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Home My WebLink AboutBOD CommunicationsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION March 16,1999 AGENDA Subject Land Use Plan Amendment — Heights Hillcrest Planning District — LU99-04-01 — Various locations bounded by University Avenue, Woodlawn, Markham and Taylor Streets RECOMMENDATION CITIZEN PARTICIPATION Action Required 4Ordinance Resolution Approval Information Report Submitted By Cy Carney ity Manager Land Use Plan amendment in the Heights, District from Multi Family to Mixed Use. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include five other areas in addition to an expanded site. These additional areas are from Multi Family to Office, Multi Family to Mixed and from Office to Single Family. These changes will acknowledge existing uses of Office and clean up drafting errors. The expansion of the original application to the south would make the boundaries more logical. The expanded area added and additional 2.20± acres bring the total to 4.29± acres. Planning Staff recommends approval. This item was approved with a vote of 10 ayes, 0 nays and 1 absent. Planning Commission meeting on February 4, 1999. Notices were sent to the following neighborhood associations: Heights, Hillcrest, Sherrill Heights, Prospect Terrace, Evergreen, and Capitol View. Staff has received 7 comments from area residents and owners of expanded areas. 1 (a property owner in the expanded area) is in support and 6 were neutral. No comments were received from neighborhood associations at the time the commission meeting. BACKGROUND This site is located on the western edge of the Hillcrest neighborhood area, (one of the older neighborhoods in the city). Hillcrest, as a whole, has a mixed use feel with office, commercial and residential uses residing in close proximity to each other. The mixed use feel is also shown at the University and C street intersection: Park Plaza Mall, a doctor's office complex, hi -rise apartments and the proposed commercial use are perpetuating the mixed use feel that is evident in other parts of the neighborhood. The immediate area has seen an increase in the amount of office uses and an increase in the density of dwelling units in the past. While this area is under development of a neighborhood plan, the draft of the Hillcrest Neighborhood Plan as of this printing is not making any zoning or land use plan amendments as part of their neighborhood planning process. The property is currently zoned R3 and R5 and is approximately 2.09± acres in size and is shown as Multi Family on the Land Use Plan. To the east, is an area zoned 03 and shown as Multi Family. To the North, are areas zoned 03 and R3 shown as Office and Multi Family on the plan. South of the site are areas zoned R3 and 03 and respectively shown as Office and Multi Family on the plan. Across University Street lies Park Plaza, which is zoned C3 and shown as Commercial on the plan. February 4, 1999 ITEM NO.: 2 FILE NO.: LU99-04-01 Name: Land Use Plan Amendment - Heights/Hillcrest Planning District Location: University at C Request: Multi Family to Mixed Source: AM Sullivan, Jim Sullivan & Dorothy Sullivan PROPOSAL / REQUEST: Land Use Plan amendment in the Heights/Hillcrest Planning District from Multi Family to Mixed Use. Mixed Use category 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 original application is shown on the sketch as "Original Amendment area" and is bordered by B Street, C Street and University Avenue. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include five other areas in addition to an expanded site. These additional areas are from Multi Family to Office, Office to Multi Family and from Office to Single Family. These changes will acknowledge existing uses of Office and clean up drafting errors. The expansion of the original application to the south would make the boundaries more logical. The expanded area added and additional 2.20± acres bring the total to 4.29± acres. CURRENT LAND USE AND ZONING: The property of the original application is currently zoned R3 and R5 and is shown as Multi Family on the Land Use Plan. To the east, is an area zoned 03 and shown as Multi Family. To the North, are areas zoned 03 and R3 shown as Office and Multi Family on the plan. South of the site are areas zoned R3 and 03 and respectively shown as Office and Multi Family on the plan. Across University Street lies Park Plaza, which is zoned C3 and shown as Commercial on the plan. RECENT AMENDMENTS: No amendments have been made to the plan in recent history in the immediate area. February 4, 1999 ITEM NO. 2 (Cont.) FILE NO. LU99--04-01 MASTER STREET PLAN• University Avenue is shown as a Principal Arterial on the plan. Lee Street, east of University, is shown as a Collector and Markham is a Minor Arterial. "B" and "C" streets are residential streets. "B" Street is a right in, right out from University currently and has a steep grade at the intersection of University. "C" Street, for the western 1001±, is one way to the east, thus eliminating all traffic to exit onto University from .. C.. . The proposed plan, provided by the applicant, shows a realignment of "C/0 Street to align with the private drive known as Park Plaza Drive west of University Avenue. This will give "C" Street access to the stoplight and may increase traffic along Pierce Street to join to Lee Street. PARRS• The site is not included on the Master Parks Plan. The closest park to the site is the War Memorial park complex. It lies to the southeast of the site. BACKGROUND• This site is located on the western edge of the Hillcrest neighborhood area, (one of the older neighborhoods in the city). Hillcrest, as a whole, has a mixed use feel with office, commercial and residential uses residing in close proximity to each other. The mixed use feel is also shown at the University and C street intersection: Park Plaza Mall, a doctor's office complex, hi -rise apartments and the proposed commercial use are perpetuating the mixed use feel that is evident in other parts of the neighborhood. The immediate area has seen an increase in the amount of office uses and an increase in the density of dwelling units in the past that contributes to the mixed use feel.. While this area is under development of a neighborhood plan, the draft of the Hillcrest Neighborhood Plan as of this printing is not making any zoning or land use plan amendments as part of their neighborhood planning process. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Heights, Hillcrest, Sherrill Heights, Prospect Terrace, Evergreen, and Capitol view. Staff has received 7 comments from area residents and owners of expanded areas. 1 (a property owner 2 February 4, 1999 ITEM NO.: 2 (Cont.) FILE NO.: LU99-04-01 in the expanded area) is in support and 6 were neutral. No comments were received from neighborhood associations, at the time of this printing. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (FEBRUARY 4, 1999) Brian Minyard, of Staff presented the item to the commission. Walter Malone, of the Planning Staff, stated that this item would have been on the consent agenda except for a letter was received stating opposition to one portion of the expanded area. He continued to explain that it was shown as office but used as a single-family residence. Brian Minyard pointed out the site on the map and referred to the letter from the gastroenterology office and stated that it was the only negative comment received. Hugh Earnest, commission chair, asked to clarify the "cleanup" and the reasons for the expanded areas. Mr. Minyard stated that the expanded areas were to recognize existing uses and clean up drafting errors. Craig Berry, commissioner, asked if the reason was to open up for further redevelopment. He asked for the original reason for proposing the area objected to in the letter and why we were backing off of it now. Mr. Minyard responded that the original in this block and that it was currently occupied as a single-family residence. Mr. Malone continued that Staff wanted to keep the office facing University and that this change in the amendment was not a major change. Chairman Earnest asked for any further discussion. Commissioner Putnam asked if that was the site of the sheet metal shop and Mr. Minyard pointed it out on the map. The motion was made to approve as submitted and was passed with a vote of 10 ayes, 0 noes, and 1 absent. 3 !L a .+ •• J r 1 r ♦ 1 7 � fir? ■t�Y ■ to SF u u ---i. 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AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE HEIGHTS HILLCREST PLANNING DISTRICT FROM OFFICE AND MULTI FAMILY TO MIXED, SINGLE FAMILY, MULTI FAMILY AND OFFICE; AND FOR OTHER PURPOSES. BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. SECTION 1. That Office on the north side of Lee between Pierce and University be amended to Single Family on the Land Use Plan. SECTION 2. That Office on the north side of "C" Street between Pierce and University be amended to Multi Family on the Land Use Plan. SECTION 3. That Multi Family on University Avenue between "C" and "B" Streets be amended to Mixed on the Land Use Plan. SECTION 4. That Multi Family on the north side of "A" between Pierce and University be amended to Office on the Land Use Plan. SECTION 5. That Multi Family on the north side of Markham and the west side of Filmore be amended to Office on the Land Use Plan. SECTION 6. That Multi Family on the north side of Markham and the west side of Taylor be amended to Office on the Land Use Plan. SECTION 7. That the Land Use Plan be changed from Office And Multi Family To Mixed, Single Family, Multi Family And Office on the attached sketch and be changed in the Land Use Narrative. PASSED: ATTEST: APPROVED: City Clerk Mayor