2030 Metroplan)Source: Metroplan; and Leland Consulting Group
146 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 2
Age Demographic
The Trade Area witnessed an increase in working age population
between 2000 and 2008, more than doubling the pace of senior popu-
lation growth. The racial composition of that growth is predominately
African American.
Senior Population Concentration
Population Age Distribution (2008)
100%100%100%total
12%12%12%65 and up
12%12%11%55-64
15%15%14%45-54
14%14%14%35-44
13%13%15%25-34
9%8%10%18-24
26%26%23%0-17
Pulaski
CountyTrade Area2-mi. Radius
100%100%100%total
12%12%12%65 and up
12%12%11%55-64
15%15%14%45-54
14%14%14%35-44
13%13%15%25-34
9%8%10%18-24
26%26%23%0-17
Pulaski
CountyTrade Area2-mi. Radius
14712th Street Corridor Plan • Little Rock, Arkansas
MARKET ANALYSIS
4%4%3%
Other or Multi-
Race
2%2%2%Pct. Asian
35%44%54%
Pct. Black/ Afr.
Amer.
4%4%3%
Pct. Hispanic/
Latino
35%50%41%White
Pulaski
County
Trade
Area
2-Mile
Site
Radius
4%4%3%
Other or Multi-
Race
2%2%2%Pct. Asian
35%44%54%
Pct. Black/ Afr.
Amer.
4%4%3%
Pct. Hispanic/
Latino
35%50%41%White
Pulaski
County
Trade
Area
2-Mile
Site
Radius
Ethnicity
Little Rock has distinct pockets of African-American residents, as shown in
the map at right, in the east and central portions of the city – extending into
the 12th Street Corridor study area.
Population by Ethnicity (2008)
African-American Population Concentration
148 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 2
Household Characteristics - Renters
The urbanized portions of the Trade Area have higher concentrations
of renters than homeowners. Within a 2-mile radius of the 12th Street
Corridor, 47% of all households rent compared with 38.5% for Pulaski
County.
Renter Households
14912th Street Corridor Plan • Little Rock, Arkansas
MARKET ANALYSIS
Income Demographics
The average and median household incomes in the
Trade Area are only slightly less than the County as a
whole. About two in five households in both the Trade
Area and County, however, earn less than $35,000.
Roughly 15% of households earn more than $100,000
in annual income. Household income characteristics in
the immediate vicinity of the Corridor are considerably
lower.15%16%10%Pct. Earning $100,000+
39%40%49%Pct. Earning < $35,000
$61,253$63,924$50,463Average HH Income
$44,767$43,737$35,848Median HH Income
Pulaski CountyTrade Area
2-mi.
Radius
15%16%10%Pct. Earning $100,000+
39%40%49%Pct. Earning < $35,000
$61,253$63,924$50,463Average HH Income
$44,767$43,737$35,848Median HH Income
Pulaski CountyTrade Area
2-mi.
Radius
Household Income Characteristics (2008 est.)
2000 Census Median Household Income
150 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 2
Psychographic Profile
Psychographics
Psychographics is a term to describe characteristics of
people and neighborhoods which, instead of being purely
demographic, speak more to attitudes, interests, opinions
and lifestyles. PRIZM (Claritas, Inc.) is a leading system
for characterizing neighborhoods and local workforce into
one of 65 distinct market segments. Commercial retail
developers are interested in understanding a community’s
psychographic profile, as this is an indication of its resi-
dent’s propensity to spend across select retail categories.
Residential developers are also interested in understand-
ing this profile as it tends to suggest preferences for
certain housing products.
Households in Little Rock live in a diverse mix
of relatively affluent white-collar neighbor-
hoods and more modest, blue-collar and
retired sections of the City, with both singles
and families represented.
2853,766Sunset City Blues
5004,122Suburban Pioneers
3353,938Brite Lites, Li'l City
3414,966Middleburg Managers
5244,963Up-and-Comers
5325,400Boomtown Singles
4313,766Hometown Retired
Per Capita
Index to U.S.
(100 =
expected)
Pct. of Trade
Area
HouseholdsSegment
2853,766Sunset City Blues
5004,122Suburban Pioneers
3353,938Brite Lites, Li'l City
3414,966Middleburg Managers
5244,963Up-and-Comers
5325,400Boomtown Singles
4313,766Hometown Retired
Per Capita
Index to U.S.
(100 =
expected)
Pct. of Trade
Area
HouseholdsSegment
Top Resident Psychographic (PRIZM) Segments City of Little Rock
15112th Street Corridor Plan • Little Rock, Arkansas
MARKET ANALYSIS
PRIZM Segment Profiles
Boomtown Singles
White Collar, Service, MixEmployment
Age <35Age Ranges
HH without KidsPresence of Kids
Below AverageAssets
Lower-MidIncome
Second CityUrbanicity
Mix, RentersHomeownership
White/Black mixEthnic Diversity
Demographic Traits
•Go snowboarding
•Watch Fuse Network
•The Source magazine
•Futurama TV
•Nissan Sentra
Examples of Lifestyle /
Consumer Traits
Affordable housing, abundant entry-level jobs, and a thriving singles
scene--all have given rise to the Boomtown Singles segment in fast-
growing satellite cities. Younger, single, and working-class, these
residents pursue active lifestyles amid sprawling apartment
complexes, bars, convenience stores, and laundromats.
White Collar, Service, MixEmployment
Age <35Age Ranges
HH without KidsPresence of Kids
Below AverageAssets
Lower-MidIncome
Second CityUrbanicity
Mix, RentersHomeownership
White/Black mixEthnic Diversity
Demographic Traits
•Go snowboarding
•Watch Fuse Network
•The Source magazine
•Futurama TV
•Nissan Sentra
Examples of Lifestyle /
Consumer Traits
Affordable housing, abundant entry-level jobs, and a thriving singles
scene--all have given rise to the Boomtown Singles segment in fast-
growing satellite cities. Younger, single, and working-class, these
residents pursue active lifestyles amid sprawling apartment
complexes, bars, convenience stores, and laundromats.
152 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 2
Middleburg Managers
White Collar, MixEmployment
Age 55+Age Ranges
Households without kidsPresence of Kids
Above AverageAssets
MidscaleIncome
Second CityUrbanicity
Mostly OwnersHomeownership
Mostly WhiteEthnic Diversity
Demographic Traits
•Play bingo
•Do needlepoint
•Saturday Evening Post
•Hollywood Squares TV
•Mercury Sable
Examples of Lifestyle /
Consumer Traits
Middleburg Managers arose when empty-nesters settled in satellite
communities which offered a lower cost of living and more relaxed
pace. Today, segment residents tend to be middle-class with solid
white-collar jobs or comfortable retirements. In their older homes, they
enjoy reading, playing musical instruments, indoor gardening, and
refinishing furniture.
White Collar, MixEmployment
Age 55+Age Ranges
Households without kidsPresence of Kids
Above AverageAssets
MidscaleIncome
Second CityUrbanicity
Mostly OwnersHomeownership
Mostly WhiteEthnic Diversity
Demographic Traits
•Play bingo
•Do needlepoint
•Saturday Evening Post
•Hollywood Squares TV
•Mercury Sable
Examples of Lifestyle /
Consumer Traits
Middleburg Managers arose when empty-nesters settled in satellite
communities which offered a lower cost of living and more relaxed
pace. Today, segment residents tend to be middle-class with solid
white-collar jobs or comfortable retirements. In their older homes, they
enjoy reading, playing musical instruments, indoor gardening, and
refinishing furniture.
15312th Street Corridor Plan • Little Rock, Arkansas
MARKET ANALYSIS
ProfessionalEmployment
Age 25-44Age Ranges
Households without kidsPresence of Kids
ModerateAssets
MidscaleIncome
Second CityUrbanicity
Mix, RentersHomeownership
White, MixEthnic Diversity
Demographic Traits
•Travel to South Pacific, past 3 yrs
•Go in-line skating
•Maxim magazine
•Blind Date TV
•Mitsubishi Eclipse Spyder
Examples of Lifestyle /
Consumer Traits
Up-and-Comers is a stopover for younger, midscale singles before
they marry, have families, and establish more deskbound lifestyles.
Found in second-tier cities, these mobile twentysomethings include a
disproportionate number of recent college graduates who are into
athletic activities, the latest technology, and nightlife entertainment.
ProfessionalEmployment
Age 25-44Age Ranges
Households without kidsPresence of Kids
ModerateAssets
MidscaleIncome
Second CityUrbanicity
Mix, RentersHomeownership
White, MixEthnic Diversity
Demographic Traits
•Travel to South Pacific, past 3 yrs
•Go in-line skating
•Maxim magazine
•Blind Date TV
•Mitsubishi Eclipse Spyder
Examples of Lifestyle /
Consumer Traits
Up-and-Comers is a stopover for younger, midscale singles before
they marry, have families, and establish more deskbound lifestyles.
Found in second-tier cities, these mobile twentysomethings include a
disproportionate number of recent college graduates who are into
athletic activities, the latest technology, and nightlife entertainment.
Up-and-Comers
154 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 2
White Collar, MixEmployment
Age 35-54Age Ranges
Family MixPresence of Kids
Below AverageAssets
DownscaleIncome
Second CityUrbanicity
HomeownersHomeownership
White, Black, Hispanic (nationally)Ethnic Diversity
Demographic Traits
•Eat fast food
•Do needlepoint
•Baby Talk magazine
•King of the Hill in syndication
•Suzuki Verona
Examples of Lifestyle /
Consumer Traits
One of the nation's eclectic lifestyles, a mix of young singles,recent
divorcees, and single parents who have moved into older, inner-ring
suburbs. They live in aging homes and garden-style apartment
buildings, where the jobs are blue collar and the money is tight. But
what unites these residents--a diverse mix of whites and African-
Americans--is a working-class sensibility and an appreciation for their
off-the-beaten-track neighborhoods.
White Collar, MixEmployment
Age 35-54Age Ranges
Family MixPresence of Kids
Below AverageAssets
DownscaleIncome
Second CityUrbanicity
HomeownersHomeownership
White, Black, Hispanic (nationally)Ethnic Diversity
Demographic Traits
•Eat fast food
•Do needlepoint
•Baby Talk magazine
•King of the Hill in syndication
•Suzuki Verona
Examples of Lifestyle /
Consumer Traits
One of the nation's eclectic lifestyles, a mix of young singles,recent
divorcees, and single parents who have moved into older, inner-ring
suburbs. They live in aging homes and garden-style apartment
buildings, where the jobs are blue collar and the money is tight. But
what unites these residents--a diverse mix of whites and African-
Americans--is a working-class sensibility and an appreciation for their
off-the-beaten-track neighborhoods.
Suburban Pioneers
15512th Street Corridor Plan • Little Rock, Arkansas
MARKET ANALYSIS
ProfessionalEmployment
Age <55Age Ranges
Households without kidsPresence of Kids
HighAssets
UpscaleIncome
Second CityUrbanicity
HomeownersHomeownership
White, mixEthnic Diversity
Demographic Traits
•Go to college sports events
•Eat at Bennigan's
•Macworld magazine
•Independent Film Channel
•Volkswagen Passat
Examples of Lifestyle /
Consumer Traits
Not all of America's chic sophisticates live in major metros. Brite
Lights, Li'l City is a group of well-off, middle-aged couples settled in
the nation's satellite cities. Residents of these typical DINK (double
income, no kids) households have college educations, well-paying
business and professional careers, and swank homes filled with the
latest technology.
ProfessionalEmployment
Age <55Age Ranges
Households without kidsPresence of Kids
HighAssets
UpscaleIncome
Second CityUrbanicity
HomeownersHomeownership
White, mixEthnic Diversity
Demographic Traits
•Go to college sports events
•Eat at Bennigan's
•Macworld magazine
•Independent Film Channel
•Volkswagen Passat
Examples of Lifestyle /
Consumer Traits
Not all of America's chic sophisticates live in major metros. Brite
Lights, Li'l City is a group of well-off, middle-aged couples settled in
the nation's satellite cities. Residents of these typical DINK (double
income, no kids) households have college educations, well-paying
business and professional careers, and swank homes filled with the
latest technology.
Brite Lights, Li’l City
156 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 2
Mostly RetiredEmployment
Age 55+Age Ranges
Mostly without kidsPresence of Kids
ModerateAssets
Lower-MidIncome
Second CityUrbanicity
HomeownersHomeownership
White, MixEthnic Diversity
Demographic Traits
•Belong to a veterans' club
•Eat at casual/buffet restaurant
•CBS Sunday Night Movie TV
•Price is Right TV
•Mercury Grand Marquis
Examples of Lifestyle /
Consumer Traits
Scattered throughout the older neighborhoods of small cities, Sunset
City Blues is a segment of lower-middle-class singles and couples
who have retired or are getting close to it. These empty-nesters tend
to own their homes but have modest educations and incomes. They
maintain a low-key lifestyle filled with newspapers and television by
day, and family-style restaurants at night.
Mostly RetiredEmployment
Age 55+Age Ranges
Mostly without kidsPresence of Kids
ModerateAssets
Lower-MidIncome
Second CityUrbanicity
HomeownersHomeownership
White, MixEthnic Diversity
Demographic Traits
•Belong to a veterans' club
•Eat at casual/buffet restaurant
•CBS Sunday Night Movie TV
•Price is Right TV
•Mercury Grand Marquis
Examples of Lifestyle /
Consumer Traits
Scattered throughout the older neighborhoods of small cities, Sunset
City Blues is a segment of lower-middle-class singles and couples
who have retired or are getting close to it. These empty-nesters tend
to own their homes but have modest educations and incomes. They
maintain a low-key lifestyle filled with newspapers and television by
day, and family-style restaurants at night.
Sunset City Blues
15712th Street Corridor Plan • Little Rock, Arkansas
MARKET ANALYSIS
Mostly RetiredEmployment
Age 65+Age Ranges
Mostly without kidsPresence of Kids
Below AverageAssets
Low IncomeIncome
Second CityUrbanicity
HomeownersHomeownership
White, MixEthnic Diversity
Demographic Traits
•Eat at Golden Corral
•Watch soap operas
•CBS Sunday Night Movie TV
•Chrysler Sebring
Examples of Lifestyle /
Consumer Traits
With three-quarters of all residents over 65 years old, Hometown
Retired is one of the oldest segments. These racially diverse seniors
tend to live in aging homes--half were built before 1958--and typically
get by on social security and pensions. Because most never made it
beyond high school and spent their working lives at blue-collar jobs,
their retirements are extremely modest.
Mostly RetiredEmployment
Age 65+Age Ranges
Mostly without kidsPresence of Kids
Below AverageAssets
Low IncomeIncome
Second CityUrbanicity
HomeownersHomeownership
White, MixEthnic Diversity
Demographic Traits
•Eat at Golden Corral
•Watch soap operas
•CBS Sunday Night Movie TV
•Chrysler Sebring
Examples of Lifestyle /
Consumer Traits
With three-quarters of all residents over 65 years old, Hometown
Retired is one of the oldest segments. These racially diverse seniors
tend to live in aging homes--half were built before 1958--and typically
get by on social security and pensions. Because most never made it
beyond high school and spent their working lives at blue-collar jobs,
their retirements are extremely modest.
Hometown Retired
158 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 2
Residential Demand & Supply
Residential Supply Activity
For the past 10 years, the City of Little Rock has averaged a total of
1,044 new residential building units per year – based on building per-
mits.
While the ratio has varied greatly with the market, multi-family units
have averaged 35% of all new unit construction over that time period.
491
552 515 544
591
725
805
990
827
731697
566
208
24
237
302
1,013
203
3
416
0
200
400
600
800
1000
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007
Single-Family Units
Multi-Family Units
Trade Area Building Permits Trends
15912th Street Corridor Plan • Little Rock, Arkansas
MARKET ANALYSIS
Rental Apartment Demand
The City of Little Rock is expected to require some 4,074 new housing
units by 2018. Assuming the ratio of rental units to owner occupied
units remains at 42%, this would translate into demand for 1,718 would
constitute new rental units.
The 12th Street Corridor falls within the Central Little Rock submarket
of the REIS (commercial data provider) Trade Area. Over two-thirds of
the rental stock is pre-1980 vintage, with no new surveyed apartments
built in the past decade. Only 3% of the total rental stock of 8,891 in the
1068.4%1,262Totals
00%15$1,000+$150K and up
00%40$1,000+$100-150K
25%43$1,000+$75-100K
85%153$1,000+$50-75K
208%253$875 -$1,000$35-50K
3310%332$625 -$875$25-35K
4310%426$375 -$625$15-25K
12th Street Corridor
Attainable Capture
(units)
Attainable
Capture Rate
(within rentals)
Trade Area
(Little Rock)
Rental Demand
Approx. Rent
Range
Annual Income
Range
1068.4%1,262Totals
00%15$1,000+$150K and up
00%40$1,000+$100-150K
25%43$1,000+$75-100K
85%153$1,000+$50-75K
208%253$875 -$1,000$35-50K
3310%332$625 -$875$25-35K
4310%426$375 -$625$15-25K
12th Street Corridor
Attainable Capture
(units)
Attainable
Capture Rate
(within rentals)
Trade Area
(Little Rock)
Rental Demand
Approx. Rent
Range
Annual Income
Range
subarea were built during the 1990s and command rents exceeding the
average by over 50%.
A loss of rental units during the last 10 years has counterbalanced the
submarket’s population decline, leading to stable vacancy (7.4%) and
rental rates. Rental rate growth, although lagging behind the inflation
rate, has averaged 1.6% per annum over the past five years. Average
current asking rent is $632/month.
Assuming an 8% capture rate weighted toward the
lower-to-median household income rage, an attainable
goal for the 12th Street Corridor district would be 106 new
rental units over the next decade.
REIS Central Little Rock Submarket Central Little Rock Apartments by Year Built
0%2000 to present
3%1990s
29%1980s
42%1970s
26%Pre-1970
Percent of UnitsYear Built
0%2000 to present
3%1990s
29%1980s
42%1970s
26%Pre-1970
Percent of UnitsYear Built
Ten-Year Multifamily Rental Demand
160 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 2
Ownership Housing Demand
Of the 2,488 total units of for-sale housing demand for households
earning over $15,000 annually, approximately 10% or 244 units could
be attached (condo, townhome, rowhome, loft, etc.), with the remaining
2,243 units in the form of detached homes.
Assuming a 6% capture rate (market share) of attached
units, the 12th Street Corridor Study Area could absorb 15
new condo/townhome units by 2018.
6.3%
0%
0%
5%
5%
10%
10%
10%
Attainable
Capture Rate
(within condo/
townhome)
2,488
289
363
389
613
470
221
142
Trade Area For-
Sale Demand
(income $15K+)
15244Totals
06$500K and up
$150K and
up
029$350 to $500K$100-150K
239$250 to $350K$75-100K
474$200 to $250K$50-75K
656$150 to $200K$35-50K
327$100 to $150K$25-35K
114$75 to $100K$15-25K
Attainable
Subject
Capture (units)
Townhome
/ Condo
Demand
Approx. Home
Price Range
Annual
Income
Range
6.3%
0%
0%
5%
5%
10%
10%
10%
Attainable
Capture Rate
(within condo/
townhome)
2,488
289
363
389
613
470
221
142
Trade Area For-
Sale Demand
(income $15K+)
15244Totals
06$500K and up
$150K and
up
029$350 to $500K$100-150K
239$250 to $350K$75-100K
474$200 to $250K$50-75K
656$150 to $200K$35-50K
327$100 to $150K$25-35K
114$75 to $100K$15-25K
Attainable
Subject
Capture (units)
Townhome
/ Condo
Demand
Approx. Home
Price Range
Annual
Income
Range
1.4%
0%
0%
1%
1%
3%
3%
3%
Attainable
Capture Rate
(within
detached)
2,488
289
363
389
613
470
221
142
Trade Area For-
Sale Demand
312,243Totals
0283$500K and up
$150K and
up
0334$350 to $500K$100-150K
4350$250 to $350K$75-100K
5540$200 to $250K$50-75K
12413$150 to $200K$35-50K
6194$100 to $150K$25-35K
4128$75 to $100K$15-25K
Attainable
Subject
Capture
(units.)
Detached
Demand
Approx. Home
Price Range
Annual
Income
Range
1.4%
0%
0%
1%
1%
3%
3%
3%
Attainable
Capture Rate
(within
detached)
2,488
289
363
389
613
470
221
142
Trade Area For-
Sale Demand
312,243Totals
0283$500K and up
$150K and
up
0334$350 to $500K$100-150K
4350$250 to $350K$75-100K
5540$200 to $250K$50-75K
12413$150 to $200K$35-50K
6194$100 to $150K$25-35K
4128$75 to $100K$15-25K
Attainable
Subject
Capture
(units.)
Detached
Demand
Approx. Home
Price Range
Annual
Income
Range
Ten-Year Attached Ownership Demand
Ten-Year Single Family Detached Demand
With a smaller 1.4% capture rate – recognizing the limited
land availability and market pull of suburban locales, the
Corridor could capture approximately 31 new units over
10 years – perhaps exploring higher density detached
housing types (such as patio homes or bungalow courts).
16112th Street Corridor Plan • Little Rock, Arkansas
MARKET ANALYSIS
Retail Competitive Supply
The retail market across the Trade Area has added just over 22,000 s.f.
of inventory over the last 5 years, with vacancy rates only just recently
rising above 9%. Rental rate growth has tracked just under the rate of
inflation during that time period at 2.1%. Current average rental rates
are between $10 and $12 annually per s.f.
REIS provides a more refined submarket upon which to base an estimate
of market supply for the 12th Street Corridor. In the Central Little Rock
submarket, excluding Midtowne, only 8,000 s.f. of space has come on line
168,0001,707,0005.1%*5.7%2.1%*$12.22 Community
01,127,0006.9%*8.2%-0.1%$10.12 Neighborhood
3 Year Ave.Rate
3 Year Annual
ChangeAverage
Shopping Center
Type
SF Built Since
2003Inventory
Vacancy Rent
168,0001,707,0005.1%*5.7%2.1%*$12.22 Community
01,127,0006.9%*8.2%-0.1%$10.12 Neighborhood
3 Year Ave.Rate
3 Year Annual
ChangeAverage
Shopping Center
Type
SF Built Since
2003Inventory
Vacancy Rent
REIS Central Little Rock Submarket
REIS Central Little Rock Retail Supply Trends
* On par with Little Rock Trade Area
over the last five years. The table below illustrates that vacancy rates
and rental growth match that of the Trade Area as a whole.
2006 saw the successful completion of over 120,000 square feet of
new construction retail. As Little Rock’s only lifestyle center, Midtowne
consists of 130,000 square feet of retail on 10.5 acres at the northeast
intersection of Markham and University Avenue. Opened in 2006, the
center currently has an 8% vacancy, primarily for restaurant space.
Retail Demand & Supply
162 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 2
570,779$165,786,068$3,342,585,303$3,176,799,235Totals
96,108$225$21,624,270$435,989,3870.5%$414,365,118
Excluded Categories (including
cinema, prof./med. office,
consumer banks, etc.) @
15% of above
63,790$325$20,731,609$417,991,5260.5%$397,259,917Foodservice and Drinking Places
23,669$225$5,325,476$107,372,4640.5%$102,046,988Misc. Store Retailers
108,962$325$35,412,585$713,989,9450.5%$678,577,360General Merchandise
20,532$225$4,619,763$93,143,8420.5%$88,524,079Sporting Gds, Hobby, Book, Music
57,633$225$12,967,528$261,451,8210.5%$248,484,293Clothing and Accessories
37,601$350$13,160,344$265,339,3760.5%$252,179,032Health and Personal Care
60,941$375$22,853,056$460,764,2260.5%$437,911,170Food and Beverage
51,882$325$16,861,518$339,962,5880.5%$323,101,070Building Material, Garden Equip
21,123$275$5,808,877$117,118,8070.5%$111,309,930Electronics and Appliance
28,538$225$6,421,043$129,461,3210.5%$123,040,278Furniture and Home Furnishings
10-yr
New
Trade
Area
Demand
Demand
(s.f.)
Est.
Sales/s.f.
10-yr Growth in
Sales
10-yr Projected
Sales Potential
Projected
Trade Area
HH Growth
Rate
Current est.
Sales
570,779$165,786,068$3,342,585,303$3,176,799,235Totals
96,108$225$21,624,270$435,989,3870.5%$414,365,118
Excluded Categories (including
cinema, prof./med. office,
consumer banks, etc.) @
15% of above
63,790$325$20,731,609$417,991,5260.5%$397,259,917Foodservice and Drinking Places
23,669$225$5,325,476$107,372,4640.5%$102,046,988Misc. Store Retailers
108,962$325$35,412,585$713,989,9450.5%$678,577,360General Merchandise
20,532$225$4,619,763$93,143,8420.5%$88,524,079Sporting Gds, Hobby, Book, Music
57,633$225$12,967,528$261,451,8210.5%$248,484,293Clothing and Accessories
37,601$350$13,160,344$265,339,3760.5%$252,179,032Health and Personal Care
60,941$375$22,853,056$460,764,2260.5%$437,911,170Food and Beverage
51,882$325$16,861,518$339,962,5880.5%$323,101,070Building Material, Garden Equip
21,123$275$5,808,877$117,118,8070.5%$111,309,930Electronics and Appliance
28,538$225$6,421,043$129,461,3210.5%$123,040,278Furniture and Home Furnishings
10-yr
New
Trade
Area
Demand
Demand
(s.f.)
Est.
Sales/s.f.
10-yr Growth in
Sales
10-yr Projected
Sales Potential
Projected
Trade Area
HH Growth
Rate
Current est.
Sales
10-Year Retail Demand Analysis (City of Little Rock Trade Area)
With household growth of approximately 0.5% annually, the city-wide Trade Area should see demand for approxi-
mately 570,000 s.f. of new retail space by 2018, based on consumer expenditure patterns.
16312th Street Corridor Plan • Little Rock, Arkansas
MARKET ANALYSIS
10-Year Retail Attainable Capture – 12th Street Corridor
8.0%
8.0%
8.0%
8.0%
8.0%
8.0%
8.0%
8.0%
8.0%
8.0%
8.0%
8.0%
Attainable
Corridor
Capture Rate
546,864
92,081
61,117
22,677
104,397
19,672
55,219
36,026
58,388
49,708
20,238
27,342
Plus
Replacement
of Obsolete
Space (s.f.)
570,779
96,108
63,790
23,669
108,962
20,532
57,633
37,601
60,941
51,882
21,123
28,538
10-yr New Trade
Area Demand
Demand (s.f.)
1,117,643
188,189
124,906
46,346
213,358
40,204
112,852
73,627
119,330
101,589
41,361
55,880
Total New
Demand by
2017 (s.f.)
89,411Totals
15,055
Excluded Categories (including cinema,
prof./med. office, consumer banks,
etc.) @ 15% of above
9,993Foodservice and Drinking Places
3,708Misc. Store Retailers
17,069General Merchandise
3,216Sporting Gds, Hobby, Book, Music
9,028Clothing and Accessories
5,890Health and Personal Care
9,546Food and Beverage
8,127Building Material, Garden Equip
3,309Electronics and Appliance
4,470Furniture and Home Furnishings
Attainable
Capture (s.f.)
8.0%
8.0%
8.0%
8.0%
8.0%
8.0%
8.0%
8.0%
8.0%
8.0%
8.0%
8.0%
Attainable
Corridor
Capture Rate
546,864
92,081
61,117
22,677
104,397
19,672
55,219
36,026
58,388
49,708
20,238
27,342
Plus
Replacement
of Obsolete
Space (s.f.)
570,779
96,108
63,790
23,669
108,962
20,532
57,633
37,601
60,941
51,882
21,123
28,538
10-yr New Trade
Area Demand
Demand (s.f.)
1,117,643
188,189
124,906
46,346
213,358
40,204
112,852
73,627
119,330
101,589
41,361
55,880
Total New
Demand by
2017 (s.f.)
89,411Totals
15,055
Excluded Categories (including cinema,
prof./med. office, consumer banks,
etc.) @ 15% of above
9,993Foodservice and Drinking Places
3,708Misc. Store Retailers
17,069General Merchandise
3,216Sporting Gds, Hobby, Book, Music
9,028Clothing and Accessories
5,890Health and Personal Care
9,546Food and Beverage
8,127Building Material, Garden Equip
3,309Electronics and Appliance
4,470Furniture and Home Furnishings
Attainable
Capture (s.f.)
Assuming additional demand from replacement of obsolete space (over half of Central/North Little Rock’s inventory
dates from pre-1980), Little Rock should require more than one million s.f. of new space over 10 years, of which the
12th Street Corridor could realistically capture some 90,000 s.f. – about the size of a grocery-anchored center.
164 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 2
Office Demand
218,670
25,625
9,882
14,357
54,206
28,157
13,461
8,107
32,775
9,268
6,358
604
15,869
Proj. 2018
Employment
2,20830,5670.7%Trade, Transportation, and Utilities
8438,4261.0%Manufacturing
5525,8060.9%Construction
95950.2%Natural Resources and Mining
195,210
22,031
7,062
13,230
45,905
25,424
12,709
7,718
15,738
Est. 2008
Employment
1.2%
1.5%
3.4%
0.8%
1.7%
1.0%
0.6%
0.5%
0.1%
Projected
Annual
Growth Rate
23,461Total Employment
3,594Government
2,820
Other Services (Except
Government)
1,127Leisure and Hospitality
8,301Education and Health Services
2,733Professional and Business Services
752Financial Activities
389Information
131
Self-Employed & Unpaid Family
Workers
10-year
Employment
GrowthIndustry
218,670
25,625
9,882
14,357
54,206
28,157
13,461
8,107
32,775
9,268
6,358
604
15,869
Proj. 2018
Employment
2,20830,5670.7%Trade, Transportation, and Utilities
8438,4261.0%Manufacturing
5525,8060.9%Construction
95950.2%Natural Resources and Mining
195,210
22,031
7,062
13,230
45,905
25,424
12,709
7,718
15,738
Est. 2008
Employment
1.2%
1.5%
3.4%
0.8%
1.7%
1.0%
0.6%
0.5%
0.1%
Projected
Annual
Growth Rate
23,461Total Employment
3,594Government
2,820
Other Services (Except
Government)
1,127Leisure and Hospitality
8,301Education and Health Services
2,733Professional and Business Services
752Financial Activities
389Information
131
Self-Employed & Unpaid Family
Workers
10-year
Employment
GrowthIndustry
At a 1.2% projected overall employment growth rate (note: caution should be given to the national
economic crisis), Little Rock should add over 23,000 new jobs by 2018.
Office Demand & Supply
16512th Street Corridor Plan • Little Rock, Arkansas
MARKET ANALYSIS
Employment Growth
Metroplan’s 2025 employment projections for Pulaski County show the
slowest rate of growth among the four counties. In absolute terms the
county is still expected to account for the greatest amount of employ-
ment growth. Approximately 98,000 new jobs are forecast throughout
the period, roughly 60 percent of total job growth expected in the MSA.
The City will enjoy the majority share of the County employment growth
given the large presence of two major and growing sectors of the
national economy: business services and health care.
Midtown Office Market Trends
Midtown Office Vacancy & Rents
0.0
5.0
10.0
15.0
20.0
25.0
1999 2000 2001 2002 2003 2004 2005 2006 2007 2008% Vacant$12.00
$12.50
$13.00
$13.50
$14.00
$14.50
$15.00
$15.50
$16.00
Vacancy %
Asking Rent
Midtown Office Space Inventory
0
200,000
400,000
600,000
800,000
1,000,000
1,200,000
1,400,000
1999 2000 2001 2002 2003 2004 2005 2006 2007 2008
Inventory
Occupied Space
Office Supply Activity
The last 10 years has seen a relatively steady increase in midtown of-
fice asking rents, with rent growth increasing since 2006 as occupancy
has tightened below equilibrium (~12% vacancy). Inventory has not
yet risen to meet new demand.
Currently REIS estimates the Midtown market to have 1,020,000 s.f. of
office space, with an 11.4% vacancy rate and average asking rents of
$15.51.
166 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 2
Office Demand
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
Corridor
Capture Rate
1,24224,8432255%2,208Trade, Transportation, and Utilities
4749,4812255%843Manufacturing
3116,2112255%552Construction
2651722525%9Natural Resources and Mining
1,126,111
161,720
126,918
12,680
280,164
307,442
152,323
43,812
0
10 yr. New
Office Space
Required
20%
20%
5%
15%
50%
90%
50%
0%
Est. % Req.
Office Space
23,461
3,594
2,820
1,127
8,301
2,733
752
389
131
10-yr
Employment
Growth
225
225
225
225
225
225
225
225
Office Space
per Employee
56,306Total
8,086Government
6,346Other Services (Except Government)
634Leisure and Hospitality
14,008Education and Health Services
15,372Professional and Business Services
7,616Financial Activities
2,191Information
0
Self-Employed & Unpaid Family
Workers
Corridor Office
Demand (s.f.)Industry
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
5%
Corridor
Capture Rate
1,24224,8432255%2,208Trade, Transportation, and Utilities
4749,4812255%843Manufacturing
3116,2112255%552Construction
2651722525%9Natural Resources and Mining
1,126,111
161,720
126,918
12,680
280,164
307,442
152,323
43,812
0
10 yr. New
Office Space
Required
20%
20%
5%
15%
50%
90%
50%
0%
Est. % Req.
Office Space
23,461
3,594
2,820
1,127
8,301
2,733
752
389
131
10-yr
Employment
Growth
225
225
225
225
225
225
225
225
Office Space
per Employee
56,306Total
8,086Government
6,346Other Services (Except Government)
634Leisure and Hospitality
14,008Education and Health Services
15,372Professional and Business Services
7,616Financial Activities
2,191Information
0
Self-Employed & Unpaid Family
Workers
Corridor Office
Demand (s.f.)Industry
With no assumed replacement of obsolete space, the likely new office sector employees will require 1.1 million s.f. of
new office space city-wide – resulting in between 50,000 and 60,000 s.f. of Corridor office demand (at a 5% capture
rate).
16712th Street Corridor Plan • Little Rock, Arkansas
MARKET ANALYSIS
Summary of Market Demand
Trade Area Demand
Land Use Type (2008 to 2017)Low High Low High
Residential (Units):
Single Family Detached 2,240 1%3%22 67
Single Family Attached 240 5%10%12 24
Multifamily Apartments 1,260 6%10%76 126
Residential Total 3,740 110 217
Non-Residential (SF):
Retail 1,120,000 6%10%67,200 112,000
Office 1,130,000 4%8%45,200 90,400
Non-Residential Total 2,250,000 112,400 202,400
Source: Leland Consulting Group.
12th Street Corridor
Market Share Corridor Absorption (Units/SF)
Depending on market share, the Corridor has the potential to absorb a wide variety of land uses over the next 10
years.
168 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 2
Preliminary Market Conclusions
Modest and stable population and household growth characterize the
Trade Area’s projected future. For the 12th Street Corridor to enjoy a
reasonable share of that growth, City leadership will need to concert-
edly implement infill development strategies.
The Corridor is ideally situated to accommodate infill growth. Located
adjacent to large health care and educational centers, the Corridor
*Assume 1 employee/1000SF
1,2321,231,500Total Projected
2582011258,000South WingChildren's
9.520089,500Infirmary St Vincent
24201124,000Education Building
1002009100,000Psychiatric Facility
3002010300,000Cancer Institute
5402008540,000Medical Center
UAMS
Est. New
Employee
s
Completi
onSFBuildingHospital
*Assume 1 employee/1000SF
1,2321,231,500Total Projected
2582011258,000South WingChildren's
9.520089,500Infirmary St Vincent
24201124,000Education Building
1002009100,000Psychiatric Facility
3002010300,000Cancer Institute
5402008540,000Medical Center
UAMS
Est. New
Employee
s
Completi
onSFBuildingHospital The table to the left summarizes the announced
hospital expansion projects adjacent to the Corridor.
In addition, the University of Arkansas at Little Rock
anticipates an increase of 3,000 students by 2015.
An increase in employment and population in or
near the Corridor creates opportunities to re-tenant
vacant office and retail space, offering goods and
services to the District.
The psychographic profile of the Trade Area points to the variety of
housing products needed to attract a diverse group of residents.
• Singles entering the workforce and young families seeking a safe
and affordable living environment.
• Housing products include a mix of affordable rental and condomini-
um/townhome products (ownership).
• Established middle-aged professionals whose children have grown
and left the household offer another infill opportunity (empty nest-
ers).
• The renovation of older homes with historic character and quality
affordable new single family construction, designed to conform with
the historic housing stock, offer an appealing housing product for
this dominant segment.
district offers densely populated older neighborhoods within walking
distance of a major bus line connecting these job centers.
An unemployment rate higher than that of the Trade Area points to
a surplus of labor that could help meet the employment needs of the
expanding hospitals.
16912th Street Corridor Plan • Little Rock, Arkansas
MARKET ANALYSIS
Innovative public-private partnerships provide the mechanism for the
12th Street Corridor to achieve an enhanced market share. Possible
opportunities include:
• A partnership with the University of Arkansas Medical Sciences
biotech incubator could help tenant office space with firms having
"graduated" from the incubator that need inexpensive space near
the Medical District.
• To encourage additional housing development, Black Community
Developers, Inc., has served as a catalyst for the 12th Street Cor-
ridor’s revitalization. In the last 5 years, the nonprofit affordable
housing developer has built 25 units of affordable single family
detached units.
• Potential partnerships with the hospitals for workforce housing also
could serve as a catalyst for investment.
• Accessible, customized training programs could link underemployed
Study Area residents to these anticipated new job opportunities.
17112th Street Corridor Plan • Little Rock, Arkansas
STAKEHOLDER INTERVIEW SUMMARY
Stakeholder Interview Summary
172 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 3
17312th Street Corridor Plan • Little Rock, Arkansas
STAKEHOLDER INTERVIEW SUMMARY
12th Street Corridor Plan
City of Little Rock, AR
Introductions:
The City of Little Rock has engaged a consulting team to prepare a redevelopment plan for the 12th Street Corridor.
You have been identified as a key stakeholder with a possible interest in this strategic process. To date, stakeholders have
been defined as landowners, business owners, institutions, community groups, and / or individuals, who bring a unique per-
spective about the Corridor’s past and a commitment to its future.
The following questions have been developed to solicit your input during this, the Stakeholder Interview phase. Please an-
swer the following questions pertaining to your knowledge of Little Rock in general, and the Corridor, specifically, to the best
extent possible. Information and opinions will remain confidential and the findings of this work used to guide the ongoing
efforts of the Consultant Team.
Answer the following questions from your personal / professional perspective.
1. Are you, or is your organization, involved in any past, current or pending studies or initiatives that could impact
the Corridor either directly or indirectly?
• Hoover Church pastor- Renovation of several houses @ 9th & Maple (getting Maple Street bond money) & Mary-
land Street grant (finished last year)
• Below 20th St. is his area
• No
• University District Plan
• None
• N/A Neighborhood action in area
• UALR Master Plan & Economic Study (www.ualr.edu web site)
• University revitalization - for university district (on the move)
• Part of UALR Study/ University District Master Plan
• No - has attended UALR/ University District
• Same as the Chain of Hope document; inventory of community assets
• In 1990’s community assessment for 12th Street area completed
o New Futures was involved in study & have report
• Not part of the city- own quasi government. agency. HUD funded & funded through rents. Maintenance through
operations budget (Madison Heights)
o Housing summit Sept. 10- focus on assets/resources.
1: Central High
2: 15th & Chester (Philander Smith)
3: South End community
4: UALR/midtown
5: Stephens Community Center area
o B 2017 Plan 2020 Initiative publicly assisted medically assisted… to start after summit will be public
o Madison Heights- 1/3 public 1/3 Tax break 1/3 market rate - mixed financial market, have raised rents 4 times in
174 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 3
10 years- wait list.
o All new projects follow same model. To support private…. developer constructed,
o Have 74 conventional public housing units (family units), only 1 site left of the old public housing units.
o Single family subdivision on old public housing site- New Horizon Village (17 Units) home ownership @ 29th &
rock.
o Do acquire new property for development if needed. Tax exempt (Housing Authority) can use eminent domain,
lots of partnerships w/ BCD,
o New Futures to provide support services to go w/ housing.
o HUD doesn’t fund 100% - some creative solutions.
o Tapping tax credit market. Working with private banks as leverage money for loans in a community loan pool
o staff time paid w/ HUD money
• War Memorial Park planning process - St. Louis design team (H3 Studio) & the Mid-town project (The Jamieson
Group, Inc.)
• University District - looking to do study of Fair Park Area - community assessment (future) had WRT master plan & City
of Little Rock neighborhood plans
• Stephens Area Neighborhood Action Plan, Oak Forest Neighborhood Action Plan. 12th Street Corridor Plan (Chain
of Hope- faith based organizations)-University District goes up to the interstate- Ron Copeland, Broadmoore at-
tempting to get National Register listing.
• War Memorial Park Plan- in progress UAMS interstate access study- hasn’t come to the city- At odds with War
Memorial Park Plan. UALR master plan, widening of University N & S. City looking at bike lanes along 12th Street.
Reduce 4 lanes to 3 with bike lanes east direction. Starting East of Fair Park terminating at Battery Street. Connected
through War Memorial. Eventually connect to Kanis Park along I-630. Plans estimates on cost- not much neighbor-
hood involvement within the last 6 months or so; bike lane idea came from Mayor.
• BCD completed a number of plat studies in targeting appropriate parcels for affordable housing
• Steven’s Neighborhood Improvement Study
• Midtown redevelopment – tear down of former University mall in exchange for mixed use development
• none that aware of – in the past the area was a white working class neighborhood and then as industrial jobs
closed and LR economy transited away from low skill manufacturing the neighborhood transitioned to low income
minority
• Transit system plan done a couple of years ago city-wide but nothing specific for this district – proves that 12th
Street corridor an important link of a number of generators – third largest ridership
• Many initiatives done on the periphery but none like this in the community.
• None aware of – just individual groups doing their own thing. BCD only placed-based nonprofit focusing on the
revitalization of the area
• Some studies done in the late 1990s. Expansion of Children’s Medical and UAMS has brought renewed interest to
the corridor
• Yes, Member of the City Mid Town Development (Fair Park) and 12th Street at University.
• Research policy analyst – juvenile justice, after school and summer programs in area.
• Organizer of the Coalition of Little Rock Neighborhoods. Also meets on a monthly basis for the older part of town.
Has a 5-point plan
1. Anti Crime Measures (Community Oriented Policing Program [COPP]), anti-drug, alcohol initiatives.
a) The community envisions this neighborhood as crime-infested.
b) The community must be convinced that they should work with the police, not as a “we / they” scenario.
2. Growth Management Plan (recommendation to have one)
a) A hollowing out of the core of Little Rock
b) The beginning of the program was the annexation program of the 1980’s (Chenal, etc) which spread the
17512th Street Corridor Plan • Little Rock, Arkansas
STAKEHOLDER INTERVIEW SUMMARY
resources thinner.
c) The coalition is really for issues of older neighborhoods (ease of University).
d) Little Rock hasn’t grown in population, but the City population has shifted west and depopulated the east
side of town.
e) Stodola seems to be tuned into the issues.
f) Wards added around 1993.
g) Needed locally, accountable political figure; now that has changed. Local option sales tax enabling
legislation 1981 (statewide, $.01 total tax eligible. In 1993, increased tax by ½ cent sales tax. This group
has been arguing for impact fees. The city wants to pass the ½ cent tax again but it has been
defeated 4 times.
3. Emphasize housing rehabilitation rather than demo.
4. Rental inspection program
a) City has a high number of rental units
b) This group is pushing for inspection on a cycle to issue a certificate of occupancy – talk to Andres Bernard,
Code Enforcement.
c) The policy was established in 1995, they are doing better but still not up to center.
5. Sidewalks, the city has never acknowledged that sidewalks is not a form of transportation, they do not maintain
even though it is in the city’s right of way – start funding and upgrading.
• No studies but researching how to run the schools more efficiently. Woodruff feeds Forest Heights or Henderson, Ste-
phens feeds Forest Heights or Dunbar and Franklin feeds Forest Heights or Henderson.
• UALR physical expansion plan
“Midtown” development
War Memorial Park
• None that he is aware of.
• Coalition of Little Rock Neighborhoods – acts as Ombudsman between City and neighborhoods.
• New Futures for Youth – youth services to break gang/drug influence – funded by Casey Foundation (go-to founda-
tion)
• BCD is providing affordable housing
• Community-based initiative to help organizations with technical/training assistance
• Financing program through Bank of the Ozarks – line of credit; problem is capacity
• Reverend Robinson started mission 28 years ago – first a day care, then a homeless shelter, then drug rehab for men
• Most of development interests west of Fair Park – some interests in Fair Park/University area – businesses targeting
lower income residents (e.g., auto parts)
• Strip development at 1700 University – bank, nail salon, tattoo parlor, payday loan store – this center doesn’t relate
to 12th Street
• Innovative Lifestyles for Senior Living – Phase I low-income, Phase II skilled care, multi-generational, formed in 2006,
host Minority Health Fair
• New Futures – gang involved kids programs
• Public safety through community building
• 12th Street Chain of Hope – Racial Diversity Commission – became clean-up effort with some public improvements
• No CIP dollars right now for Corridor
176 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 3
2. How would you describe your particular stake in the future of 12th Street?
(i.e., resident, business owner, political involvement, activist, etc. and length of time)
• Resident & business
• 12th Street will funnel down to his area & help everyone in the area
• None
• Resident, City employee
• Library
• Coordinate w/ Director Richards
• Gateway to UALR (area of interest) As UALR considers T.I.F. and districts (CDC) overlaps, overlap compliment what
takes place in 12th
• Board of Education - Lived here since 18
• Church w/ neighborhood ministries
• City Manager
• Live on Tyler off 12th. Children live there - safe area for grandchildren
• Citizens of LR
• Professionally- community programming. This area has least number of community-based organizations that pro-
vide services. Service gaps in area include programs for youth. Proximity/ accessibility to service: markets/grocery,
health care, elderly services
• Little Rock citizen. Wants to see area upgrades, historic interest, Keep Arkansas Beautiful.
• Lives here, the community, role in decision making & creating change
• City staff
• Vann has worked for BCD for over 4 years, specializing in home buyer counseling; BCD serves as originator and
packages loan for banks; couples down payment and closing cost assistance; Performs land acquisition/ assem-
blage including all due diligence (title, zoning, platting, etc.) – Zoning a big obstacle for the Empowerment Center
• Mr. Gustavson has collaborated with BCD for five years and prior to that served as Program Officer for the Local
Initiative Support Corporation (LISC); BCD is very good at providing homebuyer/ credit counseling. They also have
a letter of credit against existing equity for housing development which enables the organization to develop at
least 10 houses this year. BCD provides social , advocacy and housing development services but might not be
adequately positioned to expand program services into economic development without mentoring or support a
coalition of key stakeholders (City, Library, UAMS, BCD, etc.) to implement the Plan.
• President of Hillcrest NA for a number of years and then moved to an inner city neighborhood just to the west; 20
years at Metroplan – high crime and concentration of poverty will eat at the heart at the community – no compre-
hensive land use planning but has let RFP for light rail plan - preferred alternative as Markham street- 12th street
excellent reliever street and alternative transit route
• Has been with the City for over 12 years, of which the last three has been as Assistant Director in the Housing Dept.
Before that time, worked in the Mayor and City Manager’s office doing, among other things, legislative affairs. The
City’s Housing Dept includes code enforcement, management of CDBG funds, animal shelter, clean-up of right of
way. Most recently formed the Land Bank, which is only now installing the Commission and has yet to fully develop
policies. (Send enabling state and local legislation)
• Wish to see transit system as link for the entire community including access to shopping, educational facilities, work,
social activities, & medical appointments. Ideally transit service along the 12th Street corridor should be enhanced
with more frequent service and expanded service hours. Additional customer waiting shelters should be installed
along the corridor where feasible.
• CFO for BCD; born and raised in the community; has been with BCD since graduating from college in early 1990s;
Grandson of Reverend Robinson; Serves on the Dallas region FHLB Advisory Council; Serves on City Community
17712th Street Corridor Plan • Little Rock, Arkansas
STAKEHOLDER INTERVIEW SUMMARY
Housing Advisory Board; Serves as officer or state-wide CDC trade organization
• Ms. Schild has been with Regions Bank for 18 years, of which 13 years has been in mortgage lending (origination)
for low/mod income buyers; Currently Community Affairs director and provides technical assistance to loan officers
in structuring/ packaging loans for low/mod income borrowers; graduated from Central High School; Serves on the
Land Bank Commission; Serves on University CDC Board.
• CRA officer for this and other areas in Little Rock; Very active on BCD board and affordable housing advocacy.
Pulaski Bank full service bank
• ACORN’s interest is addressing vacant/ dilapidated houses, abandoned/ weeded lots, and helping existing low
income home owners obtain financial assistance to renovate their homes. City’s CDBG funds not adequate to do
the job. City gets $1.5 million from CDBG but only $200,000 discretionary for neighborhoods throughout city. Who
decides what gets pre commitment? Difficult in getting City Code to enforce existing ordinances. Also, Land Bank
too new to know enough about its effectiveness for the community.
• UAMS is interested in this area for small business opportunities and as a residential area for employees.
• Past LR Board of Director and grew up on Fair Park and Maryland Ave. (lived on Aliss St.); familiar with area.
• The area is a part of the Little Rock School District
• As a community development banker, the revitalization of 12th street falls within the Bank of the Ozark’s footprint.
• Personally interested in seeing the area revitalize in a responsible and sensible manner, meaning the quality small
businesses and local residents are not displaced through gentrification.
• Redevelopment through “positive gentrification” can be used as a model for area revitalization throughout Little
Rock and Arkansas in general.
• Current resident of Taylor/University area and has served as an advocate for the Fair Park neighborhood associa-
tion; Involved with Memorial Park adaptive reuse initiative; As a representative of the WFIB, concerned about the
high rate of unemployment, particularly for African-American men in the planning district.
• On Coalition of Little Rock Neighborhoods Board – resident of Tanglewood
178 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 3
3. Do you own property and / or a business within 5 blocks of 12th Street? If so, where is the property located and
what type of land use or business concern do you have? Also, how long have you owned the property?
• Yes. 900 Block of Maple- 35 years for person, 10 yrs for rent house.
• No - 10 blocks away single family housing assistance
• Resident
• Yes, 18 years in area
• Yes
• N/A
• Yes, UALR. Neighbors not competitors
• On Woodrow-computer store(still own property)
• Yes, 12th-10th Fair Park- next to Griffin Leggitt approximately 7 acres
• Yes- Tyler St. (Fair Park Neighborhood assoc)
• No
• Madison heights
• No
• No
• No
• BCD owns between 45 and 70 lots at any one time in the community, including parcels that are for affordable hous-
ing and social service programs.
• Bank of the Ozarks does not own any real estate in this area. BCD owns several parcels along 12th Street or options
to purchase (Empowerment Center)
• No
• City holds very little if any surplus property in fee and the Land Bank, being new, has no land in its inventory at this
time. The City has received 90+ parcels from a private citizen out in the suburban part of the city.
• No real property, only bus shelter facilities
• BCD owns at any time between 40 and 75 parcels including social service facilities and lots land banked for housing
development – created Land Banking Commission so that City could take over this role through the Commission.
Served on committee that created the policies and put in place the entity. Advocated successfully through state
CDC trade association legislative changes in the last legislative session to enable land bank with right of redemp-
tion and title clearance process shortened from four to one year.
• Regions Bank not a property owner. Regarding affordable housing, the barrier is not necessarily in land acquisition
but in getting potential home owners to the point that they can borrow the amount needed for the mortgage –
more than just credit counseling, but also and more importantly financial counseling. BCD does a good job at both.
BCD lacks a great deal of capacity but that can be addressed by partnering with larger developer such as the
Housing Authority.
• Pulaski Bank does not own property
• As residents they own their own property. Many years ago ACORN acquired and built affordable housing (lease-
purchase) but BCD doing this function now.
• Yes, UAMS owns property and an old radio station on Ave.
• No
• Lives along University
• None
• I own my home/residence at 15th and Taylor, just three blocks off 12th St. WFIB leases office at 12th and University
for administration and leases space at the Village Shopping Center for the employment center.
17912th Street Corridor Plan • Little Rock, Arkansas
STAKEHOLDER INTERVIEW SUMMARY
Community Character
4. How would you describe the 12th Street Corridor (physical character, general quality of life, etc.) today? What
changes have you noticed?
• Shabby shopping mall improvement. Widening street @ Fair Park, University & 12th shopping center. Needs lots of
improvements - houses & businesses are boarded up.
• Not good – Had safe appearance in its hey day – Reminds you of a small Main Street. Highland Court (before Madi-
son Hts) - improved 3 blocks, negative image because of vacant lots, boarded up homes, types of business. 12th
Street was safer place to be than side streets in the past.
• Depressed, dilapidated - Downtown realizes that we are core to the city - Go down hill business move out, crime
up; education goes down - home owners move- renters don’t care.
• Dilapidated, dirty, crime-ridden, going down over the past many years
• Latest development is good – making the area better- Madison Heights, Willie Hinton, Walgreens
• House renovated - good sign (was more vibrant) has crime element- promising that plan will help community needs
• Lacking - mix of boarded up buildings (houses), opportunities but based on investor (salvageable), neglected,
good route for vehicle traffic, gateway options (University/Fair Park/Jonesboro)
• Depressed - not as blighted as some areas. Businesses close when sun goes down. Crime is trouble for the area.
Growth was occurring until crime occurred.
• Poor, in despair. Changes- Madison Heights Housing, Negative: Fair Park to Woodrow boarded up houses
• Transitional in many ways - anchor of children, Hospital but potential (St.Mark on west) faith-based connections,
many churches). Disinvested area business (potential)
• Disparity
• Neglected, perception of high crime, lack of community/city services.
• Some things have improved - garbage pickup/ rubbish pickup…fewer weed lots. Not sure that code enforcement
has improvement, not sure that infrastructure has improved.
• No central theme- mis-matched, no relationship between zoning & development. Feels disconnected, disjointed,
and not homogeneous. Needs continuity (appearance, land use, etc.)
• Run down. Willie Hinton Neighborhood Resource Center brings people here from other parts of the town, Madison
Heights improvements, Ernie’s Museum of Black Arkansas (EMOBA) by Community Bakery. Run down in some areas,
some areas have been upgraded. Association with Oak Forest, Medical Center, Lamar Porter Field, and UALR are
all important. This area should serve as a connector, the neighborhood should have connections to the surrounding
development. Strong connection to Central High, strong connection to Midtown
• Low quality of life, moderate character depending on where you are along the street. Infrastructure has stayed
the same, some changes have taken place where new development is happening; character has improved some
over the years - slow pace of investment
• State of disrepair, abandoned or burned structures, no identity to the area. Mayor wants bikeway - dual bicycle
lanes along 12th - make a 3-lane with bicycle lanes.
• High speed passes though during day. Not much destination traffic - spill over for I-630
• Empowerment Center is a 30 day transitional housing treatment center for those coming out of BCD’s drug treat-
ment center. The Empowerment Center will offer 48 beds and “wrap around” social services through a contract
with the State Department of Health
• The corridor currently serves as a thorough fare for those wanting to bypass Interstate 630. If developed properly,
it could become a destination area in which people deliberately seek it out like their neighbors to the north of this
area. The area speaks to and is representative of urban blight in the City but there is great potential for redevelop-
180 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 3
ment with the right mix of resources (talent, financial, planning, implementation).
The corridor has the opportunity to benefit directly from UAMS’s expansion plans. The Medical Center has a biotech
incubator (will send contact information) and has publicly stated that it needs better affordable housing options for
its employees. Thus, there exists a potential opportunity for a partnership of workforce housing both new construc-
tion and rehab for hospital employees.
Also with its proximity to UALR and its redevelopment plans, this area is strategically positioned for redevelopment.
• Area that has received very little investment – high concentration of poverty – “hole” in the middle of Downtown
and west side growth – high crime area and not just perception but reality – little ethnic diversity – do have great
anchors particularly hospitals and UAMS, Capitol, Children’s Hospital, St Vincent’s etc. as largest employer concen-
tration and best opportunity for light rail; Central Heights as missed opportunity for revitalization in the 1980s
• Area has potential given the development occurring around the community; As an older urban neighborhood, has
walkable scale/ sidewalks; commercial opportunities enabled through appropriate zoning; City’s zoning ordinance
known to be fairly lenient; housing stock of working class stock – poorly maintained
• Economically disadvantaged – high crime as a perception – CAT sees corridor as an important ridership link. CAT is
dealing with rapidly escalating diesel fuel prices (rose from $ 1.90 to $ 3 within one year and projecting $ 4.50 during
the next fiscal year). Cities supporting CAT will be asked for an increase in funding to pay for escalating diesel costs.
Each municipality is a voluntary participant in the inter-local agreement and can decrease or increase its participa-
tion unilaterally.
• More vacant and abandoned property - much better in terms of crime but neighborhood suffers from image from
early 1990s. City has neglected the area in favor or West Little Rock and river front.
• Few if any native Little Rock residents would desire living in or near the downtown due to the real/ perception of
crime. Those willing to live in the Downtown have lived in other large cities and so are more willing to take the risk.
12th Street perceived as having higher crime than Downtown
• Negative image of crime. Area patrol officers know the problem areas – Has had long reputation of a dangerous
area – reality not as bad as perception – single mother has recently moved in and has experienced no problems.
Just need to take advantage of the crime fighting resources in the area – existing commercial structures best to be
torn down and rebuilt new
• Continued abandonment of property – vacant houses and lots
• Small neighborhood-owned businesses along the corridor; concern that existing businesses will get displaced with
corridor revitalization – want to see quality businesses supported through this process (ACORN has done demonstra-
tion against Harvest existing grocery store due to poor quality)
• Raised on 1500 Adams Street and the area is now dilapidated.
• Good mix of business and residential. It is a self contained area but some poor business choices. Some nice archi-
tecture in area. The area has deteriorated, seen a major downturn in character and housing stock.
• Unappealing; corridor is dirty – clean it up! Give the corridor a different feel, make it a place to stop in not just pass
through. Traffic circles may be one solution.
• There are areas that need improvement, some homes are okay and others are not.
- Elderly people along the corridor need to be taken care of, help their quality of life.
- Haven’t seen it getting any better over time.
• Schizophrenic whereby the area has a mixture of good and bad elements: boarded up houses next to new con-
struction homes; small stable businesses next to vacant lots.
In times past, the area was mostly predominately bad; therefore positive elements are being added to the mix. A
prime example – the transformation of Highland Court to Madison Heights got rid of a central haven for crime but
did not trigger broad-scale revitalization.
Small, stable “mom/pop” businesses have been providing essential neighborhood services for over 15 to 20 years –
revitalization should build upon and not displace these businesses
18112th Street Corridor Plan • Little Rock, Arkansas
STAKEHOLDER INTERVIEW SUMMARY
• In general, “run down,” but has been active in the area long enough to have witnessed remarkable improvement,
such as the redevelopment of the former Highland Park site as Madison Heights and the location of 2 auto parts
shops. One passes through with no reason to stop.
• Area needs an “identity” – perhaps focused on historic preservation (potential for tax credits)
• Partnership with medical centers – training programs for hospital jobs, employability of residents
• Continued collaboration between business community
• Both sides of corridor should be mixed-use development
• Too many neighborhood associations with individual agendas – only against projects
• Not desirable, out of necessity, has potential
• Racial diversity is the “crown jewel”
• Homes near Fair Park – good character housing
5. What are some trends or changes taking place in the larger community and along the Corridor that interest and
concern you? How long have they been happening?
• Community centers, Hoover Church - Help community applying for grants.
• Black Community Development
• All upward bound- library-zoo- UALR- new businesses- gas station
• Good business moving out, need grocery stores.
• See above- western part of 12th Street is good, eastern part of 12th Street is not so good.
• War Memorial Stadium changes & Midtown redevelopment?
• UAMS expansion - parking issues (want employees & students to live closer), eat/shop safe environment.
• Had project at Jonesboro- has turned out well
• UALR - expansion will have impact
• Good: sense of community - breaks down perception of crime, families move in (mix of income), economic diver-
sity (good schools)
• Bad: mechanisms to prevent gentrification that displaces existing population due to economics. UAMS dominates
development and Children’s Hospital is taking land (employment generator, traffic issues). Promote incentives to
promote University District as accessible, affordable to major employment district.
• People moving out & in. City tore down burned out structures. People moving into area - families. Property values
down (affordable property values/prices)
• More families moving out. Don’t see visible business moving into the area. Need gas station, etc. Less liquor. BCD
homes renovated
• Trends: neighborhoods in transition. BCD has done positive things; many positives in area. City will continue to focus
on redevelopment of Central High area. Development of children’s library in the future
• Positive development in other areas of town. Nothing in corridor. BCD building under utilized. More things for youth
(after school), BCD homes. Madison Heights was an improved over the previous Highland Court
• Development all around: South=UALR, West= Midtown, North=UAMS. Doesn’t want this to become an island of total
abandonment. An interest in the zoo area connects to the corridor. Can be morally debilitating to resident the feel-
ing of being left behind. These surrounding developments have no benefit to the residents of this area. Aging popu-
lation, aging properties, a young population who are not property owners. There are lots of rehabilitation services
in the area with little controversy. Younger population that is unemployed or underemployed so unable to invest in
the community. The development going in around the neighborhood has an appeal to a more stable population.
The community building work is community development if they can move forward (BCD). Youth programming
182 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 3
intervention of gang behavior, employability, etc.-education & unemployment opportunities that surround them.
Invest in young people. See the Oak Forest Neighborhood Plan.
• Positive Change: Madison Heights, demolition of homes along 12th Street. (burned out houses). Poor trash pickup.
Individuals who have invested in the area (Asian, Latino) need the leadership to guide a vision for the area. Madi-
son Heights housing development brought new market, new clientele - spurred Walgreens, development on the
west end of 12th
• Small streetscape changes - mainly to maintain the area.
• Significant destinations at the end with void in the middle of the corridor. Street needs enhancements to commu-
nicate value. Use 12th Street to connect with Jonesboro to War Memorial. Create an experience. Trends/Changes:
churches & BCD investment in the corridor, Madison Heights all positives.
• Highland Courts demolished and replaced with Madison Heights. No improvement east of there.
• The City has attempted to address the homeless problem by establishing a multi-service center. However, the cen-
ter has had difficulty in finding a permanent location due to NIMBY issues.
• Stagnant economic change
o 12th Street has enjoyed high traffic counts
o Some investment at UALR at the end of the corridor (build upon campus planning process)
o Local small businesses have operated in the area for a long time
o Business frontages have not improved or have deteriorated
o Too many empty structures along the corridor
o Isolated development (Madison Heights and Hess gas station)
o There are several development plans near the corridor that really don’t address the corridor but will have a
tremendous impact on it
• Stagnant
• Community has noticeably improved over the last decade in terms of crime and housing stock, much of which due
to the work of the BCD.
• Seeing professionals using transit – had been considered the transportation of necessity for low income but took
fuel prices to rise above $3 per gallon to change – folks beginning to see that taking transit not an unpleasant ex-
perience –due to limited resources, increases in ridership will not necessarily translate into increases in transit service
and/or funding levels – operating at an operating loss therefore require public subsidy
• BCD has had strong positive impact on areas where have done housing and social service deals – Oak Street as an
example; Methodist Church as true leader and agent for change; Crime has been reduced
• 12th Street has improved in terms of addressing crime. This improvement is directly due to the work of the BCD. Lots
of businesses in the district cater to low income population but are not of good quality and are not established with
a sound financial footing and so go under with greater velocity than other areas.
• Little change/ fairly stable; BCD has made a difference but limited staff for high volume impact. No entity has re-
placed role of LISC that shut down in 2002
• Improving the school in Woodrow (been successful at this so improvement for the better)
• New library at Oak Forest
• Properties are vacant, boarded-up and/or torn-down
- scary perception due to crime
- parking and traffic issues on UAMS campus but if employees could live in surrounding area they could use alter-
nate transportation.
• UALR and UAMS interest boosts economy. People recognize the value of living near work and downtown. 12th &
Woodrow is the epicenter of urban Hell. Downtown used to be bad but it has all moved to this area; needs im-
provement.
• The Willie Hinton Center renovation is a good thing; see more people moving out except for the elderly.
18312th Street Corridor Plan • Little Rock, Arkansas
STAKEHOLDER INTERVIEW SUMMARY
• The conversion of a vacant public school into the NRC
• BCD development along 11th and 13th streets – but CDC has limited housing production capacity to make a sub-
stantial impact
• Expansion of St. Marks whereby the church has purchased two (2) strip centers, having completed the renovation
of the first. The renovation of the 2nd strip center promises to be a $22 million investment, anchoring that end of the
corridor
• Pastor Easter’s Church has been fully renovated in the interior so a vibrant church that needs to be honored by the
War Memorial Renovation and not transplanted.
• Over the past 5 to 10 years, two significant anchors have helped to improve the area – the Neighborhood Resource
Center and Madison Heights. The expansion of Children’s Hospital acts as a place of economic energy at the far
eastern edge of the planning district.
• Long history of mistrust between City and neighborhood has led to skepticism about what can be done.
• This used to be “West LR” – area for shops, restaurants, etc.
• Police substation could be east anchor.
• “Killer” triangle – at 12th and Ash intersection – highest crime
• Expedience vs. Strategic – City’s role in substation
• Should be effort to combine planning initiatives – Central HS area with 12th Street
• Affordable housing and how to implement – funding programs like Arkansas Housing Finance Authority, CDBG/
HOME $
• Economic trends – get people to re-think lifestyles (fuel/energy)
• More infill development
• City leadership is good – excellent Director in place for neighborhood
• Positives – housing and buyers; trust increasing in community; library initiative; stakeholders coming together
• Negatives – economics (foreclosures); slumlords for commercial space
• Robert Wood Johnson Foundation – licensed treatment facility – goal is to develop 80 new units of supportive hous-
ing
• For City, this is a high-demand development area
• Needs overlay to keep it clean
• Public facilities are strong – hospitals, “couldn’t give them enough incentives to stay and/or expand”
• Free land isn’t really an incentive because land is so cheap anyway
• Planning activities in the area are positives – Univ/Fair Park area, east to Jonesboro
• Only viable retailing right now is build to suit to serve institutional growth
• Rents will never justify speculative construction
• Jonesboro West – services for institutional
• 1980s saw continual deterioration in neighborhood – crime way up
• Only real improvements – Madison Heights mixed-income apartments
• Steady deterioration along Corridor
• North/south – housing stock deterioration
• Land Bank Commission trying to acquire property through tax lien sales
184 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 3
6. What do you perceive to be the 12th Street Corridor’s greatest opportunities and greatest threats (barriers to in-
vestment)?
Opportunities:
• Business - grocery
• Strip mall with services that support the residents in the area
• Neighborly – walking distance
• Building up core to city
• Solidarity
• Elevate standards
• Location
• UALR
• UAMS
• Housing
• Commercial
• Partnering w/ UAMS, New Library, Parks Department & UALR
• Community/ Neighborhood organization,
• BCD and St. Mark Church gave voice
• New houses & renovations
• Affordability (housing stock shape)
• Library, police substation (civic growth)
• BCD – changes to (housing authority) Madison Heights
• Affordable housing
• Existing utility infrastructure
• Blank slate
• Family (neighborhood) oriented-children
• Affordable land
• Private sector investment?
• Continued reinvestment in housing stock
• Willingness to improve
• Affordable homes
• Youth/families
• Willie Hinton Community center
• UALR/ UAMS/ Children’s Hospital adjacent
• “Building Community” this is not a typical rehab as LR tends to approach it (brick & mortar)
• Medical Clinics-the doctors don’t live in the area but they have an investment in the community- they have bricks
& mortar interest but also an investment in human interest.
• Corridor can absorb traffic. Route the traffic strategically
• Neighborhood association Central High 12th to Woodrow
• Creation of streetscape to define the corridor
• Connections
• Main through fare; is an entryway to Central High School, hospitals
• Major east-west corridor that has some destinations along it
• Link between War Memorial, Children’s Hospital, UALR
18512th Street Corridor Plan • Little Rock, Arkansas
STAKEHOLDER INTERVIEW SUMMARY
• Cheap housing
• Property values
• 1. Within 10 blocks a number of new developments – Library war memorial, zoo, UAMS, UALR, etc – all studies that
can be incorporated into this initiative -
2. UAMS expansion at a time when gas is making folks desire in town living
3. Empowerment Center and Library help set development standards
• 1. Large enough population size to warrant local retail (However, market research has not been done to quantify
the potential market)
2. Small business retail opportunities such as a cell phone shop
3. UAMS medical expansion and biotech incubator
4. St. Mark Baptist (Bishop Steven Arnold Pastor) church expansion on the west end of the corridor (Fair Park and 12th)
• 1. Could make 12th street narrow with dedicated center turn land – use corridor as bike route and other alternative
transit – enhanced streetscape important
2. Deck over the interstate to connect UAMS and 12th street – important gateway and link with Midtown Develop-
ment
• 1. Existing commercial fabric
2. Expanded mission of the Neighborhood Resource Center
3. Active property owner involvement
• 1. Nearby generators of hospitals, downtown, and 12th street as link_____
2. Pedestrian character of the 12th Street corridor
• 1. Land Bank provides ability to get a hold of nuisance properties/ clear title
2. UAMS, UALR, Library, Zoo, Veterans Memorial, hospitals with planning efforts
3. Increase of gas prices force people to look at inner city as residential option
• 1. North of 12th Street housing stock has quality historic character
2. Build upon revitalization efforts underway in the surrounding areas – St. Marks, Hoover,
3. Newly formed Land Bank
• 1. Land Bank Commission but needs to focus on 12th Street corridor
2. New construction homes within the district
3. City funded Madison Heights through the LRHA
• UALR pushing hard to expand and improve Asher to University area-
2. Hospitals as expanding anchors for the community
3. Area qualifies as an Empowerment Zone – eligible for certain SBA loan funds
• 1. Small business next to UALR and UAMS
2. Renovating the homes can change the community
• 1. Central strategic location with natural beauty
2. Major employers nearby with good housing stock within transportation routes.
• More services could be provided for the residents, provide more job opportunities; clean up the area and offer job
skill opportunities (partner with Pulaski Tech)
• 1. The corridor has a healthy established traffic pattern of through traffic – need to create a destination to leverage
off of the ADT count.
2. Excellent location – proximate to the new Midtown Development, UALR, UAMS, other area hospitals
3. Affordable and abundant vacant land and property for redevelopment efforts
• 1. Put a good face on the corridor - facelift
2. Have uses located along the corridor to encourage people to stop and shop
3. Build upon the strong presence of the faith community
• Gas prices increasing = more infill development
186 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 3
• Highest % of seniors in LR
• “undiscovered gem”
• Potential for University District
• Land banking for affordable housing
• West side of 12th – re-routing across 635 – could be Midtown East
• Library and potential commercial development
• Both sides of Corridor have potential
• Neighborhood retail
• Recreation center
• Post office
• Restaurants (sit down)
• Senior housing
• Employment training and assistance
• BCD Inc. has 33 employees
• BCD’s #1 partner is Fellowship Bible
• Economic incentives should include capital and maintenance costs
• Institutions are strength – retail to serve them (factor in operating expenses)
• Office space – no spec space, but build to suit should work
• Housing is a great opportunity – for UALR students and hospital employees
• Work east from strengths – Fair Park is boundary
• Medical uses will continue to be in high demand
• UALR – reach out to neighborhoods – create jobs program
• Churches – health and education, need to emphasize this
• Hospitals – reach out to neighborhoods
• 12th Street is major thoroughfare for midtown LR
• New police substation should help public safety perception
• Children’s library – interactive
• Planning initiatives – University District, War Memorial Park, old University Mall
• Grocery store potential – need a good operator to step in
• Housing north/south of 12th – Woodrow to Lewis
• Interstate location – potential research park
6. (Continued) What do you perceive to be the 12th Street Corridor’s greatest opportunities and greatest threats (bar-
riers to investment)?
Threats:
• Appearance
• Loitering
• Unemployment
• Safety
• Looks
• People buy into concept
• Investment
• People fight change
18712th Street Corridor Plan • Little Rock, Arkansas
STAKEHOLDER INTERVIEW SUMMARY
• Crime
• Dilapidation
• Appearance of run down, boarded up houses
• Crime - not as much now since new HUD project
• Crime (real vs. perception)
• Limited code enforcement by city (to attract investments)
• Devalued property value
• Drug issues
• Crime problem (high insurance) theft
• Pass down issues (drugs to generations)
• Disinvested area
• Perception of unstable
• Perception of crime or public safety
• High crime
• Specialized market (commercial)
• Abandoned homes-need to be revitalized
• Drug activity
• That nothing will happen after the plan
• Madison Heights created a drastic improvement over the public housing that was there (people want to see this
type of improvement throughout the corridor).
• People don’t perceive the 12th Street as a people place.
• Safety
• Crime
• Families here don’t talk a lot about crime
• A lot of properties here are Section 8
• Lack of attention, desire to do anything.
• Lack of safety
• Neglect
• Low crime enforcement. Substation-east end best location- area that needs it most & will benefit Central High
School as well.
• No change, staying the same, no positive investment.
• Just a way to funnel people through the neighborhood
• Run down housing, poorly maintained
• Crime rate; unimproved streets (no curb or gutter)
• No CIP. NO general funding via 20-year capital improvements though bond issue, bond or grants only.
• Public perception
• 1. Lack of funding capitol
• Not able to have influence of the key players
• 1. No experienced individual or organization focused on economic development deal packaging
2. Distrust of outside developers / fear of gentrification
3. Minimizing the negative impacts and taking advantage of opportunities takes a grass roots organizing effort – es-
sential to get policy makers on the same page
4. Negative perception of the area by many large local developers
• 1. Little comprehensive land use planning – no development quality standards – very biased to pro property rights
2. Few financial resources to implement TOD – LR an attainment area until 2010 so not have access to CMAQ or
enhancement funds – FHA earmarks devoted to 630 interstate widening between University and downtown
188 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 3
3. Transit not important to the LR community or the Mayor / policy makers
• 1. Code violations
2. No magnet to attract people into the community
3. Political will to do the right thing: the Mayor and rest of the Board must be committed to invest in this part of the
community
• 1. Property rights oriented – limited controls on development or land use planning
2. Community sees limited need for transit – not considered as part of any large scale development – limited TOD
development - limited awareness that transit as a work force development tool
3. “Community needs to apply higher development standards and promote interest in TOD.”
• 1. Political environment
2. Dollars to implement the planning effort
3. Community not at table and these institutions carry out their plans not in the interest of the community
• 1. Visual blight
2. Obsolete commercial structures
• 1. Lots need to become available and then existing structures torn down
2. Nonprofits have limited capacity since no incentive for for-profit builders
3. Crime and the perception of crime
• 1. lack of code enforcement of dilapidated structures and weed lots _
2. No assistance for the existing small businesses along corridor – half of which are minority-owned; seems that there
should be more assistance for them
• 1. Perception (crime and drugs)
2. Poor property conditions
● 1. Reputation for dangerous crime
2. Low income people – no diversity
3. Housing stock is in disrepair
• Crime, although it’s not as bad as it used to be.
• Negative stereotyping of the area (relevant 15 years ago but not so much now)
• 1. Perceived as unfriendly and unwelcoming
2. Concern over personal security, particularly with murders reported at the 18th/20th Street area; association of
that area with the 12th Street corridor district
3. Vagrant traffic along the street (homeless, prostitutes)
• Safety
• Clean-up
• Make it “funky”
• Lots of groundwork to do – lay for arts district
• Potential for gentrification/depopulation
• Crime – find out where “anthill” is – statistics are probably low
• Gangs, drugs will find most opportunistic area/population (15 to 25 yr old males)
• Landlords/property owners are disengaged
• Community feels neglected – “re-train people to appreciate and respect other people’s stuff”
• Dollar stores
• Liquor stores
• Need to clean up signage and design environment – start west and move east
• Consider using eminent domain
• Perception of 12th Street by development community is that things will move too slow
• City is not friendly to infill development – require development variances
18912th Street Corridor Plan • Little Rock, Arkansas
STAKEHOLDER INTERVIEW SUMMARY
• Public safety is inadequate – perception of crime is west 12th
• Lack of jobs and unemployment – government assistance
• Education – young people who don’t graduate – too many single parent households, older grandparents raising
kids
• Perception of crime
• Socio-economic characteristics
• Racial make-up – dealing with race/class divisions
7. How would you rate the following community elements and issues? Rank these regarding your understanding of
their health from one to five, one (1) being the most in need of intervention, three (3) being average, and five (5)
being in the best condition.
1 2 3 4 5
Overall Quality of Life 6 5 9 1 1
Economic Health 15 11 4 1 2
Livable Neighborhoods 7 14 9 2 2
Parks and Recreation 9 11 6 1 2
Regional Cooperation 9 5 8 2 2
Transportation Network 5 6 11 5 2
Other Infrastructure Systems 9 12 5 2 1
Preservation of Historic Past 10 8 6 2 2
Pedestrian Connections 12 8 5 1 1
8. Details of any rating, above, that you wish to provide additional comments about?
• Reason for the 5 above is because he has seen it in its prime & knows the potential
• Sidewalk, bike paths, crosswalks, curbs & gutters, storm drainage underground, grocery stores, businesses
• The more people work the more vibrant
• Other Cities have tried
• Parks are lacking in study areas-quality of life. Critical issue
• Regional cooperation-development of 12th Street. Surroundings with little consideration for the area. A regional
design w/a University District. A retail district, a hospital district, maybe this area would provide soft services-human
services-doctors clinics, etc.
• Lacks collective synergy, bus stops are too far apart and have no shelters or benches.
o School bus stops - kids have to cross four lanes of traffic. Bus shouldn’t stop on 12th Street. Two kids were hit at
Madison Heights.
o Infrastructure - lack of sidewalks. No ADA. CDBG should be funding infrastructure improvements
o Historic - too many historic houses burned out, boarded up, torn down need to dev. With historic character in
mind.
• Abundance of natural resources (availability of land); proximity to employment centers; confluence of employment
centers interested in expansion.
• This area relies heavily on goods and services located outside of this area. Though University Avenue and Down-
190 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 3
town are nearby they both require you to commute to them to access goods and services. There is not a sense
of community or a unique identity in which to develop pride around. People think of this area as being one of the
most criminally active areas in town. To reverse this trend and mindset, increased community services are needed.
• No CIP planning process.
• Institutions around 12th street corridor; BCD as table around which all players can craft and implement a common
road map
• 12th Street acts as main corridor parallel to 630 which many people take to avoid peak hour traffic congestion;
arterial connects important uses; in the middle of a number of new developments (library, University Mall redevelop-
ment, expansion of St. Vincent’s and UAMS, UALR master plan, etc.)
• No sidewalks in residential areas; 12th Street has much potential.
• Little Rock is an excellent place to live if one has the financial resources and connections to live in certain neighbor-
hoods. Low income individuals who lack this privileged must contend with daily challenges of getting to and from
work. The transportation system does not adequately help people get from where they live to where the employ-
ment centers are. In this way, LR is a bifurcated community.
• Important for the planning process to address the entryways or gateways into the community at the Fair Park, Ce-
dar, Pine, Woodrow entrances. Convert the boarded-up buildings to positive uses at these gateways.
• Cooperative relationships between not-for-profits and profits
9. What do you believe to be the perceived or actual relationship between 12th Street and surrounding neighbor-
hoods? What should that relationship be?
• Visible & accessible to neighborhood
• Image of 12th Street is projected as the way the community is even though it is better.
• Core overlook up to now but it is now being taken serious
• Large differences between each neighborhoods and the 12th Street corridor. Good connection – would be en-
hanced if local business comes back
• Tense because of the condition be a neighborhood
• Hope- keep drugs and crime out. Long time neighbors want to see this area come back. See a lot of boarded up
houses removed. Shop & live walk without fear
• Perceived: Strong neighborhood association in area, commercial support in 12th Street patronize business, destina-
tions needed to keep people here, good quality neighborhood commercial will be supported
• Suffer from crime, blight of boarded up houses but enormous potential for businesses in the area. Getting people to
feel comfortable is the key.
• Negative perception due to crime is a reality as well. Partnership- ownership of area
• Relationship not realized yet. 12th Street is a good connector but the real character is the history of the surrounding
neighborhoods (past).
• Bad neighborhood (crime) they want change (do something but what?) waiting for city to make a change/ city
waiting for neighborhoods to change
• The relationship should be cooperative and inclusive. So many resources and so many barriers. Barriers-physical: the
appearance of kept up areas and non-kept up area. No perception that you are moving toward a destination,
some lighting improvements. 12th Street not like Markham. Coleman Creek- not beautiful like UALR. Child fatality
along the creek; the result was fencing and creating a concrete channelized ditch. Beautify the natural resource &
make it an amenity to the community. Helps people have an improved attitude about their value
• Faith-based community is very large in area. Tie them all together.
19112th Street Corridor Plan • Little Rock, Arkansas
STAKEHOLDER INTERVIEW SUMMARY
• Is the main thoroughfare
• Negative image- lingering perception of old HUD housing development. Liquor store along street is a public nui-
sance (neighbors don’t like them). Entries to businesses don’t seem safe- need better design. Need streetscape
to improve image/attitude. Complaints about the Harvest Food’s cleanliness. Nearest other grocery stores are the
Heights Kroger, Kroger on Asher, Kroger on Markham
• Perception is negative.
• 12th Street is the main artery & serves the neighborhoods well. Needs grocery store, services
• Have a broader scope but be sure to focus on the core of the commercial district within a four blocks of the Neigh-
borhood Center that serves as the anchor.
• The corridor serves almost as a divider line and a connector. It breaks up areas based upon north and south of the
corridor and it connects people from one area of town traveling east and west. The neighborhood associations
that exist along the corridor should work together to implement improvements. This will take a change in outlook
and approach.
Must address the neighborhood and corridor in the same breath. However, there are several distinct neighbor-
hoods along the corridor that would possibly need to be unified.
• Must take a holistic approach of the residential and commercial district – focus on residential district to the north of
12th street because neighborhoods to the north of the interstate very stable – build a revitalization strategy that links
and integrates on the strengths of surrounding growing medical uses and stable neighborhoods (Hillcrest) to the
north
• The neighborhood has pockets of good and not so good – areas of most need of intervention south of 12th street –
crime rates to the south worse than north of 12th street – Improving the surrounding neighborhood critical to overall
success of 12th Street.
• Rational relationship between live and work – must educate the community that transit planning should be part of
comprehensive approach as a way to link key assets – connections of jobs and housing – much of the residential
area less than three blocks from a transit stop – 12th street very pedestrian oriented
• Residential neighborhood just as important as commercial corridor
• Redeveloping the residential neighborhood essential to bring about the renaissance for the commercial corridor –
especially in terms of crime and increasing the number of residents who can patronize the retail
• Thrift store must be demolished and site scraped – must build new – Neighborhood Resource Center too isolated
but excellent stable institution to have good development as adjacent to it. Should be used to strengthen commer-
cial strip to neighborhood residential area.
• Must focus on housing improvement and development - the critical component for revitalizing the corridor; - not
want pockets of good and bad but need to make improvements consistent throughout the area – stabilize the cor-
ridor based on building upon the developments of the surrounding larger institutions
• Not much of a relationship, 12th Street is dilapidated. Should be a community, people need to feel safe.
• Think it is critical since the area is heavily traveled. There is a lot to fix but it has so much potential.
○ If the area is improved you could walk to do your shopping – create a sense of place. UALR and UAMS don’t have
dormitories (housing)
• They don’t really have a relationship.
• The 12th Street corridor area has been ignored for the most part in recent substantial planning efforts. The War Me-
morial and new Midtown project has not taken the 12th Street corridor area into account in those planning efforts.
On the other hand, UALR has extended the hand of collaboration in their planning efforts for the campus redevel-
opment. [Note: find out more about the status on the redevelopment of Brandon House]
• Actual relationship: Residents of the neighborhoods use the businesses along the corridor, understanding where to
safely go and what areas to avoid. They have a sense of pride and hope for their community. The perception from
those outside of the community is that the corridor is not safe. Only a few places outsiders will go, such as the NRC.
192 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 3
• Concentrated market – mixed-use environment could be attractive to visitors and neighborhoods
• Core for less than desirable shopping – most of residents shop elsewhere (e.g., Kroger on Asher)
• Local businesses raise prices due to lack of mobility – captive shoppers
• Public transit is pretty good, but could be better
10. What do you think should be at the top of the list of desired outcomes for the 12th Street Corridor Plan and the pro-
cess?
• Economic growth: jobs, schools to teach skills/ training, job placement. Need to invest in surrounding neighbor-
hoods.
• Safer and face lift
• Clean neighborhood, environment, good transportation, widen street, parks, teach kids. Elevate openness, good
food & lighting “A real neighborhood”
• Cohesive neighborhood
• Infrastructure of streetscape
• Determine best uses for commercial property so residents can shop and have resources (parts, etc.) close by. Make
more family friendly. Target new resident- more housing stock open for use. Diverse groupings of businesses. Police
substation=safety. More pedestrian access. Encourage business growth for what the community needs.
• Adopt a plan immediately (zoning/ land use) to show commitment/ policies.
• Reconcile all adjacent level. (UAMS/CALS/University District/ Midtown) to mesh growth compliment. Resolve con-
flicts.
• Make area usable and workable- family oriented. Resources out of reach (if don’t have cars)
• Neighborhood focus- best way to achieve success is to work with neighborhood (part of process)
• Develop police presence-quality of life. Private sector investment. Residential housing stock, more ownership
• Overall presence of 12th Street. (looks & economic health)
• Community buy in- that is not just the immediate community. Creating assets here that benefit the entire city- bring
others here (as UAMS, Midtown do)
• A plan that can be put into action. Need timeline, costs+funding, partners
• A plan that is supported by the majority of people who live & or work in the area.
• Assisting with streetscape, entryways to assist the image of the area. Entry at Woodrow (Central High school) Fair
Park (zoo), Jonesboro (library), Pine/Cedar- connects to Hinton Center.
• A plan to make the corridor a place to visit/see/not avoid. That will help energize community & get some strong
reinvestment.
• Create a core for economic redevelopment that could expand. Affordable housing, walkable community with a
commercial core to support the neighborhood.
• Process gives weight and credibility to Empowerment Center development, particularly to obtain the necessary
variances
• Formalizing a partnership between BCD and UAMS to develop work force housing for their employees, an important
part of UAMS’ expansion plans.
• A plan that can be implemented
o Steering committee made up of the right individuals that will take ownership of the plan and see to its imple-
mentation. The committee must have neighborhood representation as well city and business interests repre-
sented.
o Community organized for its change.
19312th Street Corridor Plan • Little Rock, Arkansas
STAKEHOLDER INTERVIEW SUMMARY
o Good PR for the area to help attract support and change perceptions.
o A design overlay district for improving the appearance of the corridor. This would be a great first step in gener-
ating interest in the area if it looked better.
Comprehensive plan for the corridor based in reality – not long corridor but important linkage – best for alterna-
tive transportation
• concrete implementable recommendations – specific action steps
• citation of other best practices from around the country – especially regarding how to target redevelopment strat-
egies (will be hiring in near future a “Redevelopment Administrator” reporting to Hanna)
• quality standards for higher density development
• mixed use development
• grass roots motivated for mixed use development and revitalization
• All players (hospitals, UAMS, Zoo, etc) have a common roadmap and have bought into the road map – have
agreed to continue collaboration to implement the plan. Community at the table as a strong voice in shaping the
future of their community. All plans intertwine under the 12th street corridor plan.
• Must have higher quality level of retail
• Need residents with incomes that can support higher quality of retail
• Discern what this district’s competitive advantage is relative to other areas to shop. Answer the question, “Why
come here?” Neighborhood Resource Center is a destination but what would make someone stay and shop?
• develop 12th Street on a consistent basis from University to Battery
• Protect property values
• Direct financial resources to this community which has been historically neglected
• Want a change of political attitudes (the Direct must have broader based support from Mayor and other District
members) to direct better code enforcement etc. to the community.
• Safe place for people to live and work; all else will fall into place.
• Improve structures and natural environment; bring in positive services (grocery store), improve safety (police sub-
station).
• Need to identify as a major public investment / improvement project and make them happen.
• Housing development, fix up housing stock; economic development and offer job skills training.
• Realistic development plan – one that can be accomplished within 10 years rather than long term. The effort must
keep people engaged.
• A five to ten year redevelopment plan that has the backing of City officials. The plan does not just sit on the shelf,
but contains realistic strategies and real economic development information that can assist key stakeholders in
obtaining grant funding and potential investors in identifying the best locations for their dollars.
• Infill development is critical – fill in “gaps” in neighborhood
• City enforcement will be important
• Work on “perimeter” of Corridor – neighborhood stabilization, better connections
• Safe, clean, community-friendly
• Assembly of land for housing redevelopment
• Individuals will feel cared about – revitalize and live with dignity
• City needs to be at forefront and educate citizens
• More involvement from neighborhood – get to churches, “face to face” is not just a pronoun
194 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 3
Economic Development
11. Little Rock is an economically attractive environment for starting or locating a business.
24 Agree 8 Somewhat agree 3 Somewhat disagree 2 Disagree __ Not sure
Why?
• Depends on location
• Cost of living, quality of life
• Chosen to live here, a lot of potential money in AR.
• Low wages
• High taxes
• Insufficient City support
• Neighborhoods not keeping up the downtown growth
• Size of city, middle class, industries stable, look at River Market
• Some area that are visible due to redevelopment- Main St. /Midtown inner city. Best use to improve w/ mixed use
for all economic levels of people.
• Family-oriented. Has fundamental needs (University healthcare. State government, banks, workforce)
• There is enormous potential due to capital city’s population base workforce available.
• A shift happening (Clinton Library/ River Market) pockets around city are changing.
• Quality of workforce- reasonable cost of living. AR has low property tax. City works with chamber to ensure environ-
ment. Has good start up connections.
• Good- low wages and located near River Market…… Bad- not attractive areas/just too low quality of public edu-
cation
• Great natural setting, terrain, has many untapped economic markets. Retail that would work here (Gap/Old Navy
in Harlem). Affordable retail shops (furnishings, second hand) All residents know where to go to get high end, don’t
need it here.
• Has a diversity of attractions/ activities connections/ trail system, cultural assets, a lot of civic groups, educational/
medical facilities, the harbor, access to interstate, air, rail, water.
• In comparison to other cities, we are under-developed for a mid-sized city. Downtown underdeveloped. Some
property owners have no desire to improve/ complacent attitude.
• Recent relocation of two large foreign companies to LR (pipe tubing and windmill manufacturing); Waterfront de-
velopment serves as an indication of LR leadership’s desire for Downtown renewal.
• It is located in a manner in which it is easily accessible by every major form of transportation. There are great oppor-
tunities for creation and expansion of workspace either through redevelopment or new construction.
• Forbes named LR as second most diversified economy next to Chicago – affordable cost of living – stable economy
even in downswing – workforce highly educated with advanced degrees
• Educated work force holding degrees from a number of universities; low sales tax and property tax
• Property values relatively low and good quality of life
• No entity that is proactively assisting businesses expanding – particularly 12th street – need an individual or entity
that takes responsibility to actively reach out to businesses to help facilitate their expansion
• Good tax climate
• Adequate labor force
• Government support for large manufacturing
19512th Street Corridor Plan • Little Rock, Arkansas
STAKEHOLDER INTERVIEW SUMMARY
• Inexpensive real estate
• Great concentration of medical facilities near the district but not influenced to help the neighborhood and no en-
tity that is taking the lead in doing so. However, lots of opportunity for linking residents with job opportunities to the
medical facilities north of 630. Also great opportunity for employees to live in the neighborhood with quality work-
force housing.
• Poor school system; the workforce is okay but good schools are what attract families and business
• I don’t think Little Rock offers the work force that is needed. Businesses don’t get help unless they are a large corpo-
ration.
• LR is located at the center of major transit modes (interstate highway, the river, largest airport) and is the State capi-
tol. Only other rival in AR would be West Memphis.
• Little Rock somewhat better insulated from national economic fluctuations due to the capital of state government.
There is consistent capital and building investment here.
• Woodrow could be catalyst area – “hang out” area
• West area is attractive business environment
• Learning centers – associated with schools, job training centers, computer illiteracy, women in community prepar-
ing for jobs, empowerment zone, programs to address bullying/codes of conduct and personal relationships
12. What kind of businesses do well, and what kind suffer in the local business environment?
• Restaurants & Convenience Stores. Stores do well. Any business with poor appearance or service do not do well.
Liquor stores bring down the area.
• Restaurants, car wash, liquor stores- do well barber shops.
• Grocery-daycare-elder care-boutique-restaurant do well, liquor stores bad do well.
• Resource Center, Walgreens, Grocery Store (updated, clean) Any kind if they invest in the community ( Ex. service
created-dry cleaners, flower shops)
• Service oriented, information technology, university’s (UALR/UAMS) keep training aerospace.
• Those that suffer don’t advertise on market. Those that succeed do so thru networking. Restaurants keep clients thru
good service supported by area-local connection.
• Suffer: White collar (tech) industry due to unavailable workforce. Retail overbuilt
• Do well: Some tech. Small state capital. lawyers, doctors & healthcare
• Restaurants do well here. Poor=retail stores due to high theft rate. (crime deterrent) Government or city offices did
ok.
• Farmers market/produce and stores that offer discounting clothing and home items/ bank do good. Grocery stores,
department stores do bad because of crime.
• Niche businesses do well (pipe/windmill). Restaurants/some manufacturing. suffer
• Need grocery store (quality store), discount (affordable)
• High end store (clothing)
• Do well in the 12th Street area: mom & pop businesses- immediate consumption- fast food, service stations, short-
term services (beauty parlors, nails, etc.) services (physicians) bring people here from other places
• Startup businesses may do well; low rent ones that depends on a face front may not.
• Service-oriented businesses do well in Little Rock, hasn’t seen industry do well here- a workforce & training issue.
Pharmaceuticals would probably do well here- 3 major hospitals; biomedical, small I.T. business may do well. Trans-
portation company may do well (trucks)
• * Service businesses/ Tourism – particularly associated with the Clinton Presidential Library * Medical
196 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 3
• Medical, government (State and local, UALR ) all doing well. Little Rock has weathered the recession better than
most cities of its size and larger.. Community services perform well or have least proven staying power. Many of
the small business owners in the area have been there for more than 10 years. They have become staples of the
area and seem to be committed to staying. As for suffering, there are no big box businesses in this area. The clos-
est example would be Harvest Foods but it is not one of your better stores. For the corridor, the biggest threat is the
new “Midtown” area and the other development plans that neighbor the corridor. If these are not coordinated,
everything the corridor wants to accomplish may happen outside of the area and prevent the same opportunities
for developing within the corridor.
• Stable employment with medical and government – no neighborhood serving retail in the study area – no opportu-
nities for this as very impoverished community
• Government and universities ; Hospitals such as UAMS, St. Vincent and others, State of Arkansas as well as the City
that employs over 2500 people
• Medical – busiest route along Markham
• Residents will drive 10 miles to obtain quality groceries – substantial amount of leakage for basic neighborhood
services; Harvest foods not quality community demands. Medical services related to hospital and UAMS expanding
– UAMS has biotech incubator – desire to have physical incubator. Excellent opportunity to partner with BCD to do
housing deal to serve UAMS employees and with business incubator.
• No real businesses that here along corridor to build an economic development or job program around. Therefore
few opportunities for commercial development from expansion of existing businesses. BCD strictly housing devel-
oper – limited capacity for program expansion into ED
• Real question is what business services to employees of the medical centers need nearby How can the 12th Street
corridor capture these potential dollars?
• Healthcare and medical business are doing well; grocery, small business and restaurants are doing poor.
• Small business (but they have a tougher time getting government help) are critical in this area.
• Need basic services, laundry, grocery, shoe repair, hair, barber, etc.
• Technology is doing well in Little Rock along with medical facilities and their support services. Retail may not be do-
ing as well here.
• State government, medical, port and hospitality are growth centers but hospitality industry creates mostly low wage
employment opportunities.
• LR has weathered the national recession – change happens slowly in the city – conservative and not risk taking,
particularly from a lending perspective. Wedded to traditional business practices.
• High skill manufacturing is suffering somewhat due to labor shortage; Surplus of low skill labor helps certain other
types of manufacturing. LR and particularly the 12th Street corridor area has an intense need for nurses and other
folks related to the medical industry (auxiliary administration, medical records, food preparation, etc).
19712th Street Corridor Plan • Little Rock, Arkansas
STAKEHOLDER INTERVIEW SUMMARY
13. What are the greatest resources Little Rock has to offer for locating, expanding, relocating and / or stabilizing
employment opportunities in the area? What attributes of the 12th Street Corridor area will be able to offer these
resources? What is missing? (Limit to three)
• Clinton Library
• Restaurants
• Hotel
• Colleges- Baptist College
• Nothing, now but down the road it could offer a lot
• Great people
• Good environment
• People want to do better (education system needs to be redone)
• People
• Location
• Environment
• Universities
• Schools
• Medical
• Neighborhoods that surround businesses
• Bus system - Midtown
• Supply & demand
• State incentives (governor program)
• Chamber of Commerce (promote Little Rock)
• County assistance
• Workforce - people to work the jobs (need training or backing)
• Size of city - travel is easy (location)
• Businesses on 12th can capitalize on proximity to neighborhoods.
• Quality of people & workforce
• Capitol city government
• Medical community
• Low taxes
• Available/affordable land
• Potential labor market here - workforce development - want to involve businesses further. Keep young people here
occupied with livable wages to stabilize the area. Invest in the human capital first. Develop a work force then con-
nect it within the surrounding regional development (immediate surroundings). Planning and development office,
etc. The ability of city hall to drive development by its presence
• 12th St.- proximity of residents, easy access to thoroughfares/transportation/bus routes
• Quality of life - 12th Street can’t offer this at this time.
• Hospitals, universities, state governments, work pool
• Recreation
• River, riverport, airport
• 1. Expansion of UAMS and St. Vincent’s Hospital
2. School district’s recent $6 million investment in a state-of-the-art elementary school
• 1. Missing is a business development advocate, more specialized than SBDC through UALR. Perhaps the SBDC can
expand
198 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 3
2. UAMS hospital expansion and biotech incubator
3. New market tax credit, State business expansion financing and SBA/ FHLB financing
• 1. UAMS and Children’s Hospital
2. Small Business Development Center in partnership with the City and UALR
• 1. Population density favors transit
2. Links with large employers (hospitals) with residential district and universities and downtown
3. 12th street linear – few stops and therefore fast – desirable route
• 1. Underutilized financing resources through FHLB
2. No existing business base for existing business expansion finance but do have opportunities for hospital/ medical
related finance
3. UAMS supportive of collaborating in planning process and conceptually with BCD
• 1. Need job-ready people living in the neighborhood – find out what UAMS, hospitals, UALR and other larger em-
ployers need in terms of filling vacant positions/ training
2. State Enterprise Zone loan programs for small businesses
3. SBDC program good for business start up but need other types of programs (mentoring – real “hands on” exper-
tise) for businesses in operation that are seeking growth or stabilization.
• 1. Very few resources other than normal bank products through SBA and FHLB
2. UALR not taking on active role for business expansion – just helping with business plans
3. On west side of Cedar and auto shop employs a number of people – a possibility of a viable business that could
be encouraged to expand
• 1. SBA and State business ED funds (AED)
2. No resources devoted to 12th street
● People, recreation opportunities and the city.
● Beautiful environment, small town atmosphere and nice people.
• UALR / education is a source of training, certificate of proficiency (VoTech). Should offer an incentive program to
offer scholarships to neighborhood kids who stay in the area, attend local schools, etc. to help neighborhood stabi-
lization (example: USC program – University of Southern California)
• There are a lot of schools, including a variety of secondary education; there are plenty of medical industry opportu-
nities.
• 1. Established existing businesses have a variety of banking products (traditional financing)
2. Dearth of venture capital or other types of capital for start-up
3. Small Business Development Center has good programs for businesses seeking to grow – most companies not
know about the services or not know that the services are free
4. Small businesses that don’t fit into the traditional underwriting “box” have as much difficulty in obtaining capital
as start ups. Ms. North has been involved in a four (4) year initiative to establish a real estate/affordable housing
loan pool but has found resistance (underwriting, seat of administration) [Note: Drill down more on this effort- obtain
info from Ms. North] Has not yet gotten “legs” in the community.
• 1. WFIB Employment Center
2. WFIB collaboratives with UALR and medical institutions (St. Vincent’s/UAMS)
3. One of the larger gaps is transportation access between the employment centers and where people live
• City needs to develop a comprehensive plan – vision, priorities, action plan
• Address needs of whole community – all ethnic groups
• Health issues – jobs, housing, transportation, to create a vital healthy community
• Neighborhood with “Identity” – responsibility and community-building
• Under 40 leadership – future investors in neighborhood
• City/Chamber can work with private sector (e.g., Downtown, near Airport, Fair Park)
19912th Street Corridor Plan • Little Rock, Arkansas
STAKEHOLDER INTERVIEW SUMMARY
14. Regarding economic development, what type of developments do you feel the 12th Street Corridor area needs
additional numbers of to reach its potential future?
8 Employment Centers – large
29 Locally-owned employment opportunities
29 Shopping & Retail (neighborhood)
30 Mixed-Use Developments (pedestrian-oriented)
20 Entertainment and / or Cultural Facilities
23 Institutions (schools, churches, government offices, etc.)
24 Police Sub-Stations
• Focus on retail that provides important services to the neighborhood – several small projects rather than one large
project.
• Immediate needs to be addressed:
1) public transportation to and from employment centers
2) public infrastructure such as sidewalks, curb/gutter, storm
3) focused job training effort for African-American men (aviation, construction, medical, etc.)
• Create sense of community and “market it”
• Live here, invest here
• Invest part of soul – community capital
15. On a scale of 1 to 5 with 1 being ‘very important’ and 5 being ‘not at all important’, how important are each of the
following factors to the quality of life in any community?
1 2 3 4 5
Variety of housing options 26 5 3 3 3
Quality of public institutions and infrastructure
(schools, libraries, parks, streets, sidewalks, etc) 25 9 2 2 2
Variety of employment Opportunities 18 12 4 1 4
Vibrant and attractive commercial areas 21 9 4 4 0
Safe, Clean, and well maintained residential
neighborhoods 28 3 5 2 1
Variety of retail establishments and entertain-
ment options 12 10 7 3 2
• All are important along the corridor (“1”) – but of special importance are well maintained curb, gutter and side-
walks – address abandoned houses and vacant lots – perception of crime
Should these also be priorities in the Corridor?
28 Yes 1 No 1 Not sure
• “Not sure” comment: Given that the housing base is not as dense, infrastructure falls at a greater priority and will
reap a broader impact.
200 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 3
16. Is traffic congestion a problem in the 12th Street area?
1 Yes 27 No 2 Not sure
Can you identify specific problem locations?
• Only when a wreck on I-630, rush hour also
• People are afraid to drive on 12th Street
• University & 12th Street (work in progress)
• 15 minutes at worst
• Few stop lights
• At University & Fair Park intersections
• More related to this being a “speed strip” when there’s no police presence.
• 11,300 ADT and up to 16,000 ADT but no congestion
• Perception of crime keeps traffic out of the area.
• Bike lane would be a good idea
• None
• At 12th and Fair Park backing up to Van Buren or Jonesboro Dr. at peak times.
17. Yes or No --- Do you think the following issues would greatly improve the quality of life in ¬¬the 12th Street area,
and which is the most important? (Interviewer: place asterisk next to most important)
Preservation / reforestation of street trees 19 Yes 9 No 3 Not sure
More design requirements for new development 21 Yes 7 No 4 Not sure
Further development of commercial areas 29 Yes 4 No 1 Not sure
Expanding and / or linking hike and bike trails 20 Yes 9 No 2 Not sure
* Greater variety of cultural facilities / entertainment 23 Yes 10 No 1 Not sure
Expanding the employment base 27 Yes 4 No 0 Not sure
Improved regulatory environment 18 Yes 6 No 5 Not sure
Business seed money 29 Yes 1 No 1 Not sure
Design standards 24 Yes 2 No 1 Not sure
** Public infrastructure investment 30 Yes 0 No 0 Not sure
** Policies and programs which stabilize and enhance 25 Yes 2 No 3 Not sure
* One of the biggest opportunities. Leadership Little Rock through the Chamber of Commerce has done a detailed
exposition on the status of the arts in LR. Salient point is that although 40% of LR’s community is minority, no cultural
facilities cater to cultural aspects of the minority community. Given 12th Street’s strategic location, the corridor
could be home to filling this unmet community need for the arts. Judy Knod, LR Chamber of Commerce
** Unless linked with employment centers
Very important
20112th Street Corridor Plan • Little Rock, Arkansas
STAKEHOLDER INTERVIEW SUMMARY
18. Of the following land use / development types, which could play a larger role in the economy of the 12th Street
Corridor area? Please pick your top three (3) choices.
__1_ Distribution
10 Research and development
__1_ Light industrial
12 Office
1 Corporate campuses
19 Retail
34 Mixed use (retail and/or office on the ground floor, office or residential above)
6 Entertainment/sports facilities
2 Lodging (hotel, motel)
17 Institutional (government offices and facilities, educational buildings)
2 Transportation (airport / rail / highways)
Medical-related associated with UAMS
Emphasize a “University District”
Closing Discussion
19. Twenty (20) years from now, what kind of community do you envision the 12th Street Corridor to have? (List 3
words that define the future.)
• Thriving - growing, friendly, safe, attractive
• River Market – fun, safe
• Picturesque – same mind set
• Walk
• Clean - working together
• Neighborhoods
• Vibrant businesses
• Open spaces
• Livable community
• Mixed use
• Property values increasing
• Vibrant
• Pedestrian friendly
• Sense of community
• Health higher diversity
• Vital
• Diverse
• Livable
• Economically sound
• Updated
202 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 3
• Low crime
• Neighborhood friendly
• Re-integrated into city
• Vibrant
• Safe
• Economically diverse
• Flourishing
• Productive
• Safe
• Attractive
• Connected
• Vibrant
• Connections
• New Urbanism
• Mixed - Use
• Community
• Accessible
• Appealing
• Active (successful business)
• Strong identity
• Community draw
• Will be developed because of location
• More moving in if affordable housing/redeveloped housing.
• 1. Mixed income housing development
2. Commercial district that provides quality goods and services for the residents
3. More green space in the built environment, especially along the corridor
• 1. Diverse
2. Progressive
3. Proud
• 1. Light rail along Markham – 630 corridor
2. UALR expand into Oak Forest
3. People moving back into the city –an area as mixed income
• 1. Quality housing
2. Quality businesses
3. Quality infrastructure
• 1. Redeveloped corridor with new housing and restaurants
2. Streetscape enhancements and a budget to maintain it
3. Mixed income and diversity
• 1. Vibrant and strongly engage community
2. Neighborhood of choice
3. Strong physical linkages with universities, the zoo, etc
• 1. Neighborhood of choice that is close to a number of employers/ Downtown
2. Live/play but in terms of recreation, not entertainment
3. Retail that supports the rooftops; walkable; a living destination not a retail destination
• 1. West side of University onto east side beyond Fair Park
2. Stability of St. Mark Baptist
20312th Street Corridor Plan • Little Rock, Arkansas
STAKEHOLDER INTERVIEW SUMMARY
3. Crime addressed
• 1. Clean and well constructed homes on now vacant lots
2. All houses fixed up
3. 12th Street revitalized
• Clean with small business and recreational parks
• Small shops, pedestrian traffic and close to work
• Stable with a lower to middle income neighborhood. Encourage people to stay – have shopping, schools, etc.
• Vibrant, safe and attractive.
• 1. Desirable
2. Sought after
3. Recognized
• 1. Safe
2. Proud
3. Vibrant
• Brimming with healthy, happy individuals
• Strive for excellence in the community
20. What will be the biggest obstacles to advancing this vision?
• Non-thriving, not friendly, not attractive
• Navigate the bad elements of our community
• Keep citizens off the high plane
• Keep city excited about the community through ups and downs
• Condition of neighborhoods
• Running Crime out before people will invest
• Money for start-up (public and private)
• That people stay in progress & unity to make things happen so as growth takes place there is standards
• Crime or perception of crime (including code violation)
• Who works the plan
• Eliminate crime (decrease)
• Affordable housing
• Not enough jobs or opportunities
• Neighborhood buy-in (ownership)
• Public & private improvement
• Combat drugs and crime
• Lack of jobs
• Status quo, public will, creating, the larger investment in the outcomes.
• Education of those who work & live here about the opportunities that could happen here, combining that vision
with city ordinances & policies
• Crime
• Money
• Overcoming the negative image of Main Street, Asher, Geyer Springs, and 12th Street.
• No public funding available.
• No other obstacle other than a severe and substantial downturn in the national economy.
204 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 3
• The lack of organized leadership with government support
Difficulty in changing perception of the area to encourage investment
Lack of trust in the process – must continually earn the community’s trust
• Area not on the City’s political horizon for resources – money must be patient – not yet at stage of ROI – a chari-
table investment
• lack of funding to implement the strategies
• lack of concerted political will on redevelopment of the 12th Street corridor
• not obtaining the community involvement that can bring about the required political will over the long haul. The
Housing Dept. can assist with this.
• Stigma of crime and safety
• Encourage expansion of medical corridor development to the south across the interstate into the 12 Street corridor
area. Ideally, this development should utilize mixed use, TOD development techniques”
• Need for a change in attitudes to see benefits of more diverse communities
• Community not at the table to influence the key institutions that are expanding and looking south of the interstate
because land locked for variety of reasons. Look at Richmond, VA model where CDC partners with university medi-
cal center and LISC to do development that improves the overall community.
• * visual blight
• crime
• Crime – but know problem locations to manage the issue – Madison Heights as the model
• Must have community leadership organized to implement the plan – similar to the Downtown Partnership – strong
and powerful community advocates *
• Obtaining land for affordable housing – Land Bank program needs to be focused in this area
• Not involving the community on a meaningful basis over the longer term – must have residents take back their com-
munity through active involvement
• The City of Little Rock, the public school district and the current decay and perception of the area.
• Large amount of deterioration (image & perception) and a high concentration of low economic families.
• The people in the corridor have to want to do better – reach out for opportunity; safety issues must be resolved.
• 1. Fear of change
2. Lack of funding
3. Lack of commitment/political will
• 1. Baggage/history
2. Unemployment
3. Lack of Vision
• Complexity of problems
• True collaboration between stakeholders
• Trust issue between City and neighborhood
• Big Business – direct recruitment, glue to pull area together
• Approach to existing community – vocal minority
• Facilitation – find a voice that is valued
• Trust – between City and neighborhood
• Turnout – keeping people/community motivated
• “Big elephant in the room is racism”
• Trust level in community – what’s in it for them?
• Personal growth/longevity/for generations
• Holistic approach – multi-generational
• Healthy dose of skepticism
20512th Street Corridor Plan • Little Rock, Arkansas
STAKEHOLDER INTERVIEW SUMMARY
• No political mine fields
Additional Comments and/or Suggestions:
• Need to improve boarded houses & weed lots (financial), Woodrow Neighborhood Association - need grants,
safety is very important, need people to pour money into the area; we will continue to fight & will not give up.
• “Core”- “Real community”
• Equality across the 12th Street corridor. Make Willie Hinton a “Real Community Center”- not just a city meeting hall.
• Jonesboro entrance is a good link into the park & library
• T.I.F. in area
• Regulations to encourage development (example: trash fees based upon size of house)
• City must be more aggressive about weed lots.
• Fast rail system connecting the north side (UAMS, War Memorial stadium) & south side
• Redevelopment might take care of infrastructure & people, prevents sprawl, put transportation to build sustainable
through standards
• Ed’s & Med’s are the large anchors that are the economic engines, all ed & med “bookends” corridor
• Will e-mail vacant/unsafe property list
• People have pride in their homes- remove bad element for neighborhood attitude.
• As a city - improve quality of life through parks, police, code enforcement etc. Private dollars will add to it.
• National Community Building Network, Policy Link; Angela Blackwell, Director
• Little Rock Housing Authority is tax exempt.
o Mixed funding/financing model: 1/3 Public Housing, 1/3 Tax Incentive, 1/3 Market Rate.
o Madison Heights - Multi family (mixed financial level)
o New Horizon Village - 29th & Rock (17 Homes), Tax Credit Market- not dependant on HUD.
o Community Loan pool.
o Section 8 Vouchers- Rent paid for by much of surrounding neighborhood associations are Section 8 (not home
centers).
o Strategic Plan by Quadell in Washington DC (2006).
o Determine Market, no affordable assisted living units in Pulaski Co.,
o Use tax credits as the equity for projects,
o Section 8 vouchers (families have to pay rent),
o No Impact fees,
o Underground the OHE lines.
• University District Development Corporation, UDDC, The area has a lot of resources that it’s not utilizing of benefitting
from needs improvement.
o State Press Building across the street form neighborhood resource center-connection to Daisy Bates (owned it?)
follow up.
o Workforce training, workforce center in Little Rock, University & Asher. Pulaski Tech successful. Policies to prove
needed funding, implemented for design requirements. Programs to assist with employment base and business
development.
• Original concept 3-4 years ago- original substation to be located further south (20th street) for staff, code enforce-
ment, not a fully-functioning police station.
o Community workers are here,
o Visual improvement, take care of weed lots, alley, etc….
o What you really need…. Ability to have full functioning police station workload shifting. Want facility with imme-
diate visibility function with ability to grow.
o Investigated groups of abandoned properties, mayor focused on thrift store, alternatives proposed (driven by
206 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 3
cost) 12th & Woodrow? Contiguous lots at 12th & Alice. Close Alice between 12th & 13th.
o 1. Need street presence- is a symbol- sense of security- is an oasis/ safe haven.
o 2. Need street presence- lots of in & out vehicles full maintenance- would be happening front of building at
thrift store location. Full/ maintenance in front- want it in back-move police cars, employee cars to rear- cars in
front don’t communicate police station.
o Have two other substations- Baseline & Kanis (ext of 12th) Baseline facility 600 yds into property-station in back
– behind community center. Kanis location closer move visible to street. Kanis more clear- no confusion of front
& back. 2 divisions in VA hospital in VA hospital- not owned leased. Many units would move to this facility. Kanis
is larger than baseline 10,000-12,000 s.f. (preferred footprint). Baseline- target six 12-5k range capacity to go
larger.
o 3 Patrol divisions. University N/S division. Asher/ Col. Glenn E/W division of south vs. North downtown may have
to become its own division. Midtown becomes its own division-want 12th Street location in order to be centrally
located.
o Aesthetics- continuity with look style of library with substation. New construction allows us to do “green things”
that are much more difficult with old buildings. Re-meditation of old buildings= $$.
o Police facility must be secure! Stores, property, prisoners. Police facilities must be survivable buildings in the
event of an emergency, operate on generators. Safe rooms, etc. Must be attractive/comfortable for those
coming in- public meeting rooms etc. (community)
o Better off building a new smaller facility with plans to add on later as needed.
o +/- 2 blocks 12th Street crime not as bad.
o Two properties with high call volume: 12th & Washington-strip center, 12th & Woodrow-convince store. Drugs,
thieves, hangers attract problems.
o Gas station near 12th & Washington- much less problems
o Further south to 20th Street, Oak to Valentine & west- homes of original gangsters much more problems. Pockets
at Barrow, Baseline, etc. Big turnaround when Highland Courts housing was demolished and Madison Heights
constructed; no problem with crime there now.
o People are allowed to hang out at the strip center & convenience store this is more of a business management
issue- shouldn’t allow loitering. Predators meet drug dealers here-People come from other parts of town to
solicit “services”, drugs here.
o The more attractive property the better the perception. Places without a lot of traffic/visibility more likely for
robberies.
o Not the worst crime area in town. In the area- burned out because copper thefts, rental property, vacant, rob-
beries. High incidence of violence % because of foot traffic/vulnerability (assaults, robberies, etc.)
o Crime in the area has gone down.
o Late 80’s early 90’s- crack and gangs. This area was very bad.
o Oak/Pine/Cedar from 12th to 20th core area for gangs and drugs. Still elevated.
o Still a high call area, but better than it was.
o Closed jail, stopped arresting for misdemeanor crimes, crime is down in actuality. Crime is going up in all other
municipalities in Pulaski Co. Only 20% of calls are crime-related. Others are domestic, traffic, complaints.
o Renovating properties does a lot to change things. Big difference in rental property vs. home ownership.
Investment. Rentals are more likely to be broken in to. Most criminals are local & know who’s where- know the
gap times or when under construction & will steal copper, plumbing, AC will watch people move in to “take
inventory” Areas with problems have a higher portion of rental properties than home ownership….Housing and
Neighborhood Programs= code enforcement may have/would prefer to have code enforcement staff working
in substation.
• Funding, financial resources (private & public) public investment first- beautification- show that the city cares…….
20712th Street Corridor Plan • Little Rock, Arkansas
STAKEHOLDER INTERVIEW SUMMARY
Budget issues. Coalition of neighborhoods? May not exist now. Racial cultural diversity committee took the lead?
City Managers office, Carlette Henderson, Director of Bryan Day. Criminal Abatement Program (CAP)
• City does not maintain sidewalks- up to property owners- Court order to construct 5200 ramps over 15 yrs. $250k/
year for 15 yrs. Since +/- 1999-2001
• Seamless look-complementary- overlay district- business residential, pedestrian friendly-sidewalks- safe routes &
schools. Business- Park in rear- Mature area design. Employee assist housing. Youth Center. School Partnership- with
UAMS broad reaching though High School, not just elementary. City fund TNEP program. Use the 12th Street to join
Children’s, St. Vincent & Baptist & Heart Hospital. High speed internet for business. Businesses follow roof tops. Demo-
graphics will need to change for businesses to move in to the area. Major Black churches. 9th Street was the black
neighborhood heart. Can 12th Street become the new heart? Mass transit- Bus routes are east and west. Need
north and south routes. 12th Street bike route. Need transfer station west of the downtown main bus terminal. Over-
lay district for business and residential. Preserve/establish the look through building materials, setbacks, roof pitch,
etc. Pedestrian friendly. Curb appeal, parking in rear, sidewalks (safe routes to schools) Limit alcohol sales through
limiting retail locations. Woodrow & 12th Street retail locations sell alcohol on three or four corners. Incentive for busi-
ness- to upgrade or move into area. Look at demographics what types of businesses can we attract... Neighbor-
hood assoc. 1. Security 2. Service 3. Property values to increase. Action plan must be put in place stake holds can
hold city too. Solve homeless problem. UALR police- expand their area of control.
• A key organization behind the advancement of BCD initiatives, including the overall strategy to develop the lots
for which BCD has land banked, the donation of BCD office space, the renovation of the Neighborhood Resource
Center: Urban Strategies associated with the Fellowship Bible Church in West Little Rock: 501-224-7171
• Mike Robinson – Community Housing Development Board Chair
• Shelby Smith
• Potential sources of patient capital: wealthy patrons and leaders that believe in the revitalization of the corridor or
this kind of giving
No sources of predevelopment financing except through CDBG sources. Only operating support from HOME fund
set aside through the City.
• Tag onto areas that have some development occurring
• The property tax foreclosure process requires that the property be held by the County for two (2) years and then
by the State for two (2) years and only then does the State conduct a sale which conveys the property by a limited
warranty deed. The poor quality of the deed due to the fact that there still remains a one (1) year right of redemp-
tion period. The City is looking at what might be a more expedited process by foreclosing on City imposed demoli-
tion/weed liens and may not need to go through the State foreclosure process – City lien priority very high (“judicial
foreclosure”);
• The City would be interested in identifying opportunities to employ revolving loan fund or reinvestment of process
from sale into revitalization “war chest” for 12th Street corridor.
• TIF has been an underutilized tool in the City and could be used for implementation
• 12th Street Corridor redevelopment should be used to bridge the development momentum at Midtown/UAMS
down to Asher/ Roosevelt
• Opportunity for park over the interstate as a gateway and linkage across the interstate – ability to link with residen-
tial neighborhoods – desire and unmet demand for town center mixed use environment – no models in little rock
– possible funds for streetscape enhancements through Livable Communities via FTA – little hope for winning bond
referendum
• BCD as a developer partner that could facilitate UAMS mixed use / housing deal. This process as the opportunity to
potentially broker such a partnership – must involve Tom Butler with UAMS.
• Must have active, engages neighborhood ownership and involvement of the planning process and strategies. Clus-
ter development activity where development activity currently underway. Residents need to see progress occurring
208 12th Street Corridor Plan • Little Rock, Arkansas
APPENDIX 3
along the corridor and in the fabric of the residential areas. A deeper pocket partner would increase BCD capacity
to do more complex and larger deals, such as the LRHA. Take advantage of the higher gas prices and consequent
interest in urban living from working families.
• Not an issue of limited or absent capital but an absence of deal flow and a proactive way to get deals into the
pipeline- goes for affordable housing and business development but particularly business development. FHLB has
excellent programs but very few takers. Brownfields not an issue nor regulation –be sure to talk to Metro National
Bank (Virgil Miller?)
• Ensure that each resident (home owner and renter) gets notice of the upcoming workshop; Members of ACORN will
help distribute fliers door to door if given enough notice and the fliers; give recommendations on programs that can
help low income home owners repair their homes; want to see a first rate daycare center as a quality viable busi-
ness along the corridor; must have political will to implement the recommended change. Attract uses to 12th street
that can give something constructive for teens to do - such as dance and drama
• Still has a great potential for a good neighborhood.
• Excited that the conversation of revitalizing the 12th Street Corridor is finally occurring. The Corridor has been long
neglected, an oversight which defies the logic of its strategic location and access.
• Make sure that you get young people involved in this process. It is important to obtain their input and incorporate
into the plan.
• People don’t think City will follow through. Many think the area is unsalvageable.
• One thing we can celebrate is the process we’re in!
• Pillars of community and seniors – give them something to celebrate
• Area needs a “cheerleader” – “one of us” who won’t get discouraged
• Churches are critical link to other partners outside neighborhood
• Take vision, organize and implement – make sure its grass roots, locally-based
• John Barrow Neighborhood Association – well-organized, racially-mixed, common goals, motivates others to part-
ner
• Catalyst projects: BCD self-sustained housing; Empowerment Center; Police substation; Neighborhood Resource
Center (needs $900k in repairs)
Thank you for your time!
20912th Street Corridor Plan • Little Rock, Arkansas
STAKEHOLDER INTERVIEW SUMMARY