HomeMy WebLinkAboutZ-8922-A Staff AnalysisMarch 10, 2016
ITEM NO.: 12 121h Street Core Plan Implementation
Owner: Various Ownerships
Applicant: City of Little Rock
Location: Interstate 630 to 14th Street and Maple Street to Lewis
Street/Bishop Warren Drive
Area:
Approximately 69.4 Acres
Request:
Add Cedar Pine Overlay to Zoning Ordinance;
Rezone from R-3, R-4, R-5, 0-1, 0-3, POD, PDO,
C-3, and PCD to R-4A and UU (Z-9118)with the
Cedar Pine Overlay; approve CUP for a Parking Lot
13`h /Pine (Z-8922-A), CUP for C-1 Uses at
4120 (Z-2330-A) and 4124 West 11 th Street
(Z-4395-A)
Purpose:
To encourage the redevelopment of the area with its
traditional more urban form.
Existing Use:
Various uses
SURROUNDING LAND USE AND ZONING
North — Interstate 630 is the northern boundary; to the northwest is the Veteran's
Hospital and University of Arkansas Medical Center - zoned R-2, R-4and R-5;
to the northeast are single family homes - zoned R-3 and R-4
South — Single family homes and vacant lots - zoned R-3 and R-4
zoned MF-18
East — Single family homes and vacant lots, with some businesses along 12th Street -
zoned R-3, R-4, R-5, C-3 and POD
West — Single family homes and vacant lots, with some businesses along 12th Street -
zoned R-3, R-4, C-3 and 0-3
March 10, 2016
ITEM NO.: 12(Cont.)
A. PUBLIC WORKS COMMENTS:
1.
B. PUBLIC TRANSPORTATION ELEMENT:
Bus Route #3 (Baptist Medical Center Route) runs along 12th Street connecting
downtown to the east with the Baptist Medical Center to the west.
C. PUBLIC NOTIFICATION:
All owners of property in the affected area and the Forest Hills, Hope, Pine to
Woodrow and Stephens Area Faith Neighborhood Associations were notified of
the public hearing.
D. LAN❑ USE ELEMENT:
This request is located in the 1-630 Planning District. The Land Use Plan shows
Mixed Use — Urban (MXU), Mixed Use (MX), Public Institutional (PI) and
Residential Low Density (RL) for this area. Mixed Use provides for a mix of
residential, office and commercial uses not only in the same block but also 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 cresting 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. Mixed Use provides for a mixture of residential, office and
commercial uses to occur. A Planned Zoning District is required if the use is
entirely office or commercial or if the use is a mixture of the three. Public
Institutional includes public and quasi -public facilities that provide a variety of
services to the community such as schools, libraries, fire stations, churches,
utility substations, and hospitals. Residential Low Density is for single-family
homes at densities no greater than six dwelling units per acre. The applicant has
applied for a rezoning from R-2 (Single Family District) to R-4 (Two -Family
District).
Master Street Plan:
12th Street is a Minor Arterial, Cedar and Pine Streets are Collectors and the
remaining streets are Local Streets on the Master Street Plan. A Minor Arterial
provides connections to and through an urban area and their primary function is
to provide short distance travel within the urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on
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March 10, 2016
ITEM NO.: 12 Cont.)
12th Street. The primary function of a Collector Street is to provide a connection
from Local Streets to Arterials. The primary function of a Local Street is to
provide access to adjacent properties. Local Streets that are abutted by
non-residential zoning/use or more intensive zoning than duplexes are
considered as "Commercial Streets". A Collector design standard is used for
Commercial Streets. These streets may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
BICYCLE PLAN:
A Class II Bike Lane is shown along 12th Street. Bike Lanes provide a portion of
the pavement for the sole use of bicycles.
E. STAFF ANALYSIS:
This is a continuation or implementation of the 12ffi Street planning effort. In 2009
a plan for the 12th street corridor was completed with input from groups within the
corridor. This plan recommended changes in the Land Use plan and zoning as
well as transportation, land use, redevelopment and economic development for the
corridor. This plan was accepted and support by resolutions by both the Planning
Commission (Resolution 146 of December 17, 2009) and Board of Directors
(Resolution 13067 of January 19, 2010). To help implement that plan the City
engaged a consultant via the `Jump Start' regional effort. This group developed
a more specific recommendation for the 'core' area around Cedar/Pine and
121h Street.
The Jump Start Core Area Implementation Plan was accepted and supported by
both the Planning Commission (148, 5/21/15) and Board of Directors (14157,
7/21/2015) by resolutions in 2015. Since this time Planning Staff took the
consultant's zoning recommendations for that area and, with only minor
modifications, has presented to the property owners in the area the proposal to
reclassify the area as recommended in the Jump Start document.
Staff reviewed the existing zoning pattern taking specific note of Planned Zoning
Districts and Conditional Uses in the area. After review of the case files, only one
of the conditional use permit (CUP) areas was determined to need to be
recognized with a new CUP with the reclassification to R-4A (Neighborhood
Overlay). This is for a parking lot between 13th and 14th Streets, west of Cedar
Street. Four of the Planned Zoning Districts were determined to need to remain —
PCD for motel, Pine and 1-630; POD for a church and other uses, 9th to 10th — Pine
to Cedar; PR❑ for a duplex, Oak and 11th Street; and PCD for auto repair and
sales, Pine and 12th Street.
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March 10, 2016
ITEM NO.: 12
The recommendation of the Jump Start Core Plan is to zone the land along
12th Street to Urban Use (UU) with an overlay character Mixed Use. This area
also includes both sides of 13th Street from Elm to Oak Streets. The intention is
this area be redeveloped into a business core for the neighborhood with a mix of
uses and services. This area is currently zoned C-3 (General Commercial), POD
(Planned Office District), PDO (Planned District Office), R-4 (Two Family), R-3
(Single Family). There is scattering of businesses, Hinton Resource Center,
121h Street Station, and Hoover United Methodist Church in the area.
A second business area is proposed along the freeway at Cedar -Pine. This area
would also be reclassified to Urban Use (UU) with an overlay character Highway
Mixed Use. This area is currently zoned PCD (Planned Commercial District), 0-3
(General Office) and R-4 (Two -Family). There is a partial developed office area
currently owned by UAMS, medical offices for the County Health Department and
Single Family homes on this land.
The remainder of the area would be re-classified to R-4A (Residential Low Density)
with an overlay character Neighborhood. Currently it is zoned R-3 (Single-family),
R-4 (Two -Family), 0-1 (Quiet Office), 0-3 (General Office), and PCD (Planned
Commercial District). Most of the area is single-family homes or vacant parcels.
Meetings were held the last of October 2015 for the property owners in the area.
Not only the property owners but also the Neighborhood Associations in the area,
and interested groups who had been part of the 12th Street planning effort were
notified. An evening meeting was held to review the plan and proposed re-
classification. Handouts were made available to anyone in attendance for both the
various current zoning classifications and the proposed zoning with overlay. This
was done to help individuals see the differences and to be able to judge for
themselves the pluses or minuses for the re-classification for their property. A
second `drop -in' type of meeting was held later in the week to allow individuals
more time to ask specific questions.
At these meetings there were a few general questions, but no comments in support
or opposition to the suggested changes were offered. No contacts from property
owners or interested individuals were made to Staff as a result of this meeting.
Staff next, identified each of the property owners with Planned Zoning District or
Conditional Use Permits and sent the letters explaining the change or no change
proposed for their property. Then a `drop -in' meeting was scheduled for January
21 from those property owners to come and get more detailed answers -to any
questions. There were a few email and phone contacts, generally informational
in nature.
Ell
March 10, 2016
ITEM NO.: 12 (Cont.
One property owner with a Conditional Use Permit (CUP) for a 'Day Care'
indicated there was no day-care currently at that location and they did not want to
continue the CUP for that use with this zoning action. A mailing after the January
21 meeting resulted in additional email and phone contacts with one office visit.
Again all these contacts were informational in nature. Based on these responses
Staff has decided to proceed to public hearing on the re -classifications as reviewed
previously.
The plump Start Core Implementation Plan recommendation to reclassify the area
between Interstate-630 to 14th Street and Maple to Lewis/Bishop Warren Drive
requires two actions to accomplish. First, the city must amend the Zoning
Ordinance to add the Cedar Pine Overlay. The second action is to approve the
reclassification of the area from various classifications to either Urban Use (UU) or
Residential Low Density (134A) (to be case file: Z-9118) as described above with
three Conditional Use Permits.
Some 233 letters were written to property owners for various changes within the
area covered by this re-classification notifying them of the Planning Commission
meeting to vote on the re -classifications. The letters were for different 'from -to'
type of re-classification relationships and/or property owners. Approximately
200 different property owners received letters about the public hearing to make the
zoning change. These letters were mailed February 5, 2016. In addition, the four
neighborhood associations in the area received letters with maps of the proposed
changes to be voted on by the Planning Commission.
Staff has received over a dozen phone calls from property owners since the
mailing of the notice. These calls have been informational in nature, requesting
additional information or expressing lack of understanding of what was happening.
In addition, a few individuals have come to the Planning Development offices or
written (emails or letters) requesting additional information or asking questions
prior to the writing of this report. Again, these contacts have been informational in
nature. Several `packages' with the information distributed at the October property
owner meeting were mailed at the request of some owners.
As noted previously Staff recommends three Conditional Use Permits be
approved. These are to assure that the property owners do not lose already
approved uses for their property as a result of this re-classification. The first
Conditional Use Permit (Z-8922-A) is to re -affirm a conditional use permit for a
parking lot between 13th and 14th Street, west of Cedar. This would be for the use
of Hoover United Methodist Church and users of the 12"' Street Station. The
second Conditional Use Permit (Z-2330-A) for 4124 West 11th Street would add
the following uses for this property:
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March 10, 2016
ITEM NO.: 12 (Cont_
Bank or saving and loan; Church; Clinic (medical, dental or
optical); Day nursery or day care center; Day care, adult;
Duplication shop; Establishment of a religious, charitable or
philanthropic organization; Fire Station; Library, art gallery,
museum, or similar public use; Lodge or fraternal
organization; Office (general and professional); Photography
studio; Private school, kindergarten or institution for special
education; School (public or denominational); Studio (art,
music, speech, drama, dance, or other artistic endeavors);
Studio (broadcasting or recording); Travel bureau; Mobile
canteen units when operated in compliance with current
planning department regulations for such vehicles.
This is a parcel zoned 0-3, General Office where a doctor's office was located
(a daycare facility is currently using the parcel).
The third Conditional Use Permit (Z-4395-B) for 4118 West 11 t" Street is for the
following uses:
Bank or saving and loan; Barber and beauty shop; Church;
Clinic (medical, dental or optical); Day nursery or day care
center; Day care, adult; Establishment of a religious,
charitable or philanthropic organization; Fire Station; Library,
art gallery, museum, or similar public use; Office (general and
professional); Private school, kindergarten or institution for
special education; School (public or denominational); Studio
(art, music, speech, drama, dance, or other artistic
endeavors); Travel bureau; Mobile canteen units when
operated in compliance with current planning department
regulations for such vehicles.
This is a parcel zoned 0-1, Quiet Office with a Conditional Use for a beauty shop.
The current use is a single-family home.
F. STAFF RECOMMENDATION:
Staff recommends approval of adding the Cedar Pine Overlay to the Little Rock
Zoning Ordinance and recommends the reclassifications to R-4A and UU (Z-
9118) on the Zoning Map with Conditional Use Permits Z-8922-A, Z-2330-A and
Z-4395-B.
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March 10, 2016
ITEM NO.: 12 (Cont.
PLANNING COMMISSION ACTION: (MARCH 10, 2016)
Walter Malone, Planning Staff, reminded the Commission of the 12th Street Study
and 12th Street Core Plans that had been presented to the Commission and Board of
Directors in 2009/2010 and 2015 respectively for approval. Today's item is the
implementation of those two efforts. It will require three actions: to add the Cedar/Pine
Overlay to the zoning ordinance, rezone the area between Lewis and Maple, 1-630 and
14th Street, and finally to approve three Conditional Use Permits (CUP). Mr. Malone
reviewed the major parts of the new regulations for the area. Then he went over the
three CUPs indicated in the package.
Mr. T. R. Clark, representative of property at Oak and 12th Streets, indicated that the
property was purchased four years ago for a convenience store. The current owners
have convenience stores and restaurants. They have wanted to renovate the building
for that purpose and have put some money in to the building. Mr. Clark talked about
selling to someone else who might develop the site as a convenience store. Such a
use as convenience that makes sense for this neighborhood. The owners have talked
to potential buyers. He also talked about retail uses and the Dollar Tree on 12th Street as
well as changes along 12th street. The owners were asking to keep the `C-3' zoning and
what goes with that classification. Mr. Clark indicated he could provide a list of potential
users if desired. The neighborhood is good for walking trade. He talked about what
might be in a convenience store, having tried to work with Better Community Developers
on the site, etc. One would need a national brand to make redevelopment of this site
work. He talked about changes in the area and previous uses in the area and that it
would be best to develop the entire block face as one project.
Commission Berry asked what he would be able to do with the new zoning versus the
current. Mr. Malone indicated that with the new zoning, all the current C-3 Uses as long
as they are inside, could be done plus any other users in any commercial, office or
residential district. And that the parking and building requirements would be waived as
long as no area was added to the building — i.e. you could redevelopment the existing
building and have parking in the front as long as no area was added to the building.
A motion was made to add the Cedar/Pine Overlay to the Zoning Ordinance. By a vote
of 10 for, 0 against, and 1 absent (Cox) the motion was approved. A motion was made
to rezone the area between Lewis and Maple from 1-630 to 14th Street as Staff has
recommended. By a vote of 10 for, 0 against, and 1 absent (Cox) the motion was
approved. A motion was made to approve the three Conditional Use Permits (Z-8922-
A, Z-2330-A, Z-4395-A) as recommended by Staff. By a vote of 10 for, 0 against, and
1 absent (Cox) the motion was approved.
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