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HomeMy WebLinkAboutStaff Report and Minutes and updatesDecember 17, 1998 ITEM NO.: A FILE NO.: LU98-04-01 Name: Land Use Plan Amendment - Heights Hillcrest District Location: Intersection of Cedar and Kavanaugh Boulevard Request: Multifamily and Park Open Space to Mixed and Public Institutional Source: Darrell Odom PROPOSAL / REQUEST: Land Use Plan amendment in the Heights Hillcrest Planning District at 2115 Kavanaugh Boulevard from Multifamily to Mixed Use. 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. The applicant has volunteered to add a stipulation to the application to limit the uses in the structure to uses defined by 0-1 and residential. This, in effect, eliminates any commercial uses in the building. After review of the surrounding area, the Planning Staff expanded the amendment to include a broader area. The area east of the application, a parking lot owned by the church at the corner of Kavanaugh Boulevard and Cedar, is considered for Mixed Use. Further to the east, the application was expanded to recognize the Public Institutional use of the Pulaski Heights Baptist Church on both sides of Kavanaugh Boulevard and their parking lot to the north. CURRENT LAND USE AND ZONING: The property is currently zoned R-5 and is approximately 2.61± acres in size. To the north, are duplexes and apartments zoned R-5 and shown on the Land Use Plan as Multi Family. South of the site are homes zoned R-3 and shown as Single Family. To the west lies the Pulaski Heights Baptist Church and residences zoned R-5 and R-3 and shown as Multi Family and Single Family respectively. East to the site are apartments and a florist/hair salon zoned R-5 and C-3 and shown as Multi -Family and Single Family respectively. RECENT AMENDMENTS: February 6, 1977, a change was made from Single Family to Suburban Office at the corner of Harrison and Evergreen. December 17, 1998 ITEM NO.: A Cont.) FILE NO.: LU98-04-01 MASTER STREET PLAN: Kavanaugh Boulevard is shown as a Collector on the plan. Pine Street and Cedar Street, form Kavanaugh south are shown as Collectors on the Master Street Plan. Although Cedar Street north of Kavanaugh is not shown as a collector, it does function as a collector with Cedar Hill Road to the Riverdale area. BACKGROUND: Hillcrest is a one of the city's older neighborhoods consisting of a mixture of buildings dating from 18901s. It is a federally recognized Historic District. The existing commercial area, located to the west, has the character of mixed use, with travel agents, antique shops, etc. on the ground floor and residential uses above. The commercial areas in Hillcrest are thriving and vacancy rates are low for commercial and office space. The lack of commercial and office space could justify the need for additional space. This development should be tied to the intersection of the three collectors: Kavanaugh Boulevard, Cedar and Pine Streets and not be allowed to be extended along Kavanaugh to the east. while it is not required to have a PZD with the current application, staff believes that a PZD is necessary to insure that residential uses remain in the structure. In May 1986, there was a similar action filed on this same property to convert the bottom story to a psychiatrist office and an architect's office with two residences upstairs. The item was deferred on a 4-5-0-1 vote and was withdrawn at the June 6, 1986 meeting. It met with local opposition. The Hillcrest Neighborhood Action Plan is currently editing the final draft of their plan. At this time, there are no plans for land use plan or zoning changes. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Hillcrest, Sherrill Heights Garden Club, Prospect Terrace, Heights and Capitol View\Stiff Station. STAFF RECOMMENDATIONS: Staff believes the change is appropriate to acknowledge the existing use of the church as Public Institutional. Staff also believes any PZD in the Mixed Use are should be required to have residential uses. This is to protect the character of Hillcrest. OA December 17, 1998 ITEM NO.: A (Cont.) FILE NO.: LU98-04-01 PLANNING COMMISSION ACTION: (OCTOBER 29, 1998) This item was placed on the Consent Agenda for deferral and was approved with a vote of 8 ayes, 0 nays and 3 absent. STAFF UPDATE: As of this printing, Staff has received a one phone call in support of the amendment and one in opposition. Letters in opposition from additional persons or entities are attached. Upon the decisions of the neighborhood association, expanded property owners, and neighborhood response, Staff has decided to no longer support the proposed change for this item. 3 - w A . W •1 - R• " 1 .+�.It �•. ,/� rte- � �T,_ Z . "° ,l 4 � � tames ± 1 ` � ,• • � IMA x MR r. w - it +—, i, #i �: riles.[ Ali,' rrl � ■� sy "� ��1G=. �Y _ � Ifl . .:` i +#rt•rl�" __.Vg 1 ur r rarer+` - ,.._ • �_ � _ +� - � ■ ;• e Vicinity Ma Plan Amendment LU98-04-01 KAVANAUGH AT CEDAR W TO MX, MF&PKOS TO PI TRS T2N R12-W3,Z PD a__� WARD 3 0 4W ROG, Item No. A Vicinity Ma Existing Zoning LU98-04-01 KAVANAUGH AT CEDAR TRS T7N R17w37 PD WARD 3 a *)0 BW Item No.