HomeMy WebLinkAboutZ-6735 Application 212A • SATURDAY, SEPTEMBER 25, 1999 ■ •
Zoning
• Continued from Pagel A
thus far in soliciting property own-
ers' input.
Department officials hope the
zoning changes will be on the
agenda at the Oct. 19 Board of Di-
rectors meeting. As the plan
stands, the new rules would take
effect six months after the board's
approval, with existing and al -
'ready approved structures not af-
fected.
The proposed rules would cre-
ate a new zoning -classification,
"urban use," for the irea from the
Arkansas River on the north to In-
terstate 630 on the south and from
Cross Street on the west to a few
blocks past Interstate 30 on the
east.
Buildings in the "urban use"
zone would be limited to 45 feet
tall, or three stories, except for in
a central skyscraper district,
where buildings could rise to
about 200 feet, or 15 stories.
Developers could build taller
buildings outside the skyscraper
zone by taking advantage of incen-
tives, a new approach by the Plan-
ning Department to encourage res-
idential and retail space by allow-
ing developers who make room for
such uses to have extra stories on
their buildings.
Besides the proposed height
rules, the "urban use" classifica-
tion includes a host of new regula-
tions, including a mandate that all
buildings start 5 feet from the right
of way and a requirement that
one-third of the ground -floor wall
space on commercial buildings be
made of glass.
The proposed skyscraper dis-
trict would be a rectangle from
Second Street on the north to
Ninth Street on the south and
from Broadway on the west to
Scott Street on the east, with an
extension west to Gaines Street
between Fourth and Sixth streets.
Now, the area where skyscrap-
ers can be built stretches to River -
front Park, rather than stopping at
Second Street.
The area between Eighth
.-Street, the southern border of the
current skyscraper district, and In-
terstate 630 is now zoned "general
business." So is the northern part
of the area between Scott Street,
the current skyscraper district's
eastern border, and Interstate 30.
Buildings in those areas can
now go up to five stories, but un-
der the proposed plan they'd be
limited to three. So under the pro-
posed plan the skyscraper area
would shrink somewhat, and
height restrictions in two border-
ing areas would be more limiting.
"We're generally not in favor of
height restrictions in that area, or
not in favor of that restrictive of a
height requirement," said Bob
East of East -Harding Inc. construc-
tion, speaking as president of
Downtown Partnership, a business
development group. "Our problem
is we have not reviewed it in depth
and we need to."
The proposed zoning plans are
an outgrowth of Downtown Little
Rock -Framework for the Future, a
process conducted because of a
recommendation during Future -
Little Rock, the city's early '90s
goals -setting project.
The Framework for the Future
plan will also be on the board's
agenda Oct. 19, and the board will
be asked to support it in a package
of three other plans that envision
a lively, pedestrian -friendly down-
town area where people work,
play and sleep. Framework for the
Future is a set of goals, not rules
or ordinances.
A Downtown Zoning Committee
met between August 1998 and De-
cember 1998 to develop the recom-
mendations of the Framework for
the Future steering committee
into zoning regulations. Drafts of
the regulations were sent out to
more than 900 property owners for
comment in May.
Sitting on the Downtown Zoning
Committee were: then -Planning
Commission Chairman Larry
Lichty, now a city director; Plan-
ning Commissioner Mizan Rah-
man; Planning Commissioner
Craig Berry; Downtown Neighbor-
hood Association President Kathy
Wells; Mark Zoeller of the
MacArthur Park Property Owners'
Association; Barbara Patty of the
Pulaski County League of Women
Voters; Henry Lee, owner of
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1
Zoning Ordinance changes-
1)
har es:
I) 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 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.
DRAFT
DRAF1
lll) Adding two new Zone Districts to Article V District
Regulations - Urban Use (UU) and Low Density Residential (R-
RA)
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. 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. or- o�-
MV
(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. 'rash
receptacles shall be placed in 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 facade materials shall be wood,
masonry, or glass.
DRAFT
DRAFT
(5) Landscaping
a. All vehicular use areas and public right-of-way shall be in compliance
with chapter 15, article IV.
b. Street trees shall be a minimum 3" caliper trees. The trees shall be
located 2'-0" off back of curb and shall be 30' - 0" on center 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, shall 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 Wpercent transparent or window
display. 12-0 7_5
If at least,50percent 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.
DRAFT
3
[)RAFT
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. FV0AT
�r�
a. Parking structures. The ground or str - evel of a parking structure
shall have at least 50 percent of the treet-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 a -t- If 63 r �
constructed without these alternative uses as long as he first level of P�
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 in the front yard.
be permitted after the date of this ordinance�flrnmerciat surface
lot is removed then a new comme� al -surface lot may be added
within this district s-long-aslhe total area which is devoted to this
«se does -not increaserfrom-that-as-ofthe-date of-this-vrdinanse.
(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.
DRAFT
4
(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 LATA (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. 17 � 3o
For those structures 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 Airport Building Height Ordinance
(Ordinance No. 14613) – Code of Ordinances 7-57.
(f) 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. Dei e" r.��►^�� c�� ss9•-� �e
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) Rearyard. 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 fess than four (4) feet.
'DRAFT
5
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 are not unduly concentrated in the area. These uses must
otherwise conform to the provisions of this chapter and be compatible with the
character d the neighborhood. 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}Serv,ris.��]
f°
(2) Other uses. Accessory, home occupation, temporary, special and
tit elz Q
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.
e. Q
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'L0'�
have a traditional design consistent with the neighborhood.S`�7
(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.
DRAFT
!n
(d) Area regulations. Sr
(1) Front yard. There all be a front yard setback having a depth of not less
than twe�rt ) 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
les6 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.
/10 Remove Article V/ Sections 36-401 through 36-418 —
Zoning Plan for Central Little Rock Urban Renewal Project.
10 Modify map to change the area, from Cross to 130 and 1630
to River, to Urban Use and R -4A Districts.
7
Other Ordinance Amendments:
Master Street Plan:
Intersection radii — on Broadway, Chester, Scott, Louisiana, 3rd and 2nd
Streets the radii shall be reduced to that for Collectors.
Land Use Plan:
1) Add new Land Use Definition:
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 Planed Zoning District or
the Urban Use District, high and moderate density developments that result in a
vital (dense) pedestrian oriented area are appropriate.
2) Change Land Use Plan Map to new category and LDR (east of Cross)
3) Replace the Land Use Plan Text for Planning District 5
Replace Text under 'Development Principals' with:
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 capital 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 such should be
planned as a place where people live, visit and work in a safe, vibrant,
pedestrian -friendly environment.
The built environment 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
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
CRAFT
• 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
• 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.)
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 a n 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 9with Downtown property
owners) an agency to advance the economic development of Downtown.
Action Statement: Develop 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.
DRAFT
1
fi. nq_ A To e!n
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.
Replace Text under `Land Use' with:
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 User
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.
Last printed 07/28/99 3:10 PM
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