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CCw� eYF rn �wd� m maaO�C mrr C'_'nN Oq w �d im,"'� O C .N.ti.m a'¢,a m O O n•0 y, "' b o —(D d p Hm n "p n n A y !D an d ".Jrt' .,'�•d p m d n Q, d m .� o m o -G O NCD d'O O .p, mai a oma, w' Da 0 (n ly fD vi rp'$ ' s . W_' � CD ada '� � • u, �c 4 m b m m w rex w a. 5 d �_ R M 0 Z M cn 0 cn M M K W M M Planning 'CoinmWan's new Zoning regulaians ARKANSAS DEMOCRAT-GAZETII: The following are new zoning regulations for downtown passed by the Little Rock Plan- ning Commission last week. If passed by the city Board of Directors next month, they would take effect six months later. The plan would impose a new zoning clas- sification, "urban use," on the area between the Arkansas River on the north and Inter- state 630 on the south, and between Cross Street on the west and a few blocks east of Interstate 30 on the east. Not included in the "urban use" area would be a skyscraper dis- trict between 2nd Street on the north and 9th Street on the south, Scott Street on the east and Broadway on the west. ■ Any lighting shall be placed so as to re- flect light away from adjacent residential structures. Fixtures adjacent to roadways shall be of design that minimizes glare to the motoring public. No excessive or unusu- al noise, odor or vibration shall be emitted so that it constitutes a nuisance. IN All trash receptacles and pickup shall be oriented away from the primary street side of the property and screened from the pub- lic right-of-way. Trash receptacles shall be placed adjacent to alleys if alleys are avail- able. ■ No new drive-in or drive-through facilities may be visible or take direct access from the primary street. ■ Street trees (tree types as listed in the landscape ordinance) shall be a minimum three-inch caliper trees. The trees shall be located a minimum of two feet off back of curb and shall be 30 feet on center, no clos- er than 30 feet to a street intersection, with a water source provided. The tree canopy shall be maintained at least eight feet above the sidewalk. ■ Buildings must be oriented to the street. The primary entrance of the building shall be at street level on the street at the side- walk. ■ The ground -level (street fronting) floor of non-residential structures shall have a mini- mum of 35 percent transparent or window display. If at least 50 percent of lhe,sfregt- level office and retail space has direct ac- cess to the street, the total building square footage may be increased with additional floor(s) at a rate of 2 square feel 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 dou- bled if the above requirement is met. ■ No off-street parking shall be required. IN The ground or street -level of a parking structure shall be constructed (minimum clearance of 12 feet) to allow for active use other than parking (such as offices, light re- tail, personal services and entertainment) for at least 50 percent of the street frontage on the primary street. For structures with only one street frontage the 50 percent re- quirement is exclusive of entrance drive- ways, stairways and pedestrian entryways. If the parking structure includes the alterna- tive uses at the time of initial construction, then the related structure may add one sto- ry in height. In addition, the maximum area devoted to signage on the first study may be doubled if the alternative uses are in g1011 place at initial construction. ■ Surface parking is to be located behind or adjacent to a structure, never between the building and abutting street. Within this district new commercial surface parking lots shall be permitted as a conditional use. 0 Off -premise, pole and monument signs are not allowed. ■ No building hereafter erected or struc- turally altered shall exceed a height of three stories or 45 feet, whichever is less. Devel- opments which provide a minimum 20 per- cent of the gross floor area for residential uses are entitled to a maximum height of five stories or 75 feet, whichever is less. Any structure which is certified by Central Arkan- sas 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 10 stories or 150 feet. In the area bounded by Markham Street on the north, 9th Street on the south, Scott Street on the east, and Broadway on the west, building height shall be controlled by the Adams Field Airport Zoning Ordinance. ■ Area regulations: 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 struclure. (In no case may a structure be built in the (ght-of-way.) A de- velopment with an integral accessory use may increase the setback (built -to -line) to 20 feet. Along Capitol Avenue, west of Broadway and east of Scott Street, the front building line shall be 25 feet. Along Chester Street from Interstate 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. Rear yard: No setback required except where ad- jaeent to lots containing single family de- tached structures. In this case the rear yard shall have a setback of not less than 25 feet. Side yard: No setback required except where adjacent to lots containing single family detached structures. In this case the side yards shall have a setback of not less than four feet. n(h M" -(D a 0.' 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The proposed ordinances have been drafted and redrafted re- r peatedly, and Wells said she does not want to see them change under pressure from developers. "I just hope the city directors pass this as it Stands and put it into law as - kly as possible," she said. "And if they're going to change it, they need to have a real Arkansas Democrat V (baze& clear discussion on what they're doing." The height incentives are a first for Little Rock. Flalee -sbid lie is skeptical of the idea, but East said he supports it in principle. Another innovation in the pro- posed ordinances is the institution of a 5 -foot "build -to" line. In the "urban use" zone all buildings would be required to start 5 feet from the front property line, the line where the public right of way ends. In other parts of the city, in- stead of a "build -to" line there are setback requirements. A setback requirement is the minimum distance that must be maintained between the property line and the building. If the set- back is 25 feet, a building could not be 20 feet from the property line, but it could be 30 feet from the property line. The "build -to" requirement, in contrast, is an at- tempt to t'l'v;1te tt titrifornr line of building fronts, all 5 feet from the right of way. Setback requirements vary throughout the city. In most single -fancily residen- tial neighborhoods like Hillcrest, St. C:irarles ,ind Yorkwood in southwest Little Rock, the front yard setback is 25 feet. The front setback is the same for most com- mercial and business areas. The "urban use" zone would have a side and rear setback of zero. Most residential areas have side setbacks of 8 or 5 feet. and rear setbacks of 25, while most commercial and business areas have side setbacks of zero and rear setbacks of 25 feet. Moses and East said that, over- all, they view the proposed plans as very positive. "They're doing the kind of things I believe will eventually help create a much more livable city," Moses said. "So much of our old ordinance created a suburban flavor in a nonsuburban environ- ment." Developers could get around the proposed zoning ordinances, just as they can the current ones, by applying to the Board of Adjust- ment djustment for a variance. The Board of Adjustment grants about 100 ex- ceptions to city zoning rules every year and denies some 10 percent of the applications it receives. Planning Manager Walter Mal- one said that because a feature of the "urban use" zone is that it would allow all uses — rather than segregate residential from com- mercial from industrial as current zoning rules do—lie expects there to be less need for variances. "We believe the new regula- tions will make it less likely that people will want or need to ask for exceptions," he said. N �O 0 O 0 0 0 H 4] cn M 7 f� A U rD r H 7 ry n u n n A t X "I W V. R In X V v o .i •t 7 0 O n I I G G p n n r] G G O Cn (n N :l I -- C) G G n h "t m 0 0 r^ rw lD co V -A H 1• Cl1 b UI r I O H A [3 = p N ca. 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