HomeMy WebLinkAboutZ-6730 Staff AnalysisSeptember 2, 1999
Item No.: 10 Z-6730 through Z-6737
Owner: Various
Applicant: City of Little Rock
Location: Cross to College, Arkansas River to 15t*h Street
Request: Rezone from various in the Downtown area
Purpose: Encourage a more urban, pedestrian oriented
development pattern of mixed uses.
Existing Use: Various
STAFF REPORT:
As part of the Framework for the Future (Downtown) review,
alternative development standards were viewed_as necessary. The
desire was to achieve a development pattern which was more urban
and pedestrian oriented. After discussion the committee
reviewing downtown decided a new zone classification was
necessary to allow and encourage "urban", "pedestrian friendly"
development. A draft ordinance was prepared which attempted to
address the issues raised by the committee. The draft was made a
part of the committee's final work - the Framework for the
Future.
The basic tenant was, use should not be a major issue as long as
it is inside and does not adversely affect the neighbors. Other
important issues are described below. Buildings should be on the
street with surface parking limited and only to the rear or side.
Sidewalks and streets should encourage pedestrian activity and
movement. Residential should be allowed everywhere, with
MacArthur Park residential protected. There should be a unique
urban feel to downtown with pedestrian friendly buildings and
streets.
A second committee (three Planning Commissioners, three property
owners, three representatives of Downtown Groups (Downtown
Partnership, Downtown Neighborhood Association, MacArthur Park
Residents Association) and a representative of the League of
Women Voters) reviewed the concepts developed by the Framework
for the Future committee and a new draft ordinance was developed.
September 2, 1999
ITEM NO.: 10 (Cont.) Z-6730 through Z-6737
The second committee surveyed property owners to get their
reactions to the concepts. These comments were discussed prior
to formation of a draft ordinance. In late spring 1999, a draft
ordinance was distributed to property owners for comment.
In order to achieve the recommendations of the Framework for the
Future committee and Downtown Zoning Committee, three primary
actions are needed: addition of new zone district(s),
reclassification of areas to the new district(s), and repeal of
the Zoning Plan for Central Little Rock Urban Renewal Project.
Based on the work of the Downtown Zoning Committee, two zone
classifications are proposed for addition to the Zoning
Ordinance. They are Urban Use and Low Density Residential.
Urban Use District is designed for "older" established commercial
or business districts or for area where pedestrian oriented
development which is mixed in nature is desired. The Low Density
Residential District is patterned after the City's 1IR-4" Two
Family District and Capitol Zoning's "M" Residential District.
This district allows for a variety of residential uses and some
nonresidential use (as a conditional use). The pattern reflects
the existing mix and tries to capture the things liked about
Capitol Zoning over the city's regulations.
This change requires additions to the definitions section, height
and area exception section, districts established section,
exception/modifications (zoning buffer) section as well as adding
the two new classifications. The attached outline has the
proposed changes and wording for the new districts.
Once the new districts are part of the ordinance, the
recommendation of both committees is to rezone the Downtown area
under city zoning regulations to one of the two districts. That
is the area between Cross Street east to I-30 and the Arkansas
River to I-630 would be the Urban Use District except for
Riverfront Park and an area around MacArthur Park. The two Parks
would be zoned Open Space (OS). The area between 6t' and 9t'
Streets, Ferry to Cumberland and 9t' Street to I-630, Commerce to
Scott north and west of MacArthur Park would be zoned Low Density
Residential (see attached sketch map).
The final change is to remove the Zoning Plan for Central Little
Rock Urban Renewal Project from the zoning code. This portion of
the zoning code is over thirty years old and has proven to be
difficult for staff to use and explain. Having Downtown zones be
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September 2, 1999
ITEM NO.: 10 (Cont.) Z-6730 through Z-6737
part of the basic zoning code for the entire city is seen as more
desirable and workable.
In order to ease the change to the new classifications, staff has
offered to grant C.U.P.'s with the zone change. These C.U.P.
requests will be included as an addendum to allow property owners
more time.
STAFF RECODMENDATION:
Approval
3
Zoning Ordinance chap es:
1) Amend Section 36-2 Definitions -- adding:
Drive Through -- means an establishment which by design of physical facilities or
by the type of service offered, the customer conducts business from a motor
vehicle.
Pedestrian 'urban' oriented -- means a development pattern designed at a
human (pedestrian) scale and orientation. This includes provision of visual items
of interest for the pedestrian -- window displays, streetscape amenities.
Integral accessory use — means an outdoor or partially enclosed use area, which
is an integral part directly servicing in a subordinate role a permitted interior use.
Build -to -line — means the line where the exterior fagade of a building is to be
located excluding any projections.
Commercial surface parking lot — means a surface parking lot, which has spaces
for lease or sale on a daily, monthly or annual basis.
ll) Amend Article lll, Section 36-156. Height and area
exceptions -- Changing R-4 to R -4A in paragraph 2c, as follows:
"Accessory buildings or structures in the R-1 through R -4A districts..."
lll) Amend Article IV, Section 36-176. Districts established -
adding:
R -4A low density residential district
UU urban use district
110 Amend Article V, Section 36-337. Districts - adding:
R -4A low density residential district
UU urban use district
10 Remove Article VI Sections 36-401 through 36-418 - Zoning
Plan for Central Little Rock Urban Renewal Project.
VI) Amend Section 36-524. Exceptions/modifications (zoning
buffers) - adding:
(11) Developments within the Urban Use (UU) District shall provide land use
buffers only where abutting single-family and duplex use or zoning. Street
buffers shall not be required.
Land Use buffer. All sites developed. Modified or enlarged shall provide a land
use buffer(s) as follows:
1. Side property lines at five (5) percent of the average width of the lot on both
sides;
2. Rear property lines at five (5) percent of the average depth of the lot;
3. The minimum dimension shall be six (6) feet in all instances;
4. The maximum dimension required shall be forty (40) feet in all instances.
VII)Adding two new Zone Districts to Article V District
Regulations - Urban Use (UQ) and Low Density Residential (R -
4A)
SECTION _. URBAN USE DISTRICT
(a) General Purpose and Intent. The Urban Use district established by this
chapter is designed to assure the continuation of development consistent with a
traditional urban form. The Urban Use district is designed to help create a
compact, dense, distinguishable core area. The district is established in order to
provide for an urban form allowing mid -rise and high rise structures. This District
is to provide for the office, civic and business core of the City. Structures within
the Urban Use district are encouraged to provide multiple uses within the same
structure. The ground or street level of structures should include street oriented
activity and pedestrian amenities. The resulting area is to be pedestrian 'urban'
oriented.
(b) Application of Regulations. The regulations of this District shall apply to new
development, redevelopment, expansion of existing development or exterior
modifications. Routine repairs and maintenance shall not require compliance
with this section.
Except for construction of improvements in the public right of way required by the
City, and redevelopment or expansion of existing development, all uses,
structures or lots which existed on the effective date of this section which do not
conform to the standards and guidelines established in this section, shall be
treated as nonconforming according to the provisions of Article III of this chapter.
(c) Development Criteria.
(1) Any lighting shall be placed so as to reflect light away from adjacent
residential structures. Fixtures adjacent to roadways shall be of a design
that minimizes glare to the motoring public. No excessive or unusual
noise, odor or vibration shall be emitted so that it constitutes a nuisance,
which substantially exceeds that general level of noise, odor or vibration
emitted by uses adjacent to or immediately surrounding the site. Such
comparisons shall be made at the boundary of the site.
(2) All trash receptacles and pickup shall be oriented away from the street
side of the property and screened from the public right-of-way. Trash
receptacles shall be placed adjacent to alleys if alleys are available.
(3) No new drive-in or drive-through facilities may be visible from the public
right-of-way or take direct access from the street.
(4) Building materials. Primary building fagade materials shall be wood,
masonry, or glass.
(5) Landscaping
a. All vehicular use areas and public right-of-way shall be in compliance
with chapter 15, article IV.
b. Street trees (tree types as listed in the landscape ordinance) shall be
a minimum 3" caliper trees. The trees shall be located a minimum of
2'-0" off back of curb and shall be 30'- 0" on center, no closer than
30' - 0" to a street intersection, with a water source provided. The
tree canopy shall be maintained at least 8 feet above the sidewalk.
c. Unless otherwise approved, the planter well shall have placed at its
base a six (6) inch thick section of approximately one (1) inch gravel
with filter fabric laid on top to assist with drainage.
(6) Sidewalks.
a. Sidewalks shall consist of a minimum 5 foot concrete walk, excluding
the first 2 feet from the curb. Sidewalks shall provide a minimum 7
foot horizontal clearance at a height of 4 feet from the ground.
b. Sidewalk sales and daily display or vending that is stored inside the
principal business building during closed business hours, may be
allowed. However, these activities shall not obstruct pedestrian
movement, fire lanes, or areas designated for access by the
physically impaired.
(7) Building orientation. Buildings must be oriented to the street. The
primary entrance of the building shall be at street level on the street at
the sidewalk. Entrances shall be designed so that the door will not swing
beyond the property line.
(8) Street -level floor. The ground -level (street fronting) floor of non-residential
structures shall have a minimum of 60 percent transparent or window
display.
If at least 50 percent of the street -level office and retail space has direct
access to the street, the total building square footage may be increased
with additional floor(s) at a rate of 2 square feet for each one square foot
of leasable space directly accessible to the street. On the street level the
maximum area of sign may also be doubled if the above requirement is
met.
(9) Projections (all requirements for a franchise remain in place).
a. Objects shall not project from the building facade over the public right
of way except for awnings and balconies.
b. Awnings shall not project more than 5'-0" from the building facade
and have a minimum clearance of 9'-0" above the sidewalk.
c. Balconies over the public right of way shall have a minimum
clearance of 9'-0" above the sidewalk. The maximum projection shall
be 4'0".
(10) Parking requirements. No off-street parking shall be required.
a. Parking structures. The ground or street -level of a parking structure
shall have at least 50 percent of the street -level structure frontage
(exclusive of entrance driveways, stairways and pedestrian
entryways) for active use other than parking, such as offices, light
retail, personal services and entertainment. The structure may be
constructed without these alternative uses as long as the first level of
the structure has a minimum height of 12 feet to allow for a retrofit
adding them in the future.
If the parking structure includes the alternative uses at the time of
initial construction, then the related structure may add one story in
height. In addition, the maximum area devoted to signage on the
first story may be doubled if the alternative uses are in place at initial
construction.
b. Parking lots. Surface parking is to be located behind or adjacent to
a structure, never between the building and abutting street.
Within this district no additional commercial surface parking lots shall
be permitted after the date of this ordinance. If a commercial surface
lot is removed then a new commercial surface lot may be added
within this district as long as the total area which is devoted to this
use does not increase from that as of the date of this ordinance.
(11) Signs. Off -premise, pole, and monument signs are not allowed;
otherwise, permitted signs shall be as in Section 36-553 "Signs
permitted in institutional and office zones" of the Zoning Ordinance.
(d) Use Regulations
(1) Permitted Uses. Uses permitted shall include all those allowed in the
Residential Districts, Office Districts and Commercial Districts as
'permitted uses', in Chapter 36. Except that, all uses must be inside or
enclosed. Within the front setback where an integral accessory use is
provided, the integral accessory use area need not be totally enclosed.
(2) Conditional uses. Conditional uses shall include those allowed in the
Light Industrial '1-2' District as 'permitted uses', in Chapter 36. Except
that all uses must be inside or enclosed.
(e) Height regulations. No building hereafter erected or structurally altered shall
exceed a height of three (3) stories or 45 feet, whichever is less. Developments
which provide a minimum 20 percent of the gross floor area for residential uses
are entitled to a maximum height of five (5) stories or 75 feet, whichever is less.
Any structure which is certified by CATA (Central Arkansas Transit Authority) as
providing a portion of the structure for mass transit (such as a bus'stop, etc.), is
entitled to one bonus floor. All building height bonuses are cumulative not to
exceed ten (10) stories or 150 feet.
In the area bounded by Markham Street on the north, 8th street on the south,
Scott Street on the east, and Broadway Street on the west, building height shall
be controlled by the Adams Field Airport Zoning Ordinance (section 7-57, height
limitations in the Little Rock Code of Ordinances).
(0 Area regulations.
(1) Front yard. Five foot build to line. If there is an adjacent structure which
is closer than five feet, then the new structure may be built using the line
of the pre-existing structure. (In no case may a structure be built in the
right-of-way.) A development with an integral accessory use may
increase the setback (build -to line) to 20 feet.
Along Capitol Avenue, west of Broadway Street and east of Scott Street,
the front building line shall be 25 feet. Along Chester Street from 1-630 to
La Harpe Boulevard the front building line shall be 10 feet.
In no case is the storage or parking of vehicles allowed in the front
setback.
(2) Rear yard. No setback required except where adjacent to lots containing
single family detached structures. In this case the rear yard shall have a
set back of not less than twenty-five (25) feet.
(3) Side yard. No setback required except where adjacent to lots containing
single family detached structures. In this case the side yards shall have
a set back of not less than four (4) feet.
Sec. . R4 -A Low Density Residential
(a) Purpose and intent. The purpose of the R -4A District is to protect existing
developed residential neighborhoods. It is intended for single family use with
conversions to two family units or the addition of accessory residential units.
The R -4A district should be located in developed areas of the city where an
environment suitable for moderate -density residential (use) and in an established
medium -density residential areas where densification may facilitate their
continuation as desirable residential areas. Accessory uses, conditional uses
and home occupations are permitted as long as they do not have objectionable
characteristics and provided further that they otherwise conform to the provisions
of this chapter. The district is intended to be an urban low to moderate -density
residential area, where an occasional nonresidential use adds to the overall
character of the neighborhood.
(b) Use Regulations.
(1) Permitted uses. Permitted uses are single-family and two-family
residences.
(2) Other uses. Accessory, home occupation, temporary, special and
conditional uses allowed within the R -4A low-density residential district
shall be the same as those in the R-1, R-2, R-3 single-family districts.
In addition any by -right uses within the C-1 neighborhood commercial
district may be allowed as conditional uses in R -4A as specifically
approved by the Planning Commission. These uses must follow the
development criteria listed under C-1 neighborhood commercial and
have a traditional design consistent with the neighborhood.
(3) Within the area bounded by Capitol Avenue on the north, 9th street on
the south, 1-30 on the east, and Cumberland Street on the west, in
addition to the above uses, multi -family use, as defined by R-5 urban
residential district, shall be a permitted use.
(c) Height regulations. No building hereafter erected or structurally altered shall
exceed a height of thirty-five (35) feet.
(d) Area regulations.
(1) Front yard. There shall be a front yard setback having a depth of not less
than twenty-five (25) feet. If there is an adjacent structure, which is
closer than 25 feet, then the new structure may be built using the line of
the pre-existing structure. In no case may a structure be built in the right-
of-way.
(2) Side yard. There shall be a side yard on each side of the building having
a width of not less than ten (10) percent of the average width of the lot,
not to exceed five (5) feet.
(3) Rear yard. There shall be a rear yard having a depth of not less than
twenty-five (25) feet.
(4) Lot area regulations. There shall be a lot area of not less than five
thousand (5,000) square feet. In addition, there shall be a lot width of not
less than fifty (50) feet and a lot depth of not less than one hundred (100)
feet.
(5) Accessory structures and additions. Accessory structures or principal
building additions of conventional on-site construction are permitted by
right.
Vlll) Modify map to change the area, from Cross to 130 and 1630
to River, to Urban Use and R -4A Districts.
September 16, 1999
Item No.: 2
Name: Land Use Plan Amendment - Downtown District
Request: Adopt New Plan for Downtown
STAFF REPORT:
A citizen committee was formed to review the City's Plans
for Downtown. This committee worked as four subcommittees
to develop general proposals for the future of Downtown in
four geographic areas: Capitol (West), Central Business
District (Office Core), MacArthur (East) and East of I-30.
These groups developed similar concepts; thus one committee
was formed out of the four. From their work the Framework
for the Future was developed, this document has been
presented to the Commission and recommended.
The Framework of the Future recommended that the City Land
Use Plan be modified. This item is the first step in that
process: Three changes are requested to bring the Land Use
Plan into line with the recommendations of the Framework for
the Future. First, a new land use category is proposed.
This category is meant to help create a more traditional
urban development form. The exact use is not as important
as the design. Pedestrian friendly design and 24-hour
activity are important elements. A mix of uses is
desirable. The new category would be MW - "Mixed Use -
Urban." The proposed category is as follows:
Mixed Use - Urban: This category provides for a
mix of residential, office and commercial uses not
only in the same block but within the same
structure. This category is intended for older
"urban" areas to allow dissimilar uses to exist,
which support each other to create a vital area.
Development should reinforce the urban fabric
creating a 24-hour activity area. Using the
Planned Zoning District or the Urban Use District,
high and moderate density developments that result
in a vital (dense) pedestrian oriented area are
appropriate.
The second change to the Land Use Plan is a complete change
of the plan map for District 5 - Downtown. This is an area
from the Arkansas River south to I-630 and from the Missouri
September 16, 1999
ITEMS NO.: 2 (Cont.)
Pacific Rail Line east to I-30. (The current classifications
date to 1980.) In this area the new land use classifications
would be as shown on the attached sketch and described here.
The entire district, except those areas described below,
would be shown as the new "MXU" - Mixed Use - Urban category.
The following areas would be Public Institutional (PI)
State Capitol area - west of Woodlane and south of 3rd
Streets; the Federal Buildings - Capital Avenue to 4t:'
Street, Arch Street west to State Street, and
City/County Buildings - Broadway/Markham area.
The following areas would be shown as Low Density
Residential (LDR) : 6t' Street to 9t' Street from Ferry
to Cumberland; and 9t' to I-630 from Commerce to alley
between Scott and Cumberland.
The following areas would be shown as Park/Open Space
(PK/OS): MacArthur Park - 9t' Street to I-630,
McAlmont to Commerce; and Riverfront Park -Arkansas
River to Little Rock and Western Railroad Spur.
In addition, the northern portion of the I-30 District from
I-30 to John and Arkansas River to 3rd Street is changed to
Public Institutional from Industrial (the Presidential
Library site) and from 3rd Street to 9th Street I-30 to
College is changed to Mixed Use - Urban from Industrial and
Transition.
The third change to the Land Use Plan is a complete
replacement of the text for the Downtown District. The new
text is from the Framework of the Future. It is basically
the vision statement and goals/objectives. The new text
would be as follows:
DEVELOPMENT PRINCIPALS:
Downtown should become a place where people want to
live and visit and should have a lasting and
recognizable image, distinguishable from all other
nearby environments.
Because it is the State Capitol and proud symbol of a
metropolitan area, Downtown Little Rock has many
opportunities. Downtown should be the financial,
office and governmental center of the region and as
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September 16, 1999
ITEMS NO.: 2 (Cont.)
such should be planned as a place where people live,
visit and work in a safe, vibrant, pedestrian -friendly
environment.
The built environmental should encourage a sense of
community and safety among residents and visitors.
Downtown should be planned to become a place of 24-hour
activity. These general planning goals should be
reinforced by such urban design and planning
interventions as the following:
• Specify land uses for entertainment and residential
use.
• Preserve and reuse existing buildings.
a. Capitalize on the Presidential Library as an
economic development tool.
■ Provide an effective transportation plan with a
variety of modes.
■ Provide landscaping throughout the area.
■ Utilize the Presidential Library as a regional
educational resource center.
■ Develop streetscaping plans designed for specific
needs in designated areas.
■ Develop a means to encourage property owners to
reinvest in Downtown.
■ Work with Federal, State and County governments to
ensure the success of the vision.
• Specify land uses that will encourage the
development of a niche for retail activities.
e Encourage a built form of quality architectural
styles that evoke character.
■ Preserve civic and historic heritage.
■ Recognize the riverfront as a key urban activity
generator.
Objective: The Downtown urban form should be
protected by, requiring structures be built to the
street with street level activity and visual connection
between the street and interior.
Action Statement: Modify the development standards to
encourage higher density development and zero lot line
construction. Modify parking regulations (number of
spaces, screening, etc.)
3
September 16, 1999
ITEMS NO.: 2 (Cont.)
Special design studies should be undertaken and
regulations implemented for streets and corridors of
community -wide importance.
Objective: To support an urban land use form, a fixed
transit system is needed. An investment must be made
in a fixed transit system for Downtown that effectively
connects the different parts of Downtown and moves
people within that area.
Action Statement:
Build a transit infrastructure -
fixed routes to serve the Downtown and immediate
vicinity.
Objective: Residential use is essential for an active
and successful Downtown. Because the Downtown
residential area has lost most of its residential
units, the City of Little Rock must invest in downtown
housing to assist in reviving the area thereby creating
housing opportunities for high as well as moderate -
income levels.
Action Statement:
Create development and use
incentives for owner occupied, market rate rental, and
affordable rental residential developments in Downtown.
Objective: Downtown must be actively marketed. In
most cities a quasi -public agency does this work. The
City must establish (with Downtown property owners) an
agency to advance the economic development of Downtown.
Action Statement: Development a quasi -public downtown
development agency to market and assist with the
implementation of projects.
Objective: In order to achieve an active Downtown,
developments should be mixed use and linked.
Action Statement: Using the Framework for the Future
document as a reference, establish consensus among
quasi -public, City, County, and State entities
regarding the vision of Downtown. Implement strategies
conducive to the objectives of the established vision.
Assist only developments that conform to the Framework
guidelines.
4
September 16, 1999
ITEMS NO.: 2 (Cont.)
LAND USE:
Residential:
The blocks, north and west of MacArthur Park, in the
southeast corner of the District are designated as Low
Density Residential (LDR). Within this area, north of
Ninth Street is predominately Multifamily with some
Single Family while south of Ninth Street is
predominately Single Family with some Multifamily.
Mixed Use:
The majority of the district is designated for Mixed
Use Urban. The uses range from high-rise office
buildings to single family homes. The intent is to
create a vital diverse area, which is pedestrian -
friendly.
Parks and Open Space:
Riverfront Park runs along the Arkansas River along the
northeast portion of the district boundary. MacArthur
Park, the City's first municipal park established in
1892 is in the southeast corner of the district.
Public/Institutional:
The State Capitol and related buildings are designated
as Public Use, in the western end of the district. The
Federal Buildings between Capitol Ave. and 4t' Street
from State to Arch Streets are also designated Public
Use. The third Public Use area is the County and City
Buildings along Markham Street around Broadway.
These changes to the City Land Use Plan will begin the
implementation of the Framework for the Future already
reviewed by the Commission.
STAFF RECOMMENDATION:
Approval
5
September 16, 1999
ITEMS NO.: 2 (Cont.)
PLANNING COMMISSION ACTION:
(SEPTEMBER 2, 1999)
Because of the changes proposed by this item, the Commission
asked that the item be deferred to allow more time for
reviewing the proposal. The item was placed on the Consent
Agenda for deferral to September 16, 1999. By a vote of
10 for 0 against (Commissioner Adcock absent) the item was
deferred.
PLANNING COMMISSION ACTION: (SEPTEMBER 16, 1999)
Walter Malone, Planning Staff, requested that the Chair
recogn`-ized people with cards for item 2 or item 3 on each of
the items. Mr. Malone proceed with the Land Use Plan
Amendment. This brings the Land Use Plan in line with the
Downtown Framework document.
Mr. Malone reminded the Commission of the Framework
committees desires for Downtown. Mr. Malone proceed to
review the text and map changes: Addition of definition;
map changes and inclusion of the vision statement and
goals/objections from the Framework document.
There was discussion about the Public/Institutional
designation area for the Presidential Library site.
Commissioner Nunnley asked about the Low Density Residential
(LDR) area shown between 6t' and 9t' Streets on the eastern
edge. There was discussion about the planning efforts
around the Presidential Library site as well as the use and
zoning pattern in the LDR area.
Kathy Wells, presidential of Downtown Neighborhood
Association, stated she was here to "cheer -you -on" and urge
a speedy affirmative vote. At a conference for Downtown
revitalization, James Kunstler was scalding in criticism of
a block of blank wall. This zoning would work to prevent
this. Professor Glasser, University of Arkansas, listed
cities which require street -access shops in parking decks.
The mixed use is important and parking on Main Street is a
problem. Also, use of rooftops is important. On Page 5 of
regulations in the height section, the northern boundary
should be 3rd Street not Markham. The Committee wanted the
skyscrapers back from the Old Statehouse and other public
buildings.
September 16, 1999
ITEMS NO.: 2 (Cont.)
Dickson Flake, this is a good product and will be an asset
for redevelopment. Question about the definition of
"primary street". Mr. Malone, using 3rd Street, explained
the definition. More work is needed on this definition
because of the impact with the alley system and existing
orientation of buildings. Mr. Flake suggested using a
different set back west of Broadway where development more
typically has not been to the street and more auto oriented.
Finally, the regulations should not be made effective for
one year from adoption, due to the long development process
downtown (land consolidation, to design/finance to
construction).
Commissioner Rahman stated there was a lot of debate about
these`•.issues by the Committee. The definition of "primary
street" may need work but the setbacks were debated. Things
may need to be modified in the future, but the Commission
should approve this. This is a good start.
Commissioner Berry stated he was glad to see this before the
Commission. There were a lot of competing interests
involved in the development of these regulations. We are
lifting the land use regulation, but we need to have design
regulations to make sure everything fits in Downtown. This
is a good starting point and feel good about the proposals.
Commissioner Faust stated this represents a good piece of
staff work. The process brought a lot of interests (some
competing) to the table. This process always works. This
plan is an example of good sustainable development policy.
Commissioner Adcock asked about the street buffers not being
required. Mr. Malone stated in the "Urban Use" district the
front landscape would not be required because you want the
buildings close to the street not landscape or parking lot.
Chairman Earnest spoke to the Goals and Objectives and how
that was sustainable development. As we go forward these
objectives should be used as the basis for downtown
revitalization.
Commissioner Hawn moved the approval of the Plan Amendments
(seconded Commissioner Adcock). By a vote of 10 for
0 against the item was approved.
7
September 16, 1999
Item No.: 3 Z-6730 through Z-6737
Owner: Various
Applicant: City of Little Rock
Location: Cross to College, Arkansas River to 15th Street
Request: Rezone from various in the Downtown area
Purpose: Encourage a more urban, pedestrian oriented
development pattern of mixed uses.
Existing Use: Various
STAFF REPORT:
As part of the Framework for the Future (Downtown) review,
alternative development standards were viewed as necessary. The
desire was,to achieve a development pattern which was more urban
and pedestrian oriented. After discussion the committee
reviewing downtown decided a new zone classification was
necessary to allow and encourage "urban", "pedestrian friendly"
development. A draft ordinance was prepared which attempted to
address the issues raised by the committee. The draft was made a
part of the committee's final work - the Framework for the
Future.
The basic tenant was, use should not be a major issue as long as
it is inside and does not adversely affect the neighbors. Other
important issues are described below. Buildings should be on the
street with surface parking limited and only to the rear or side.
Sidewalks and streets should encourage pedestrian activity and
movement. Residential should be allowed everywhere, with
MacArthur Park residential protected. There should be a unique
urban feel to downtown with pedestrian friendly buildings and
streets.
A second committee (three Planning Commissioners, three property
owners, three representatives of Downtown Groups (Downtown
Partnership, Downtown Neighborhood Association, MacArthur Park
Residents Association) and a representative of the League of
Women Voters) reviewed the concepts developed by the Framework
for the Future committee and a new draft ordinance was developed.
September 16, 1999
ITEM NO.: 3 (Cont.)
Z-6730 through Z-6737
The second committee surveyed property owners to get their
reactions to the concepts. These comments were discussed prior
to formation of a draft ordinance. In late spring 1999, a draft
ordinance was distributed to property owners for comment.
In order to achieve the recommendations of the Framework for the
Future committee and Downtown Zoning Committee, three primary
actions are needed: addition of new zone district(s),
reclassification of areas to the new district(s), and repeal of
the Zoning Plan for Central Little Rock Urban Renewal Project.
Based on the work of the Downtown Zoning Committee, two zone
classifications are proposed for addition to the Zoning
Ordinance=. They are Urban Use and Low Density Residential.
Urban Use: District is designed for "older" established commercial
or business districts or for area where pedestrian oriented
development which is mixed in nature is desired. The Low Density
Residential District is patterned after the City's "R-4" Two
Family District and Capitol Zoning's "M" Residential District.
This district allows for a variety of residential uses and some
nonresidential use (as a conditional use). The pattern reflects
the existing mix and tries to capture the things liked about
Capitol Zoning over the city's regulations.
This change requires additions to the definitions section, height
and area exception section, districts established section,
exception/modifications (zoning buffer) section as well as adding
the two new classifications. The attached outline has the
proposed changes and wording for the new districts.
Once the new districts are part of the ordinance, the
recommendation of both committees is to rezone the Downtown area
under city zoning regulations to one of the two districts. That
is the area between Cross Street east to I-30 and the Arkansas
River to I-630 would be the Urban Use District except for
Riverfront Park and an area around MacArthur Park. The two Parks
would be zoned Open Space (OS). The area between 6t' and 9t'
Streets, Ferry to Cumberland and 9t' Street to I-630, Commerce to
Scott north and west of MacArthur Park would be zoned Low Density
Residential (see attached sketch map).
The final change is to remove the Zoning Plan for Central Little
Rock Urban Renewal Project from the zoning code. This portion of
the zoning code is over thirty years old and has proven to be
difficult for staff to use and explain. Having Downtown zones be
2
September 16, 1999
ITEM NO.: 3 (Cont.)
Z-6730 through Z-6737
part of the basic zoning code for the entire city is seen as more
desirable and workable.
In order to ease the change to the new classifications, staff has
offered to grant C.U.P.'s with the zone change. These C.U.P.
requests will be included as an addendum to allow property owners
more time.
STAFF RECOMMENDATION:
Approval
CONDITIONAL USE PERMITS FOR NEW DOWNTOWN ZONING
STAFF REPORT:
As part of the downtown rezoning effort, property owners were
given the opportunity to request conditional use permits. This
was done in an attempt to reduce the number of nonconforming uses
which might otherwise have occurred. The idea is to allow
existing uses to continue to operate as legal uses, if at all
possible.
In the letters to property owners, they were given the option of
providing a legal description and letter asking for a conditional
use. Eight request were received and are described below:
Z -6370-A Southwest Hotels, C.U.P. for lots 1-12 Block 292 and 1-3
Block 260 Original City. This is an area which currently has
"I-2" Light Industrial zoning. The C.U.P. is for an existing
warehouse use and expansion on to lots 10-12 Block 292 Original
City using similar construction materials. This is the block
between Capitol/4t' Street and Cross/Ringo Streets. The C.U.P.
further allows for a commercial surface parking lot on lots 1-3
Block 260 Original City. This would replace a lot on lots 10-12
Block 292 Original City. This is the block between Capitol/4t'
and Ringo/Chester. Both exchanges would be on 4t' Street. The
C.U.P. allows 11I-2" uses and expansion of the use as noted.
Z -6730-B Arkansas Graphics, for lots 1-12 Block 175 Original
City. Arkansas Graphics currently occupies half of this block
3
September 16, 1999
ITEM NO.: 3 (Cont.) Z-6730 through Z-6737
and plans to expand into the other half. The area is currently
zoned "I-2" Light Industrial. The existing use does not require
a C.U.P. in the Urban Use District. The proposed addition may.
The addition is to be located on 9th Street. The site is between
8th/9th Streets and State/Gaines Streets. The C.U.P. allows "I-2"
uses and the expansion noted.
Z -6731-A, Heartland C.U.P. for lots 1-12 Block 13 Original City.
This area is currently zoned "GB" General Business and "HR" High
Density residential. The site is located between I-630/13th
Street and Main -Scott Streets. The business is in place. The
request is to allow "I-2" uses on this block.
Z -6732-A, McElroy C.U.P. for lots 1-12 Block 9 Rectortown
Addition:. This area is currently zoned "I-2" Light Industrial.
The site -is located between I-30/Collins and 4th/Capitol Avenue.
There is an existing industrial use. The request is to allow
"I-2" uses on this block.
Z -6732-B, Hayre C.U.P. for lots 7-9 Block 12 Rectortown Addition.
The current zoning is "I-2" Light Industrial. The site is the
northwest corner of 6th and Collins. The use is Industrial. The
request is to continue the current use, which includes outside
storage of materials. The owner also cannot meet the opening
requirements and is planning further renovations to the
structure, which will not meet this requirement. The owner
wishes to continue operations at this site and requires these
modifications - 11I-2" uses and above modifications as noted on
these urban use lots.
Z -6734-A, Poe C.U.P. for lots 4-5 Block 44 Original City. The
current zoning is "HR" High Density residential. The site is in
the 900 Block of Cumberland. The office use is existing. The
request is to allow "C-1" uses on these R -4A lots.
Z -6734-B, Strehn C.U.P. for southeast corner of Trapnell Block in
Stevenson's Addition. The current zoning is "HR" High Density
Residential. The site is the northwest corner of 6th and
Sherman. This is a multifamily structure with office use as well
as residential. The request is to allow "C-1" uses on this R -4A
lot.
Z -6734-C, 2nd Baptist C.U.P. for the West 16� lots 4-6 Block 42
Original City. The current zoning is "HR" High Density
residential. The site is the northeast corner of 8th and
Cumberland Streets. The use is for religious education and
4
September 16, 1999
ITEM NO.: 3
related uses.
lots.
(Cont.)
Z-6730 through Z-6737
The request is to allow "C-1" uses on these R -4A
Z -6734-D, Hundley C.U.P. for lots 1-3 Block 44 Original City.
The current zoning is "HR" High Density Residential. The site is
the southeast corner of 9t' and Cumberland. The owner is
requesting Multifamily and "C-1" neighborhood uses based on
existing and surrounding uses.
Z -6735-A, Parkview Towers C.U.P. for parts of Blocks 56 and 57
Original City. The current zoning is "HR" High Density
Residential. The site is located 1200 Cumberland. The use is a
elderly retired housing with 128 units. The request is for a
conditional use permit for Multifamily.
Z -6732 -C -. Meyer C.U.P, for lots 1-6 Block 8 Rectortown and lots
1-6 Block 3 Woodruff's Addition. The current zoning is "I-2"
Light Industrial. The site is located between Collins/Byrd and
6t'/7t' Streets. The existing use is Commercial and Industry.
The request is for "I-2" uses on these Urban Use lots.
PLANNING COMMISSION ACTION:
(SEPTEMBER 2, 1999)
Because of the changes proposed by this item, the Commission
asked that this item be deferred to allow for more time to review
the proposal. The item was placed on the Consent Agenda for
deferral to September 16, 1999. By a vote of 10 for, 0 against
(Commissioner Adcock absent), the item was deferred.
PLANNING COMMISSION ACTION: (SEPTEMBER 16, 1999)
Walter Malone, Planning Staff, reviewed the process used to get
the draft proposal to this point and then the specifics of the
new zoning classifications for Downtown. After review of the
specifics within the proposed "Urban Use" and "R -4A" districts,
Mr. Malone began the presentation of the eleven requests for
conditional uses within the proposed "Urban Use" and "R -4A"
areas. These are existing uses and or allow an owner to keep an
existing permitted use.
There was discussion about the industrial uses in the areas near
the Presidential Library site and whether we really wanted to
keep them legal uses. Mr. Malone proceeded to review the
conditional use requests.
5
September 16, 1999
ITEM NO.: 3 (Cont.)
Z-6730 through Z-6737
The items were reviewed from east to west starting with Z -6732-A
McElroy C.U.P. This is a request for light fabrication, machine
shop and warehousing in the city block between Collins and
Rector, 4th and Capitol. The business is existing and wishes to
continue operation. Z -6732-B, Hayre C.U.P. is for light
fabrication and warehousing (including outside storage). The
site is located on the northwest corner of Collins and 6th
Streets. The existing use and zoning are industrial. Z -6732-C,
Meyer C.U.P. is for light fabrication, machine shop and
warehousing. The site is between Byrd and Collins from 6th to 7th
Streets. There are several small businesses in one structure.
The existing zoning is industrial.
There are five requests for conditional use permits within the
R -4A district around MacArthur Park. First is Z -3734-B Strahn
C.U.P. The request is for professional offices located in a
structure at the northwest corner of 6th and Sherman Streets.
Second Baptist C.U.P. (Z -6734-C) located on Cumberland at 8th
Street is a request for religious and philanthropic organization.
This is an existing part of the Second Baptist campus. The next
two are adjacent. Z -6734-D Hundley C.U.P. is for professional
offices and multifamily. The site is the southeast corner of 9th
and Cumberland. There are two existing structures and a vacant
parcel. Immediately to the south is the Poe C.U.P. (Z -3634-A)
for professional offices. This is an existing travel agency.
The final request within the R -4A area is Z -6735-A, Parkview
Towers C.U.P. The request is for multifamily. There is an
existing apartment between Commerce and Rock Streets, 11th Street
and I-30.
The Heartland C.U.P. (Z -6731-A) is located between Main and Scott
Streets, 13th Street and I-30. The request is for warehousing.
The current use is a Pinter. The proposal is not to change the
actual use.' There is some warehousing on site. Z -6730-B
Arkansas Graphics C.U.P. is a request for warehousing. The site
is located between 8th and 9th Streets from State to Gaines
Streets. In addition there is an expansion to be located on 9th
Street.
This addition will be a warehouse in support of the existing
business. The C.U.P. request includes construction and siting
different than the Urban Use District requires. The final
request is Z -6730-A Southwest Hotel C.U.P. The request is for
warehousing on the block between 4th Street and Capitol Avenue
along Ringo Street. The owner is planning to expand the existing
6
September 16, 1999
ITEM NO.: 3 (Cont.) Z-6730 through Z-6737
structure on the northwest corner of Ringo and Capitol. The
request includes constructing the building to match the existing
structure. A C.U.P. for the southeast corner of 4t' and Ringo
Streets is requested for a surface commercial lot. This replaces
the lot on the southwest corner which is where they intend to
construct the warehouse.
Commissioner Rahman asked about the height regulations. Mr.
Malone reviewed the proposal and the different boundaries for the
greater build height subarea. Commissioner Berry also addressed
the height area and the Markham Street boundary versus 2nd or 3rd
Streets. There was a discussion about limiting height to protect
civic spaces.
Jeff Hathaway stated support of the overall effort. However, the
areas west of Broadway are different. If the intent is to force
the "urban pattern", then you need to understand some development
will not occur in the area but will go to other parts of the
city. West of Broadway is different in development pattern and
lot size. The requirement to bring buildings to the street and
forbid parking in the front should be relaxed in this area. The
area west'of Broadway competes with "Mid -Town" and "West Little
Rock". Along with this development pattern, a nice monument
style sign would add to the overall development.
Barbara Patty, thanked the Commission for its work on this. Ms.
Patty reviewed her involvement in the process. When visiting
other cities, she tends to go to the urban center. From those
experiences, what makes a downtown that works are: inviting
exteriors, lack of dead space, respect for the pedestrian, civic
spaces, mixture of uses, (activities and life with buildings
residential above, commercial below), and clear attractive
signage.
Ms. Patty -read paragraph two of the staff report and then asked
the Commission to be sure the following were not a cross-purposes
with this paragraph. The changes are in the surface parking,
drive-in/drive thru, and dumpster location requirements.
Kathy Wells asked that the boundaries of the no height area be
changed to 3rd and 8t' Streets on the north and south. No more
looming buildings over historic or residential areas. Further
that the "transparency" requirement not be reduced from 60 to 35
percent. If people can see and be seen, we will have a safer
downtown. The need to make and keep downtown a safer place is
one of our aims.
7
September 16, 1999
ITEM NO.: 3 (Cont.) Z-6730 through Z-6737
Dickson Flake was called. He indicated he had made all his
comments previously (item 2).
Commissioner Hawn called on Mr. Hathaway to discuss the issue of
front yard parking. There was discussion about loading or one
bay parking versus a larger lot in front of the structure and
examples in downtown. There was discussion about rear and side
parking for commercial uses. The discussion included the use of
variances and planned development to permit some additional
setback or parking on a case by case basis.
There was a discussion about the length of time till the new
regulations would take effect. Mr. Lawson stated he would work
with Mr.' -Giles to develop a process to identify large projects
which might be granted a longer time before implementation.
Staff indicated that the Planning Commission's recommendation
will be provided to the Board of Directors. Staff clarified that
variances could be requested and other normal zoning processes
would be available to potentially address issues on specific
sites in response to Commissioner Faust's question. There will
be some variations through the area. Overlays or the previously
discussed methods could be used to address these issues.
Additional discussion followed about the "no height" area.
Commissioner Lowry asked about the one year request. Mr. Flake
stated he believed the process of identification discussed by Mr.
Lawson would be workable.
Ms. Wells stated since variance, etc. are available why not just
say it takes effect in 30 days otherwise ask for conditional use
permit.
Commissioner Faust wished to have the boundaries of the high
buildings modified.
Commissioner Berry asked to have the changes "walked through"
(transparencies, building height, drive-thru, etc.).
Commissioner Putnam asked to defer the item and let Plans
Committee "iron out" these issues. The Commission agreed to
spend twenty minutes to see if resolution could be found prior to
considering deferral.
8
September 16, 1999
ITEM NO.: 3 (Cont.) Z -6730 -through Z-6737
Issues identified as in need of resolution were: The area of
greater building Height; transparencies 60 versus 35 percent;
drive-thru facilities; and front yard parking.
Parking issue - not allowing parking in the front of the
building. Commissioner Hawn agreed that the Downtown Zone
Committee had discussed this issue and we should try the proposed
version.
Height area - new boundaries were discussed. The north, south
and west boundaries were discussed. Mr. Flake expressed concern
about reducing the area since the reduction goes to a base, three
stories, which is too restrictive. The discussion included the
desirability of having intermediate height areas. The Commission
concluded that the higher building area would be from between 9t'
and 2nd Streets, Scott Street and Broadway with the two blocks
from 4t' to 6t' Streets west of Broadway to the Federal Building.
Transparency issue - The staff internally had discussed the issue
based on comments from Mr. Flake and others. A third of the
fagade seemed more reasonable, because we want to have brick and
other materials. Commissioner Rahman pointed out this is a
minimum standard and most new buildings are more glass. Even
though there was some concern about the change, the commissioners
agreed to stay with 35 percent.
Drive-thru issue - The change was from not seeing or accessing
drive-in/drive-thru from any street to "primary streets".
Staff's concern was the effect would be to outlaw the use even
though alleys are permissible. The Commission concluded to leave
the change though some had concern.
Commissioner Hawn moved approval as presented with the
resolutions developed by the Commission and to include the
Conditional Use Permits presented in the application. By a vote
of 10 for 0 against the item was approved.
E
March 2, 2000
ITEM NO.: F DOWNTOWN ZONING
REQUEST: Add new zoning classification for
Downtown
LOCATION: Generally from Arkansas River to I-630
and Cross Street to old Rock Island
railroad line
STAFF REPORT:
The Planning Commission approved the new classifications for
Downtown in September 1999. The Board of Directors has held
the rezoning in order to permit the Downtown Partnership
more time to examine the proposed ordinance requirements.
The Downtown Partnership formed a committee of their
Executive and Land Use Committees to review the proposals
(City Staff was invited to these meetings to provide
assistance and information) . After four to five meetings
from November to early January the Committee discussed
concerns and developed consensus positions.
No changes are suggested for the "R4 -A" residential district
nor is the area to be zoned "R -4A" or "W" an issue. The
Partnership does recommend seven clarification or
improvements to the Urban Use District. They are:
1. Add the four "corridors" not listed as `Primary
Streets' to the `Primary Street' definition list.
2. Modify the no new drive-in/drive-through facility, so
as not to allow them on `Primary Streets' (but allow
other places) .
3. Clarify that street trees are a requirement.
4. Change the transparency requirement back to 60 percent.
5. Require activities other than parking or a building
fagade on the first floor of parking decks along
`Primary Streets'. (No requirements on other streets)
6. Change the base building height from 3 to 5 stories,
with the "skyscraper zone" from 2nd to 9t'/Scott to
Broadway.
7. Change the front build -to line from 5 feet to zero
feet, and remove the "Integral Accessory Use" option.
March 2, 2000
ITEM NO.: F (Cont.)
DOWNTOWN ZONING
The attached letter from the Partnership helps explain some
of the issues related to these changes.
None of the seven issues is new. Several were discussed at
length in September. None of the suggestions conflict with
the basic goals and vision as described by the Downtown
Vision for the Future and the other documents making up the
Downtown Plan.
PLANNING COMMISSION ACTION: (MARCH 2, 2000)
Walter Malone, Planning Staff, reminded the Commission that
last fall a draft Downtown Zoning Ordinance was approved.
Since then the Downtown Partnership has reviewed the draft
and now wishes to make several modifications or changes.
The Board of Directors will review the entire package
(including the commission action today) next Tuesday (March
7, 2000) .
Mr. Malone reviewed the seven general topics proposed for
changes or modification and explained some of the thinking
behind the changes. Staff is supportive of the requested
changes.
Jane Dickey, vice president of Downtown Partnership,
indicated the Partnership had worked on this for several
months (the end of last year and early this year). After
lively discussions a consensus was built around the issues
presented today. She indicated that she would answer any
questions the Commission might have.
Dickson Flake stated that these changes are an improvement.
On one issue, Mr. Dickson was a minority but would like the
Commission to consider his request, on the Primary Street,
issue. Broadway should not be included as a Primary Street
since it is not a Pedestrian Street and is a major traffic
street. In addition the zoning defines two large an area.
The Primary Streets should be limited to north of sixth and
east of Broadway. In response to a question from
Commissioner Earnest, Mr. Flake stated that the larger area
is a support area to Downtown and these regulations would be
detrimental to those uses. We need to maintain the
pedestrian orientation in the core area to make it more
successful.
E
March 2, 2000
ITEM NO.: F (Cont.
DOWNTOWN ZONING
In response to a question from Commissioner Nunnley, Mr.
Dickson stated Broadway should be eliminated and North-South
Streets south of 6t' and East-West Streets south of 6t'
Street. Commissioner Berry asked Mr. Flake to point out the
"core" on the map (generally). Commissioner Rahman stated
the regulations are there to encourage the area to become
more pedestrian friendly.
Commissioner Berry asked Ms. Dickey to review who is on the
Partnership. Ms. Dickey explained the membership and the
groups "Mission". Commissioner Berry asked if the group was
aware and supports the drafts main element - mix use
developed. Ms. Dickey stated they did. Commissioner Berry
asked why the Partnership believes height restrictions are
important. While the Partnership would welcome any major
new development downtown, it might be wise to have some
review because there may be other concerns or issues which
should be considered. Fire safety was an issue but so was
visual impact on some of Downtown's important structures and
areas.
The Partnership will look at the corridors one at a time and
bring back ideas for consideration by the Commission. In
response to Commissioner Nunnley, Ms. Dickey stated that the
corridors are the entrances to Downtown, what visitors see,
etc. Therefore, it is important that these streets present
the best images of Little Rock. (Important in our "civic
life")
Commissioner Faust thanked the Partnership for their work.
Commissioner Downing asked about the timing for the
"overlays". Mr. Malone responded that the Partnership would
take the lead and staff would work with them. Christie
Godwin, Executive Director Downtown Partnership, indicated
that either Main or Capitol would be first. Commissioner
Downing stated it would be premature to except Mr. Flake's
request to reduce the Primary Streets.
Ruth Bell, League of Women Voters, was called to the
microphone. The League has been involved from the beginning
of this process and would just like to clarify a few issues.
The first issue was the building height, exactly how high
could you build. Mr. Malone responded that the bonuses were
still in the draft. The base height is two stories greater,
3
March 2, 2000
ITEM NO.: F (Cont.)
DOWNTOWN ZONING
one bonus is gone (parking decks), thus the result is about
one or two stairs higher than before, 11 or 12 stairs. Mr.
Malone noted that the Partnership wishes to look further at
the bonuses and in the future this could change with
amendments.
Ms. Bell asked about the requirements on parking decks. Mr.
Malone stated that only the frontage along the Corridors had
requirements, anywhere else there is no requirement. Ms.
Bell indicated the League did have concerns about that -
setting up two standards and the impact that would have on
pedestrians. Finally, Ms. Bell asked that the League be
included in the development of any "overlay districts" for
downtown.
Commissioner Hawn moved that the Commission endorse the
seven proposals presented by the Downtown Partnership and
that the Board include them in the new Downtown Zoning
Ordinance (second Commissioner Faust) . By a vote of 9 for
0 against, the item was approved.
4
FILE NOS.: Z-6730 through Z-6737
Owner:
Applicant:
Location:
Request:
Purpose:
Existing Use:
STAFF REPORT:
Various
City of Little Rock
Cross to College, Arkansas River to 15th Street
Rezone from various in the Downtown area
Encourage a more urban, pedestrian oriented
development pattern of mixed uses.
Various
As part of the Framework for the Future (Downtown) review,
alternative development standards were viewed as necessary. The
desire was to achieve a development pattern which was more urban
and pedestrian oriented. After discussion the committee
reviewing downtown decided a new zone classification was
necessary to allow and encourage "urban", "pedestrian friendly"
development. A draft ordinance was prepared which attempted to
address the issues raised by the committee. The draft was made
a part of the committee's final work - the Framework for the
Future.
The basic tenant was, use should not be a major issue as long as
it is inside and does not adversely affect the neighbors. Other
important issues are described below. Buildings should be on
the street with surface parking limited and only to the rear or
side. Sidewalks and streets should encourage pedestrian
activity and movement. Residential should be allowed
everywhere, with MacArthur Park residential protected. There
should be a unique urban feel to downtown with pedestrian
friendly buildings and streets.
A second committee (three Planning Commissioners, three property
owners, three representatives of Downtown Groups (Downtown
Partnership, Downtown Neighborhood Association, MacArthur Park
Residents Association) and a representative of the League of
Women Voters) reviewed the concepts developed by the Framework
for the Future committee and a new draft ordinance was
developed.
FILE NOS.: Z-6730 through Z-6737 (Cont.)
The second committee surveyed property owners to get their
reactions to the concepts. These comments were discussed prior
to formation of a draft ordinance. In late spring 1999, a draft
ordinance was distributed to property owners for comment.
In order to achieve the recommendations of the Framework for the
Future committee and Downtown Zoning Committee, three primary
actions are needed: addition of new zone district(s),
reclassification of areas to the new district(s), and repeal of
the Zoning Plan for Central Little Rock Urban Renewal Project.
Based on the work of the Downtown Zoning Committee, two zone
classifications are proposed for addition to the Zoning
Ordinance. They are Urban Use and Low Density Residential.
Urban Use District is designed for "older" established
commercial or business districts or for area where pedestrian
oriented -development which is mixed in nature is desired. The
Low Density Residential District is patterned after the City's
"R-4" Two Family District and Capitol Zoning's "M" Residential
District. This district allows for a variety of residential
uses and some nonresidential use (as a conditional use). The
pattern reflects the existing mix and tries to capture the
things liked about Capitol Zoning over the city's regulations.
This change requires additions to the definitions section,
height and area exception section, districts established
section, exception/modifications (zoning buffer) section as well
as adding the two new classifications. The attached outline has
the proposed changes and wording for the new districts.
Once the new districts are part of the ordinance, the
recommendation of both committees is to rezone the Downtown area
under city zoning regulations to one of the two districts. That
is the area between Cross Street east to I-30 and the Arkansas
River to I-630 would be the Urban Use District except for
Riverfront Park and an area around MacArthur Park. The two
Parks would be zoned Open Space (OS). The area between 6th and
9th Streets, Ferry to Cumberland and 9th Street to I-630, Commerce
to Scott north and west of MacArthur Park would be zoned Low
Density Residential (see attached sketch map).
The final change is to remove the Zoning Plan for Central Little
Rock Urban Renewal Project from the zoning code. This portion
of the zoning code is over thirty years old and has proven to be
difficult for staff to use and explain. Having Downtown zones
be part of the basic zoning code for the entire city is seen as
more desirable and workable.
V,
FILE NOS.: Z-6730 through Z-6737 (Cont.)
In order to ease the change to the new classifications, staff
has offered to grant C.U.P.'s with the zone change. These
C.U.P. requests will be included as an addendum to allow
property owners more time.
STAFF RECOMMENDATION:
Approval
1 ►1p lu
CONDITIONAL USE PERMITS FOR NEW DOWNTOWN ZONING
STAFF REPORT:
As part of the downtown rezoning effort, property owners were
given the opportunity to request conditional use permits. This
was done in an attempt to reduce the number of nonconforming
uses which might otherwise have occurred. The idea is to allow
existing uses to continue to operate as legal uses, if at all
possible.
In the letters to property owners, they were given the option of
providing a legal description and letter asking for a
conditional use. Eight request were received and are described
below:
Z -6370-A Southwest Hotels, C.U.P. for lots 1-12 Block 292 and 1-
3 Block 260 Original City. This is an area which currently has
"I-2" Light Industrial zoning. The C.U.P. is for an existing
warehouse use and expansion on to lots 10-12 Block 292 Original
City using similar construction materials. This is the block
between Capitol/4t' Street and Cross/Ringo Streets. The C.U.P.
further allows for a commercial surface parking lot on lots 1-3
Block 260 Original City. This would replace a lot on lots 10-12
Block 292 Original City. This is the block between Capitol/4t'
and Ringo/Chester. Both exchanges would be on 4th Street. The
C.U.P. allows "I-2" uses and expansion of the use as noted.
Z -6730-B Arkansas Graphics, for lots 1-12 Block 175 Original
City. Arkansas Graphics currently occupies half of this block
and plans to expand into the other half. The area is currently
zoned "I-2" Light Industrial. The existing use does not require
a C.U.P. in the Urban Use District. The proposed addition may.
3
FILE NOS.: Z-6730 through Z-6737 (Cont.)
The addition is to be located on 9th Street. The site is between
8th/9th Streets and State/Gaines Streets. The C.U.P. allows "I-2"
uses and the expansion noted.
Z -6731-A, Heartland C.U.P. for lots 1-12 Block 13 Original City.
This area is currently zoned "GB" General Business and "HR" High
Density residential. The site is located between I-630/13th
Street and Main -Scott Streets. The business is in place. The
request is to allow "I-2" uses on this block.
Z -6732-A, McElroy C.U.P. for lots 1-12 Block 9 Rectortown
Addition. This area is currently zoned "I-2" Light Industrial.
The site is located between I-30/Collins and 4th/Capitol Avenue_
There is an existing industrial use. The request is to allow
"I-2" uses on this block.
Z -6732-B; Hayre C.U.P. for lots 7-9 Block 12 Rectortown
Addition.- The current zoning is "I-2" Light Industrial. The
site is the northwest corner of 6th and Collins. The use is
Industrial. The request is to continue the current use, which
includes outside storage of materials. The owner also cannot
meet the opening requirements and is planning further
renovations to the structure, which will not meet this
requirement. The owner wishes to continue operations at this
site and requires these modifications - 11I-2" uses and above
modifications as noted on these urban use lots.
Z -6734-A, Poe C.U.P. for lots 4-5 Block 44 Original City. The
current zoning is "HR" High Density residential. The site is in
the 900 Block of Cumberland. The office use is existing. The
request is to allow "C-1" uses on these R -4A lots.
Z -6734-B1 Strehn C.U.P. for southeast corner of Trapnell Block
in Stevenson's Addition. The current zoning is "HR" High
Density Residential. The site is the northwest corner of 6th and
Sherman. This is a multifamily structure with office use as
well as residential. The request is to allow "C-1" uses on this
R -4A lot.
Z -6734-C, 2nd Baptist C.U.P. for the West 1-� lots 4-6 Block 42
Original City. The current zoning is "HR" High Density
residential. The site is the northeast corner of 8th and
Cumberland Streets. The use is for religious education and
related uses. The request is to allow "C-1" uses on these R -4A
lots.
Z -6734-D, Hundley C.U.P. for lots 1-3 Block 44 Original City.
The current zoning is "HR" High Density Residential. The site
4
FILE NOS.: Z-6730 through Z-6737 (Cont.)
is the southeast corner of 9t' and Cumberland. The owner is
requesting Multifamily and "C-1" neighborhood uses based on
existing and surrounding uses.
Z -6735-A, Parkview Towers C.U.P. for parts of Blocks 56 and 57
Original City. The current zoning is "HR" High Density
Residential. The site is located 1200 Cumberland. The use is a
elderly retired housing with 128 units. The request is for a
conditional use permit for Multifamily.
Z -6732-C, Meyer C.U.P, for lots 1-6 Block 8 Rectortown and lots
1-6 Block 3 Woodruff's Addition. The current zoning is 11I-2"
Light Industrial. The site is located between Collins/Byrd and
6t'/7t' Streets. The existing use is Commercial and Industry.
The request is for "I-2" uses on these Urban Use lots.
PLANNING -COMMISSION ACTION:
(SEPTEMBER 2, 1999)
Because of the changes proposed by this item, the Commission
asked that this item be deferred to allow for more time to
review the proposal. The item was placed on the Consent Agenda
for deferral to September 16, 1999. By a vote of 10 for, 0
against (Commissioner Adcock absent), the item was deferred.
PLANNING COMMISSION ACTION: (SEPTEMBER 16, 1999)
Walter Malone, Planning Staff, reviewed the process used to get
the draft proposal to this point and then the specifics of the
new zoning classifications for Downtown. After review of the
specifics within the proposed "Urban Use" and "R -4A" districts,
Mr. Malone began the presentation of the eleven requests for
conditional uses within the proposed "Urban Use" and "R -4A"
areas. These are existing uses and or allow an owner to keep an
existing permitted use.
There was discussion about the industrial uses in the areas near
the Presidential Library site and whether we really wanted to
keep them legal uses. Mr. Malone proceeded to review the
conditional use requests.
The items were reviewed from east to west starting with Z -6732-A
McElroy C.U.P. This is a request for light fabrication, machine
shop and warehousing in the city block between Collins and
Rector, 4t' and Capitol. The business is existing and wishes to
continue operation. Z -6732-B, Hayre C.U.P. is for light
fabrication and warehousing (including outside storage). The
5
FILE NOS.: Z-6730 through Z-6737 (Cont.)
site is located on the northwest corner of Collins and 6th
Streets. The existing use and zoning are industrial. Z -6732-C,
Meyer C.U.P. is for light fabrication, machine shop and
warehousing. The site is between Byrd and Collins from 6th to 7th
Streets. There are several small businesses in one structure.
The existing zoning is industrial.
There are five requests for conditional use permits within the
R -4A district around MacArthur Park. First is Z -3734-B Strahn
C.U.P. The request is for professional offices located in a
structure at the northwest corner of 6th and Sherman Streets.
Second Baptist C.U.P. (Z -6734-C) located on Cumberland at 8th
Street is a request for religious and philanthropic
organization. This is an existing part of the Second Baptist
campus. The next two are adjacent. Z -6734-D Hundley C.U.P. is
for professional offices and multifamily. The site is the
southeast corner of 9th and Cumberland. There are two existing
structures and a vacant parcel. Immediately to the south is the
Poe C.U.P. (Z -3634-A) for professional offices. This is an
existing travel agency. The final request within the R -4A area
is Z -6735-A, Parkview Towers C.U.P. The request is for
multifamily. There is an existing apartment between Commerce
and Rock Streets, 11th Street and I-30.
The Heartland C.U.P. (Z -6731-A) is located between Main and
Scott Streets, 13th Street and I-30. The request is for
warehousing. The current use is a Pinter. The proposal is not
to change the actual use. There is some warehousing on site.
Z -6730-B Arkansas Graphics C.U.P. is a request for warehousing.
The site is located between 8th and 9th Streets from State to
Gaines Streets. In addition there is an expansion to be located
on 9th Street.
This addition will be a warehouse in support of the existing
business. The C.U.P. request includes construction and siting
different than the Urban Use District requires. The final
request is Z -6730-A Southwest Hotel C.U.P. The request is for
warehousing on the block between 4th Street and Capitol Avenue
along Ringo Street. The owner is planning to expand the
existing structure on the northwest corner of Ringo and Capitol.
The request includes constructing the building to match the
existing structure. A C.U.P. for the southeast corner of 4th and
Ringo Streets is requested for a surface commercial lot. This
replaces the lot on the southwest corner which is where they
intend to construct the warehouse.
Commissioner Rahman asked about the height regulations. Mr.
Malone reviewed the proposal and the different boundaries for
6
FILE NOS.: Z-6730 through Z-6737 (Cont.)
the greater build height subarea. Commissioner Berry also
addressed the height area and the Markham Street boundary versus
.2nd or 3rd Streets. There was a discussion about limiting height
to protect civic spaces.
Jeff Hathaway stated support of the overall effort. However,
the areas west of Broadway are different. If the intent is.to
force the "urban pattern", then you need to understand some
development will not occur in the area but will go to other
parts of the city. West of Broadway is different in development
pattern and lot size. The requirement to bring buildings to the
street and forbid parking in the front should be relaxed in this
area. The area west of Broadway competes with "Mid -Town" and
"West Little Rock". Along with this development pattern, a nice
monument style sign would add to the overall development.
Barbara Patty, thanked the Commission for its work on this. Ms.
Patty reviewed her involvement in the process. When visiting
other cities, she tends to go to the urban center. From those
experiences, what makes a downtown that works are: inviting
exteriors, lack of dead space, respect for the pedestrian, civic
spaces, mixture of uses, (activities and life with buildings
residential above, commercial below), and clear attractive
signage.
Ms. Patty read paragraph two of the staff report and then asked
the Commission to be sure the following were not a cross-
purposes with this paragraph. The changes are in the surface
parking, drive-in/drive thru, and dumpster location
requirements.
Kathy Wells asked that the boundaries of the no height area be
changed to 3rd and 8th Streets on the north and south. No more
looming buildings over historic or residential areas. Further
that the "transparency" requirement not be reduced from 60 to 35
percent. If people can see and be seen, we will have a safer
downtown. The need to make and keep downtown a safer place is
one of our aims.
Dickson Flake was called. He indicated he had made all his
comments previously (item 2).
Commissioner Hawn called on Mr. Hathaway to discuss the issue of
front yard parking. There was discussion about loading or one
bay parking versus a larger lot in front of the structure and
examples in downtown. There was discussion about rear and side
parking for commercial uses. The discussion included the use of
7
FILE NOS.: Z-6730 through Z-6737 (Cont.)
Height area - new boundaries were discussed. The north, south
and west boundaries were discussed. Mr. Flake expressed concern
about reducing the area since the reduction goes to a base,
three stories, which is too restrictive. The discussion
included the desirability of having intermediate height areas.
The Commission concluded that the higher building area would be
from between 9t' and 2nd Streets, Scott Street and Broadway with
the two blocks from 4t' to 6t' Streets west of Broadway to the
Federal Building.
Transparency issue - The staff internally had discussed the
issue based on comments from Mr. Flake and others. A third of
the fagade seemed more reasonable, because we want to have brick
and other materials. Commissioner Rahman pointed out this is a
minimum standard and most new buildings are more glass. Even
though there was some concern about the change, the
commissioners agreed to stay with 35 percent.
Drive-thru issue - The change was from not seeing or accessing
drive-in/drive-thru from any street to "primary streets".
Staff's concern was the effect would be to outlaw the use even
though alleys are permissible. The Commission concluded to
leave the change though some had concern.
Commissioner Hawn moved approval as presented with the
resolutions developed by the Commission and to include the
Conditional Use Permits presented in the application. By a vote
of 10 for 0 against the item was approved.
September 16, 1999
ITEM NO.: 1 FILE NO.: S-1257
NAME: Westview Medical Addition - Preliminary Plat
LOCATION: Southwest corner of Kanis Road and Centerview Drive
nW..UF.T.ApF.R
ENGINEER:
Freeway Park Properties, LLC White-Daters and Associates
100 Morgan Keegan Dr. 401 S. Victory Street
Little Rock, AR 72202 Little Rock, AR 72201
AREA: 6.9 acres
ZONING: 0-3
NUMBER OF LOTS: 2 FT. NEW STREET: 0
PLANNING DISTRICT: 11
CENSUS TRACT: 24.04
VARIANCES/WAIVERS REQUESTED:
Variance from the ordinance required minimum driveway spacing for the
driveways proposed for Lots 1 and 2.
A. PROPOSAL:
The applicant proposes to subdivide 6.9 acres of property at
the southwest corner of Kanis Road and Centerview Drive into
two (2) lots. The area for Lot 1 is proposed to be 2 acres,
with Lot 2 being 4.9 acres in size. The property is zoned
0-3 and will allow future office developments. The
applicant proposes to final plat the lots one at a time,
beginning with Lot 2. No new streets are proposed.
September 16, 1999
ITEM NO.: 1 (Cont.) FILE NO.: S-1257
B. EXISTING CONDITIONS:
The site is undeveloped and heavily wooded. The property
immediately south and east across Centerview Drive is also
undeveloped and wooded. There are two single-family
residences on large lots to the north across Kanis Road.
There is a mixture of commercial and residential uses to the
west and east along Kanis Road.
C. NEIGHBORHOOD COMMENTS:
M
The Sandpiper Neighborhood Association was notified of the
public hearing. As of this writing, staff has received no
comment from the neighborhood.
ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is listed on the Master Street Plan as a minor
arterial. A dedication of right-of-way to 55 feet from
centerline is required (includes additional 10 feet for
turn lane per Master Street Plan):
2. A 20 feet radial dedication of right-of-way is required
at the corner of Kanis Road and Centerview.
3. Provide design and construct improvements for right turn
lane to Centerview from Kanis Road.
4. Stormwater detention ordinance applies to this property.
5. Streetlights to be provided on Centerview by Developer
with underground service.
6. Show driveway locations on the plat. Shared drive on
Centerview with Lots 1 and 2 will be required per
Ordinance #18031. No access to Kanis is allowed by
Ordinance.
7. Provide in -lieu for traffic signal (25% of construction
and engineering cost).
8. A Sketch Grading and Drainage Plan per Sec. 29-186(e) is
required.
9. Grading Permit per Sec. 29-186(c) and (d) is required.
10. Contact the ADPC&E for approval prior to start of work
is required.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements
to serve property.
2
September 16, 1999
ITEM NO.: 1 (Cont.) FILE NO.: S-1257
AP&L: No Comment received.
Arkla: No Comment.
Southwestern Bell: No Comment received.
Water: An acreage charge of $150 per acre will apply in
addition to normal charges.
F
Fire Department: No Comment.
County Plannin : No Comment received.
CATA: Very near CATA Route #5 - West Markham; approved for
transit purposes as submitted.
ISSUES/TECHNICAL/DESIGN:
Planning Division:
No Comment.
Landscape Issues:
No Comment.
G. ANALYSIS:
The applicant submitted a revised preliminary plat to staff
on August 5, 1999. The revised plat addresses most of the
concerns as raised by the Subdivision Committee and staff.
The revised plat shows the required platted building line
for Lot 1, names of abutting recorded subdivisions and names
of abutting property owners. The sources of title and the
addresses of the property owners for this property need to
be shown on a revised plat. The 25 foot building line on
Lot 1 along Kanis Road needs to be measured from the new
property line, after right-of-way dedication.
The revised plat also shows the driveway locations as
required. Two (2) one-way drives are shown for Lot 2 along
Centerview Drive and two (2) drives are shown for Lot 1, one
on Centerview and one on Kanis Road. The applicant is
requesting a variance for driveway spacing as the drives do
not conform to current ordinance standards.
The northernmost drive on Lot 2 is located 75 feet from the
north property line (125 foot spacing required) and the
southernmost drive is also 75 feet from the south property
line (125 foot spacing also required). The spacing between
3
September 16, 1999
ITEM NO.: 1 (Cont.) FILE NO_: S-1257
the two drives is approximately 235 feet (chord distance).
The required spacing is 250 feet. A lot along a collector
street requires a minimum street frontage of 500 linear feet
for two drives. The property frontage for Lot 2 is just
under 400 feet.
The proposed drive along Centerview Drive on Lot 1 is
approximately 73 feet from the south property line and
approximately 205 feet from the Kanis Road right-of-way.
The minimum required spacing from the south property line is
150 feet and 250 feet from the Kanis Road right-of-way. The
proposed drive along Kanis Road is 30 feet from the west
property line and approximately 260 feet from the Centerview
Drive right-of-way. The required spacing is 150 feet from
the west property line and 300 feet from the Centerview
Drive right-of-way. According to ordinance standards, no
independent drive would be allowed for Lot 1. A shared
drive between Lots 1 and 2 would be recommended.
All of the drives shown are 40 feet in width. The maximum
allowed width for a driveway, according to ordinance, is 36
feet. As of this writing, Public Works has not made a
recommendation on the variance request.
In a letter provided to staff, the applicant notes that the
developer of the property does not agree with the 25%
contribution to the traffic signal at Kanis Road and
Centerview Drive as requested by Public Works. The
applicant notes, "Should an office building be constructed
on both of the proposed lots, warrants for a signal would
not be met. Therefore, the developer does not think it is
appropriate that he contribute any amount of money to this
signal especially when considering this property is 7 acres
at the intersection of a commercial collector and an
arterial street. Development of this property would
insignificantly contribute to the traffic counts on these
two streets." The traffic signal issue needs to be
discussed and resolved by the full commission.
Otherwise, the plat is in generally good order. The
proposed lot areas and widths conform to ordinance
standards. The proposed plat should have no adverse effect
on the general area.
4
September 16, 1999
ITEM NO.: 1 (Cont.)
H. STAFF RECOrMENDATIONS:
FILE NO.: S-1257
Staff recommends approval of the preliminary plat subject to
the following conditions:
1. Compliance with the requirements as noted in paragraphs D
and E of this report.
2. The issue relating to driveway locations must be
resolved. Public Works will make a recommendation on the
requested variance for driveway spacing prior to the
public hearing.
3. The issue relating to in -lieu contribution for traffic
signal construction must be resolved.
4. The applicant must submit a revised preliminary plat
noting the sources of title, addresses of property
owners, and 25 foot building line for Lot 1 measured from
the new property line (after right--of-way dedication for
Kanis Road) .
SUBDIVISION COMMITTEE COMMENT:
(JULY 29, 1999)
Joe White was present, representing the application. Staff gave
a brief description of the preliminary plat, pointing out several
notations which need to be shown on a revised plat drawing.
The Public Works requirements were briefly discussed,
specifically driveway locations and traffic signal participation.
Mr. White noted that one (1) driveway would be shown on Lot 1 and
two (2) driveways on Lot 2. Bob Turner of Public Works,
indicated that the driveways would not conform to the ordinance
spacing requirements and variances would need to be requested.
Traffic signal participation for the intersection of Kanis Road
and Centerview Drive was briefly discussed. Mr. White stated
that he would meet with the property owner regarding the
participation and respond to staff.
There being no further issues for discussion, the preliminary
plat was forwarded to the full Commission for final action.
PLANNING COMMISSION ACTION:
(AUGUST 19, 1999)
Joe White was present, representing the application. Mr. White
requested that this application be deferred to the September 2,
1999 agenda due to the fact that only six (6) commissioners were
5
September 16, 1999
ITEM NO.: 1 (Cont.) FILE NO.: S-1257
present. The deferral opportunity was offered by the Commission
and will not be charged to the applicant.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for deferral to the September 2, 1999
agenda. A motion to that effect was made. The motion passed by
a vote of 6 ayes, 0 nays and 5 absent.
PLANNING COMMISSION ACTION: (SEPTEMBER 2, 1999)
Joe White and Robert Vogel were present, representing the
application. There were no objectors present. Staff gave a
brief description of the preliminary plat with a recommendation
of approval, noting that the applicant had met all of the
technical, ordinance requirements. Staff also noted that the
driveway locations had been worked out by the applicant and
Public Works. Public Works recommended approval of the variance
for driveway spacing. Staff noted that the traffic signal issue
was the only unresolved issue.
Stephen Giles, City Attorney, provided the Commission with a
memorandum during the agenda meeting. The memo stated that the
Commission could not require traffic signal contribution as a
condition of the plat because it is not one of the minimum
requirements of the subdivision ordinance.
There was a lengthy discussion concerning the traffic signal
issue, initiated by comments made by Commissioner Downing.
Topics of the discussion included whether or not there was clear
authority within the ordinance to require traffic signals with
preliminary plats, possible ordinance amendments to include
traffic signal requirements and the City's practices in the past
with respect to traffic signal construction participation.
Joe White and Robert Vogel addressed the Commission during the
discussion, in support of the application. Mr. Vogel stated that
he felt it was the City's responsibility to provide the traffic
signal and not his as a developer of a relatively small amount of
property.
Bob Turner, of Public Works, also spoke during the discussion.
Mr. Turner quoted specific ordinance sections which, in his
opinion, could include a traffic signal requirement. Mr. Turner
6
September 16, 1999
ITEM NO.: 1 (Cont.) FILE NO.: S-1257
and Jim Lawson, Director of Planning and Development, also
commented on past practices for traffic signal participation,
which included consent by the applicant.
There was a motion and a second to defer the application in order
for the City Attorney to provide more information to the
Commission. The motion and second were ultimately withdrawn in
order for more discussion regarding the Commission's authority in
dealing with the traffic signal issue and the City Attorney's
memo and opinion.
There was a motion and second to approve the preliminary plat
application. There was also a motion and a second to defer the
application. It was determined that the motion to defer took
precedence over the motion to approve. The motion to defer was
passed by a vote of 7 ayes, 3 nays and 1 absent. It was decided
that this item would be placed on the agenda for the special
called meeting on September 16, 1999.
The discussion on this item ended with the Commission requesting
additional information and opinion from the City Attorney's
office regarding the traffic signal participation with regards to
the Commission's authority.
7
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Case # S-1257
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Item # 1
September 16, 1999
Item No.: 2
Name: Land Use Plan Amendment - Downtown District
Request: Adopt New Plan for Downtown
STAFF REPORT:
A citizen committee was formed to review the City's Plans
for Downtown. This committee worked as four subcommittees
to develop general proposals for the future of Downtown in
four geographic areas: Capitol (West), Central Business
District (Office Core), MacArthur (East) and East of I-30.
These groups developed similar concepts; thus one committee
was formed out of the four. From their work the Framework
for the Future was developed, this document has been
presented to the Commission and recommended.
The Framework of the Future recommended that the City Land
Use Plan be modified. This item is the first step in that
process. Three changes are requested to bring the Land Use
Plan into line with the recommendations of the Framework for
the Future. First, a new land use category is proposed.
This category is meant to help create a more traditional
urban development form. The exact use is not as important
as the design. Pedestrian friendly design and 24-hour
activity are important elements. A mix of uses is
desirable. The new category would be MXU - "Mixed Use -
Urban." The proposed category is as follows:
Mixed Use - Urban: This category provides for a
mix of residential, office and commercial uses not
only in the same block but within the same
structure. This category is intended for older
"urban" areas to allow dissimilar uses to exist,
which support each other to create a vital area.
Development should reinforce the urban fabric
creating a 24-hour activity area. Using the
Planned Zoning District or the Urban Use District,
high and moderate density developments that result
in a vital (dense) pedestrian oriented area are
appropriate.
The second change to the Land Use Plan is a complete change
of the plan map for District 5 - Downtown. This is an area
from the Arkansas River south to I-630 and from the Missouri
n d n i s /Soad
15 R/W Oed i cd fr or7
x-25' Bui !ding Line l
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PRELIMINARY PLAT
S-1257
Kanis Rd. @ Centerview Drive
September 16, 1999
ITEMS N0.: 2 (Cont.)
Pacific Rail Line east to I-30. (The current classifications
date to 1980.) In this area the new land use classifications
would be as shown on the attached sketch and described here.
The entire district, except those areas described below,
would be shown as the new "MXU" - Mixed Use - Urban category.
The following areas would be Public Institutional (PI)
State Capitol area - west of Woodlane and south of 3=d
Streets; the Federal Buildings - Capital Avenue to 4t'
Street, Arch Street west to State Street, and
City/County Buildings - Broadway/Markham area.
The following areas would be shown as Low Density
Residential (LDR) : 6t' Street to 9t' Street from Ferry
to Cumberland; and 9th to I-630 from Commerce to alley
between Scott and Cumberland.
The following areas would be shown as Park/Open Space
(PK/OS): MacArthur Park - 9t' Street to I-630,
McAlmont to Commerce; and Riverfront Park -Arkansas
River to Little Rock and Western Railroad Spur.
In addition, the northern portion of the I-30 District from
I-30 to John and Arkansas River to 3=d Street is changed to
Public Institutional from Industrial (the Presidential
Library site) and from 3=d Street to 9th Street I-30 to
College is -changed to Mixed Use - Urban from Industrial and
Transition.
The third change to the Land Use Plan is a complete
replacement of the text for the Downtown District. The new
text is from the Framework of the Future. It is basically
the vision statement and goals/objectives. The new text
would be as follows:
DEVELOPMENT PRINCIPALS:
Downtown should become a place where people want to
live and visit and should have a lasting and
recognizable image, distinguishable from all other
nearby environments.
Because it is the State Capitol and proud symbol of a
metropolitan area, Downtown Little Rock has many
opportunities. Downtown should be the financial,
office and governmental center of the region and as
2
September 16, 1999
ITEMS NO.: 2 (Cont.)
such should be planned as a place where people live,
visit and work in a safe, vibrant, pedestrian -friendly
environment.
The built environmental should encourage a sense of
community and safety among residents and visitors.
Downtown should be planned to become a place of 24-hour
activity. These general planning goals should be
reinforced by such urban design and planning
interventions as the following:
• Specify land uses for entertainment and residential
use.
• Preserve and reuse existing buildings.
e Capitalize on the Presidential Library as an
economic development tool.
a Provide an effective transportation plan with a
variety of modes.
® Provide landscaping throughout the area.
Utilize the Presidential Library as a regional
educational resource center.
a Develop streetscaping plans designed for specific
needs in designated areas.
Develop a means to encourage property owners to
reinvest in Downtown.
Work with Federal, State and County governments to
ensure the success of the vision.
e Specify land uses that will encourage the
development of a niche for retail activities.
e Encourage a built form of quality architectural
styles that evoke character.
v Preserve civic and historic heritage.
® Recognize the riverfront as a key urban activity
generator.
Objective: The Downtown urban form should be
protected by, requiring structures be built to the
street with street level activity and visual connection
between the street and interior.
Action Statement: Modify the development standards to
encourage higher density development and zero lot line
construction. Modify parking regulations (number of
spaces, screening, etc.)
3
September 16, 1999
ITEMS NO.: 2 (Cont.)
Special design studies should be undertaken and
regulations implemented for streets and corridors of
community -wide importance.
Objective: To support an urban land use form, a fixed
transit system is needed. An investment must be made
in a fixed transit system for Downtown that effectively
connects the different parts of Downtown and moves
people within that area.
Action Statement: Build a transit infrastructure -
fixed routes to serve the Downtown and immediate
vicinity.
Objective: Residential use is essential for an active
and successful Downtown. Because the Downtown
residential area has lost most of its residential
units, the City of Little Rock must invest in downtown
housing to assist in reviving the area thereby creating
housing opportunities for high as well as moderate -
income levels.
Action Statement: Create development and use
incentives for owner occupied, market rate rental, and
affordable rental residential developments in Downtown.
Objective: Downtown must be actively marketed. In
most cities a quasi -public agency does this work. The
City must establish (with Downtown property owners) an
agency'to advance the economic development of Downtown.
Action Statement: Development a quasi -public downtown
development agency to market and assist with the
implementation of projects.
Objective: In order to achieve an active Downtown,
developments should be mixed use and linked.
Action Statement: Using the Framework for the Future
document as a reference, establish consensus among
quasi -public, City, County, and State entities
regarding the vision of Downtown. Implement strategies
conducive to the objectives of the established vision.
Assist only developments that conform to the Framework
guidelines.
4
September 16, 1999
ITEMS NO.: 2 (Cont.)
LAND USE:
Residential:
The blocks, north and west of MacArthur Park, in the
southeast corner of the District are designated as Low
Density Residential (LDR). Within this area, north of
Ninth Street is predominately Multifamily with some
Single Family while south of Ninth Street is
predominately Single Family with some Multifamily.
Mixed Use:
The majority of the district is designated for Mixed
Use Urban. The uses range from high-rise office
buildings to single family homes. The intent is to
create a vital diverse area, which is pedestrian -
friendly.
Parks and Open Space:
Riverfront Park runs along the Arkansas River along the
northeast portion of the district boundary. MacArthur
Park, the City's first municipal park established in
1892 is in the southeast corner of the district.
Public/Institutional:
The State Capitol and related buildings are designated
as Public Use, in the western end of the district. The
Federal Buildings between Capitol Ave. and 4t' Street
from State to Arch Streets are also designated Public
Use. The third Public Use area is the County and City
Buildings along Markham Street around Broadway.
These changes to the City Land Use Plan will begin the
implementation of the Framework for the Future already
reviewed by the Commission.
STAFF RECOMMENDATION:
Approval
5
September 16, 1999
ITEMS NO.: 2 (Cont.)
PLANNING COMMISSION ACTION: (SEPTEMBER 2, 1999)
Because of the changes proposed by this item, the Commission
asked that the item be deferred to allow more time for
reviewing the proposal. The item was placed on the Consent
Agenda for deferral to September 16, 1999. By a vote of
10 for 0 against (Commissioner Adcock absent) the item was
deferred.
6
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September 16, 1999
Item No.: 3
Owner: Various
Applicant: City of Little Rock
Z-6730 through Z-6737
Location: Cross to College, Arkansas River to 15th Street
Request: Rezone from various in the Downtown area
Purpose: Encourage a more urban, pedestrian oriented
development pattern of mixed uses.
Existing Use: Various
STAFF REPORT:
As part of the Framework for the Future (Downtown) review,
alternative development standards were viewed as necessary. The
desire was to achieve a development pattern which was more urban
and pedestrian oriented. After discussion the committee
reviewing downtown decided a new zone classification was
necessary to allow and encourage "urban", "pedestrian friendly"
development. A draft ordinance was prepared which attempted to
address the issues raised by the committee. The draft was made a
part of the committee's final work - the Framework for the
Future.
The basic tenant was, use should not be a major issue as long as
it is inside and does not adversely affect the neighbors. Other
important issues are described below. Buildings should be on the
street with surface parking limited and only to the rear or side.
Sidewalks and streets should encourage pedestrian activity and
movement. Residential should be allowed everywhere, with
MacArthur Park residential protected. There should be a unique
urban feel to downtown with pedestrian friendly buildings and
streets.
A second committee (three Planning Commissioners, three property
owners, three representatives of Downtown Groups (Downtown
Partnership, Downtown Neighborhood Association, MacArthur Park
Residents Association) and a representative of the League of
Women Voters) reviewed the concepts developed by the Framework
for the Future committee and a new draft ordinance was developed.
Vicinity Map
LAND USE PLAN -- PROPOSED
N
PROPOSED DOWNTOWN
LAND USE PLAN
CT: 1,2,3,8,9,10
TRS: T1NR12Va3,10,11
PD: 5,6
Ward- 1 Item # 2
September 16, 1999
ITEM NO.: 3 (Cont.) Z-6730 through Z-6737
The second committee surveyed property owners to get their
reactions to the concepts. These comments were discussed prior
to formation of a draft ordinance. In late spring 1999, a draft
ordinance was distributed to property owners for comment.
In order to achieve the recommendations of the Framework for the
Future committee and Downtown Zoning Committee, three primary
actions are needed: addition of new zone district(s),
reclassification of areas to the new district(s), and repeal of
the Zoning Plan for Central Little Rock Urban Renewal Project.
Based on the work of the Downtown Zoning Committee, two zone
classifications are proposed for addition to the Zoning
Ordinance. They are Urban Use and Low Density Residential.
Urban Use District is designed for "older" established commercial
or business districts or for area where pedestrian oriented
development which is mixed in nature is desired. The Low Density
Residential District is patterned after the City's "R-4" Two
Family District and Capitol Zoning's "M" Residential District.
This district allows for a variety of residential uses and some
nonresidential use (as a conditional use). The pattern reflects
the existing mix and tries to capture the things liked about
Capitol Zoning over the city's regulations.
This change requires additions to the definitions section, height
and area exception section, districts established section,
exception/modifications (zoning buffer) section as well as adding
the two new classifications. The attached outline has the
proposed changes and wording for the new districts.
Once the new districts are part of the ordinance, the
recommendation of both committees is to rezone the Downtown area
under city zoning regulations to one of the two districts. That
is the area between Cross Street east to I-30 and the Arkansas
River to I-630 would be the Urban Use District except for
Riverfront Park and an area around MacArthur Park. The two Parks
would be zoned Open Space (OS). The area between 6t' and 9t'
Streets, Ferry to Cumberland and 9t' Street to I-630, Commerce to
Scott north and west of MacArthur Park would be zoned Low Density
Residential (see attached sketch map).
The final change is to remove the Zoning Plan for Central Little
Rock Urban Renewal Project from the zoning code. This portion of
the zoning code is over thirty years old and has proven to be
difficult for staff to use and explain. Having Downtown zones be
2
September 16, 1999
ITEM NO.: 3 (Cont.) Z-6730 through Z-6737
part of the basic zoning code for the entire city is seen as more
desirable and workable.
In order to ease the change to the new classifications, staff has
offered to grant C.U.P.'s with the zone change. These C.U.P.
requests will be included as an addendum to allow property owners
more time.
STAFF REC0b1MENDATION:
Approval
ADDENDUM
CONDITIONAL USE PERMITS FOR NEW DOWNTOWN ZONING
STAFF REPORT:
As part of the downtown rezoning effort, property owners were
given the opportunity to request conditional use permits. This
was done in an attempt to reduce the number of nonconforming uses
which might otherwise have occurred. The idea is to allow
existing uses to continue to operate as legal uses, if at all
possible.
In the letters to property owners, they were given the option of
providing a legal description and letter asking for a conditional
use. Eight request were received and are described below:
Z -6370-A Southwest Hotels, C.U.P. for lots 1-12 Block 292 and 1-3
Block 260 Original City. This is an area which currently has
"I-2" Light Industrial zoning. The C.U.P. is for an existing
warehouse use and expansion on to lots 10-12 Block 292 Original
City using similar construction materials. This is the block
between Capitol/4t' Street and Cross/Ringo Streets. The C.U.P.
further allows for a commercial surface parking lot on lots 1-3
Block 260 Original City. This would replace a lot on lots 10-12
Block 292 Original City. This is the block between Capitol/4t'
and Ringo/Chester. Both exchanges would be on 4tk' Street. The
C.U.P. allows "I-2" uses and expansion of the use as noted.
Z -6730-B Arkansas Graphics, for lots 1-12 Block 175 Original
City. Arkansas Graphics currently occupies half of this block
3
September 16, 1999
ITEM NO.: 3 (Cont.) Z-6730 through Z=6737
and plans to expand into the other half. The area is currently
zoned "I-2" Light Industrial. The existing use does not require
a C.U.P. in the Urban Use District. The proposed addition may.
The addition is to be located on 9th Street. The site is between
8th/9th Streets and State/Gaines Streets. The C.U.P. allows "I-2"
uses and the expansion noted.
Z -6731-A, Heartland C.U.P. for lots 1-12 Block 13 Original City.
This area is currently zoned "GB" General Business and "HR" High
Density residential. The site is located between I-630/13'
Street and Main -Scott Streets. The business is in place. The
request is to allow "I-2" uses on this block.
Z -6732-A, McElroy C.U.P. for lots 1-12 Block 9 Rectortown
Addition. This area is currently zoned 11I-2" Light Industrial.
The site is located between I-30/Collins and 4th/Capitol Avenue.
There is an existing industrial use. The request is to allow
11I-2" uses on this block.
Z -6732-B, Hayre C.U.P. for lots 7-9 Block 12 Rectortown Addition.
The current zoning is "I-2" Light Industrial. The site is the
northwest corner of 6th and Collins. The use is Industrial. The
request is to continue the current use, which includes outside
storage of materials. The owner also cannot meet the opening
requirements and is planning further renovations to the
structure, which will not meet this requirement. The owner
wishes to continue operations at this site and requires these
modifications - 11I-2" uses and above modifications as noted on
these urban use lots.
Z -6734-A, Poe C.U.P. for lots 4-5 Block 44 Original City. The
current zoning is "HR" High Density residential. The site is in
the 900 Block of Cumberland. The office use is existing. The
request is to allow 11C-1" uses on these R -4A lots.
Z -6734-B, Strehn C.U.P. for southeast corner of Trapnell Block in
Stevenson's Addition. The current zoning is "HR" High Density
Residential. The site is the northwest corner of 6th and
Sherman. This is a multifamily structure with office use as well
as residential. The request is to allow "C-1" uses on this R -4A
lot.
Z -6734-C, 2nd Baptist C.U.P. for the West '-� lots 4-6 Block 42
Original City. The current zoning is "HR" High Density
residential. The site is the northeast corner of 8th and
Cumberland Streets. The use is for religious education and
4
September 16, 1999
ITEM NO.: 3 (Cont.) Z-6730 through Z-6737
related uses. The request is to allow "C-1" uses on these R -4A
lots.
Z -6734-D, Hundley C.U.P. for lots 1-3 Block 44 Original City.
The current zoning is "HR" High Density Residential. The site is
the southeast corner of 9t' and Cumberland. The owner is
requesting Multifamily and "C-1" neighborhood uses based on
existing and surrounding uses.
Z -6735-A, Parkview Towers C.U.P. for parts of Blocks 56 and 57
Original City. The current zoning is "HR" High Density
Residential. The site is located 1200 Cumberland. The use is a
elderly retired housing with 128 units. The request is for a
conditional use permit for Multifamily.
Z -6732-C, Meyer C.U.P, for lots 1-6 Block 8 Rectortown and lots
1-6 Block 3 Woodruff's Addition. The current zoning is 11I-2"
Light Industrial. The site is located between Collins/Byrd and
6t'/7t' Streets. The existing use is Commercial and Industry.
The request is for "I-2" uses on these Urban Use lots.
PLANNING COMMISSION ACTION:
(SEPTEMBER 2, 1999)
Because of the changes proposed by this item, the Commission
asked that this item be deferred to allow for more time to review
the proposal. The item was placed on the Consent Agenda for
deferral to September 16, 1999. By a vote of 10 for, 0 against
(Commissioner Adcock absent), the item was deferred.
5