Loading...
HomeMy WebLinkAboutStaff Report_MinutesDecember 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. 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 � Ire .:� 1 �.� � � � �•• r � t •!` 1 ! '� ��tir � ilr • � � fI\ * • • � ■ v \ _ .: ��, • /r ,' � �'• � • � � .. - a nil 1•r � A � �t J J1�. ■ � 1 ► r �, � -", ` L�L■11� ern---�... �� .R, _ .- .. _•a r •�, �5 I � il��� ! illil�! I•�I■� .� �+�`►\`y _y i 7 i■= �'`. + =� w .• _ Is W ��,�� • I 11 � a IL�1•r �l .r■ r 1 • �• :I:.L 1-1�_.' � � 1 1 _ � � f•• "IL11 ■ !• i all . j �. 11 • • r ■ I■ : • ��. ��,`\y, �• ♦ e. `.!, . 1 . . _ _.- � � �•. � _ _ '111 ■■•1 � � �� f. grJtf.•� ' �'.i• � ■ '%•\ • ■ r � �- ` �_� + = _ � � � � •�.± tet•- � � •\• � � r 111'. � _■. • i _ . . � • 1■1■. ■■I■ •� 1 r I l � r a ♦ •, '• ` i-� a s�< � "�♦ _ t a _ _ Vicinity ME Plan Amendment LU98-04-01 KAVANAUGH AT CEDAR W TO MX, W&PKOS TO PI TRS T?N RUM? PD 4 WARD 3 Vicinity Ma Existing Zoning LU98-04-01 KAVANAUGH AT CEDAR TRSI?N?N R_�_ PD 4 WARD R o Iwo wo Item No. A -`�t Ab Hillcrest Residents Association December 2, 1998 Brian Minyard City of Little Rock Department of Planning and Development 723 West Markham Little Rock, Arkansas 72201.1334 Dear Brian: The Hillcrest Residents Association is opposed to the Land Use Plan amendment application for 2115 Kavanaugh. We do not want Kavanaugh to become a `commercial corridor' or even an `office corridor'. We believe it is in the best interest of the neighborhood to maintain the current level of residential zoning and not to lose any residential zoning to office and commercial use. If there are any questions about the HRA position, please call me at 223-6318 or 664-8617. Thank you for your help with this matter. Sincerely, Nancy S. Ledbetter President Hillcrest Residents Association Z0 39V8 HSIA QNd 3Wd9 W LbVHZZt05 ZE:ZZ 8662/Z0/ZZ PULASKI HEIGHTS 661 1129 P.02 Pu1a,ski Kei htrs Baptist hurch Randy L. Hyde, D. Mr., APC Pastor October 1 S. 1.998 1-,- *A 2200 Kavanaugh Bovlevard • Little Rock, Arkansas 72205 + 661-1129 0 fax 661-0450 City of Little Rock Department of Planning and Development 723 West Markham Little Rock, AR 72201-1334 Attn: Brian Minyard Dear Mr. Minyard: Thank you for your recent letter notifying us of the proposed property changes on the corner of Kavanaugh and Cedar. After careful consideration, and by vote of our congregation:, we have decided to oppose both proposals. In regard to the attempt to change the multi -housing provision for the current apartment building which fronts Kavanaugh, we feel it in our best interest to maintain as much as possible the current usage. While the purchaser of this property intends to convert the lower part of the building to an architect's office, there would be nothing in the future to prevent it from being used for outer commercial purposes. It is our understanding that there are currently several properties in the Hillcrest neighborhood that could be used for office space. In addition, housing is at a premium. Since the welfare of our church depends on available housing space for Hilictest residents, and not commercial endeavors, we do not feel this would be in our best interest. In addition, we allow the apartment building residents to use our parking tot, except during worship hours. These spaces are utilized primarily at night when we generally have no use for them. Operating a business "nig the day could very possibly place a strain on parking for our various church functions. We are also opposed to changing our property status from multi -housing to public institutional. While we certainly do not plan to vacate our property, if we chose to do so, and the purchaser would be restricted to institutional use, our ability to sale would be diminished considerably. Since the property is stable, we feel no need for any change just for the sake of change. I hope this gives you a clear indication of our interest in these proposals. If you have a question about this response, please feel free to contact me or Jim Munns, our church administrator. Thank you. L -v a 6 -o q -o I ROBERT I GLIDEWELL 519 North Oak Little Rock, AR 722054153 501-666-1086 September 22, 1998 Mr. Brian Minyard Land Use Plans 723 West Markham Little Rock, AR 72201 RE: 2115 Kavanaugh - Southeast corner of Kavanaugh and Cedar Dear Mr. Minyard: Please enter my opposition to any change in land use plans which provides for commercial use of the above mentioned property. Our neighborhood is constantly under attack from business interests and I feel their interests are non compatible with our neighborhood. I do not wish for any change in our area except for changes from multi family to single family dwellings. The intersection of Cedar and Kavanaugh sufficiently congested and should not be burdened with additional traffic that is naturally commensurate with commercial activities. Parking at that location without use of the Baptist Church's lot is almost non existent except for a few off street spaces which are wholly inadequate for commercial purposes. Please keep me on your notice list for any filings regarding 1923 Kavanaugh which will be personally contested by me and several others at every step of the way. Sincerely, Robert I Glidewell I