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Home My WebLink AboutOrdinance with GraphicsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION March 5, 2002 AGENDA Subject Land Use Plan Amendment in the West Little Rock District from Commercial & Office to MX. (LU02-03-01) Action Ordinance Resolution Approval Information Report ubmitted By Cy Carney City Manager SYNOPSIS Land Use Plan amendment in the West Little Rock Planning District from Commercial and Office to Mixed Use in the area between Father Tribou and Markham, University to McKinley. This is to remove a Land Use obstacle to the recommendations of the Midtown ULI report. FISCAL IMPACT None RECOMMENDATION Planning Commission voted 10-0 to recommend the change. Planning Staff recommends the change. Midtown Neighborhoods Plan Committee recommends the change. CITIZEN Neighborhood Plan recommendation, discussed by that PARTICIPATION committee. Area neighborhood organization, and residents were notified, as well as property owners. About a half dozen contacts were made with Staff on the issue. A Public Hearing before the Little Rock Planning Commission (January 17, 2002). BACKGROUND The area included in this amendment contains one of two malls which has made the heart of the University/Markham business area. This has been the prime retail area within Little Rock for several years. As "high value" homes have been built west of I-430, increasingly major retail has looked to locate there rather than in this area. Some of the corridor, south of the site, is beginning to show some decline. As a result of this and a major zoning change immediately to the east of this area, the city brought in outside "experts" from the Urban Land Institute (ULI) to look at the overall area and suggest the best future for BACKGROUND CONTINUED the area. This report suggests that if the mall were to fail, it should be replaced by office -hotel development with multifamily along the west. The development should be done with a more urban design and include pedestrian elements. The Neighborhood Plan Committee agrees (and maybe more strongly believes) that this area should and can be maintained. However the alternative developed in the ULI Plan for the overall area is attractive to the group. They therefore, recommend the City's Land Use Plan be modified to allow it to occur. The mall actually makes up about two-thirds of the site and the remaining areas are already a mix of Office and Multifamily. While they do not always work together to form a cohesive unit, the use pattern is consistent with the recommendation. Currently, the area is a strong, working, group of developments. The only question is whether the area will be able to continue to be vital. It is important to note that no one wishes to suggest that anything be done which would adversely affect the general area. If the existing development continues to be a positive impact on the surrounding area, then no use change is suggested. Both the ULI Group and the Neighborhood Plan Committee wish to remove any barricades to the possible redevelopment if it is needed. FILE NO.: LU02-03-01 Name: Land Use Plan Amendment - West Little Rock District Location: Lee Avenue to Markham, McKinley to University Request: Commercial and Office to Mixed Use Source: Staff, Neighborhood Plan PROPOSAL / REQUEST: The request is to amend the Land Use Plan in West Little Rock Planning District to Mixed Use. Mixed Use provides for a mixture of residential, office and commercial uses to occur. While there is not a desire to request changing the existing uses, there is a desire to allow for changes consistent with the ULI Report "A Redevelopment Plan for Midtown." Allow for a traditional Mixed Use Development to occur. EXISTING LAND USE AND ZONING: The requested area is the location of a commercial shopping mall, mid -rise office building and mid -rise apartment building as well as several smaller commercial, office and apartment developments. The southern approximately two-thirds (25.6± acres) is zoned C-3 General Commercial and contains the mall. Most of the northern one-third (11± acres) is zoned 0-3 General Office with an office tower, apartment tower and several office and apartment buildings. Less than half an acre is zoned R-6 Urban High Rise and contains an apartment complex. To the north and west is Single Family (R-2) zoning with a high school to the north and single family homes to the west. South of the site is General Commercial (C-3) with a mid -rise apartment, office building and commercial uses. To the east is a variety of zoning: office (0-3), residential (R-3), and a small amount of Commercial (PCD and C-3). The current uses are medical offices, single family homes and two commercial developments (a small strip center and a restaurant). FUTURE LAND USE PLAN AND RECEMENT AMENDMENTS: On June 20, 2000, an area west of McKinley and north of Markham (consisting of 3 lots fronting McKinley) was changed from Single Family to Suburban Office, across the street from the site under review. FILE NO.: LU02-03-01 (Cont.) On March 16, 1999, several changes were made east of University Avenue from Markham to "H" Street. Changes were from Multifamily to Mixed Use and Office south of Lee Avenue, with Office to Multifamily or Single Family changes north of Lee Avenue. These changes are all within four blocks of the site under review. The area under review is shown for Commercial (southern 2/3) and Office (northern 1/3) on the Land Use Plan. To the north is a large Public Institutional area with Single Family shown to the west. South of the site is a large area shown for Commercial. The Land Use Plan shows Office and Mixed Use to the east across and along University Avenue, with Multifamily and Single Family beyond that. MASTER STREET PLAN: University Avenue is shown as a Principal Arterial and Markham is classified as a Minor Arterial. University Avenue has a reduced right-of-way to 100 feet but is not built to the six - lane standard. Markham has a reduced right-of-way and design standard which matches the current road. All other streets are shown as local roads in the Plan. The Plan does not show any Bikeways or Bike Paths for this area. PARKS: The City's Parks Master Plan is built on an "8 -Block" principal. That is, there should be a park or open space within 8 blocks. For most of this site, War Memorial golf course provides this requirement. The Public and Private Schools around the site are also opportunities for this park -open space. However if there is a major redevelopment of the area, it would be good to include some open space/recreational area. City Recognized Neighborhood Action Plan: This site is within the Midtown Neighborhoods Plan area. This plan has been to the Planning Commission and has been placed on the Board of Directors' agenda. The Plan recommends that the Land Use Plan be changed in this area to Mixed Use. This is part of the Commercial Development Goal. Any redevelopment should "include restaurants, lifestyle retail, entertainment and multifamily housing." The Plan asks that owner -occupied condos be included with a price range consistent with existing residential. It further asks that appropriate scale and 2 FILE NO.: LU02-03-01 (Cont.) footprint be used and that new development embrace the residential character of the community and architectural rhythm. ANALYSIS: The area included in this amendment contains one of two malls which has made the heart of the University/Markham business area. This has been the prime retail area within Little Rock for several years. As "high value" homes have been built west of I-430, increasingly major retail has looked to locate there rather than in this area. Some of the corridor, south of the site, is beginning to show some decline. As a result of this and a major zoning change immediately to the east of this area, the city brought in outside "experts" from the Urban Land Institute (ULI) to look at the overall area and suggest the best future for the area. This report suggests that if the mall were to fail, it should be replaced by office -hotel development with multifamily along the west. The development should be done with a more urban design and include pedestrian elements. The Neighborhood Plan Committee agrees (and maybe more strongly believes) that this area should and can be maintained. However the alternative developed in the ULI Plan for the overall area is attractive to the group. They therefore, recommend the City's Land Use Plan be modified to allow it to occur. The mall actually makes up about two-thirds of the site and the remaining areas are already a mix of Office and Multifamily. While they do not always work together to form a cohesive unit, the use pattern is consistent with the recommendation. Currently, the area is a strong, working, group of developments. The only question is whether the area will be able to continue to be vital. It is important to note that no one wishes to suggest that anything be done which would adversely affect the general area. If the existing development continues to be a positive impact on the surrounding area, then no use change is suggested. Both the ULI Group and the Neighborhood Plan Committee wish to remove any barricades to the possible redevelopment if it is needed. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Andover Square Residences, Evergreen Neighborhood Association, Leawood Neighborhood Association, Meriwether Neighborhood Association, Normandy Shannon Property Owners Association, South Normandy Property Owners Association, Hillcrest Residents Association. 3 FILE NO.: LU02-03-01 (Cont.) From notices sent to property owners, surrounding residents and the groups named above, approximately a half dozen informational calls have been received by staff. STAFF RECOMMENDATIONS: Staff believes it is appropriate and advisable to modify the plan to make possible the recommendations of the ULI panel, if needed. PLANNING COMMISSION ACTION: (JANUARY 17, 2002) The item was placed on Consent Agenda for approval. Staff informed the Commission, that since the writing of the agenda one property owner had come forward opposed to the Land Use Plan Change. By a vote of 10 for 0 against the amendment was approved. 4 4�- reA�� I ORDINANCE NO. 18,650 AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE WEST LITTLE ROCK PLANNING DISTRICT FROM COMMERCIAL AND OFFICE TO MIXED USE; AND FOR OTHER PURPOSES. WHEREAS, the Midtown Neighborhoods Plan recommends the Land Use Plan be amended, and; WHEREAS, the Little Rock Planning Commission believes it is appropriate to amend the Plan. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. Section 1. That Office and Commercial between University Avenue and McKinley and from Father Tribou Street to Markham be amended to Mixed Use in the Land Use Plan. Section 2. That the Ordinance shall take effect and be in full force 30 days from and after its passage and approval. 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