HomeMy WebLinkAboutStaff ReportFebruary 4, 1999
ITEM NO.: 2 FILE NO.: LU29-04-01
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 / REDUEST:
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 H 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 ANIS 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.: LU99-044-01
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 100'±, 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” 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.
PARKS:
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
K
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 / REOUEST:
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" 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.
PARKS:
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
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February 4, 1999
ITEM Ni} • 2 Cont.) FILE N4.: LQ99-04-Q1
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.
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