Loading...
HomeMy WebLinkAboutboard of directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION NOVEMBER 20, 2007 AGENDA Subject Land Use Plan Amendment — Heights Hillcrest Planning District — LU07-04-01 at 310 North Van Buren Submitted by: Planning and Development Action Required I Approved By gOrdinance Resolution Approval Information Report Bruce Moore SYNOPSIS Land Use Plan amendments in the Heights Hillcrest Planning District-. from Single Family to Mixed Use for future development. FISCAL IMPACT N/A RECOMMENDATION Planning.,,Staff recommends denial. The Planning Commission reviewed this issue at its September 27, 2007 meeting and did not recommend approval (1 in favor, 6 against, 3 absent and 1 open position). There were seven objectors present. CITIZEN All residents within 300 feet who could be identified and the PARTICIPATION Hillcrest, Residents Association were notified of the public hearing. BACKGROUND This application is located in Little Rock's Hillcrest area, which is characterized by higher density single family homes developed on 50' by 150' lots. This application area is surrounded by these type single-family homes. Van Buren Street is shown as a Minor Arterial with reduced standards on the Master Street plan. This street has historically been part of the single-family neighborhood that surrounds it, but over the last several years it has had pressure to change into a more commercial corridor. Commercial uses are ideal at the BACKGROUND CONTINUED intersection of arterials such as the intersection of Markham and Van Buren south of this amendment area. There is a small area of Commercial on both sides of Van Buren on the north side of Markham. An Office and Suburban Office area is shown as a buffer between the Commercial uses and residential uses to the north. Over time, several single-family houses along this area have been converted to non-residential uses or demolished and this trend appears to be moving north along Van Buren. This is not one of the non -conforming uses nor is it adjacent to a non- conforming use. This would in effect create another small island of non-residential uses on Van Buren. The Hillcrest Neighborhood Action Plan specifically calls for "no net loss of residential units by demolition or conversion to other uses." This goal is supported by the two objectives directing specific policy for preserving the aesthetic nature of the neighborhood and establishing design standards consistent with the neighborhood's character. Van Buren Street is still mostly comprised of single family homes in good repair. The addition of new zoning and land use categories further north into the neighborhood could be seen as encroaching on these single family homes. Staff feels the single family residential nature of North Van Buren .Street needs to be protected and upheld. While a change to Mixed Use would still require a Planned Development, Staff does not recommend this change. 2 ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE HEIGHTS HILLCREST PLANNING DISTRICT FROM SINGLE FAMILY TO MIXED USE (LU07-04-01) AND FOR OTHER PURPOSES. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. SECTION 1. That Single Family at 310 North Van Buren be amended to Mixed Use. SECTION 2. That the ordinance shall take effect and be in full force from and after its passage%and approval. PASSED: ATTEST: City Clerk APPROVED AS TO FORM: City Attorney APPROVED: Mayor Li E D qO L L? BOA Dp EMEWO Vicinity Map Eip C $T E:a [77 5 OF Ell El EDO 0 ED ZZ77717 � H 0 U Q o Plan Amendment Case: LU07-04-01 Location: Van Buren and B Street SF to NIX Ward: 3 PD: 4 0 100 200 Feet CT 15 TRS: TINR12W6 Llv� — [SID 17 I U RDj- In. WRA Area . Vicinity Map r73r " F -103a0 rej T" POD .z &.-.,q I Case: LU07-04-01 IN Location: Van Buren and B Street SF to MX k Ward: 3 PD: 4 0 100 200 Feet CT 15 TRS: T1NR12W6 C sr 0 rej T" POD .z &.-.,q I Case: LU07-04-01 IN Location: Van Buren and B Street SF to MX k Ward: 3 PD: 4 0 100 200 Feet CT 15 TRS: T1NR12W6 FILE NO.: LU07-04-01 Name: Land Use Plan Amendment - Heights -Hillcrest Planning District Location: 300 & 310 North Van Buren Request: Single Family to Mixed Use Source: Stephen Niswanger, Niswanger Law Firm PLC PROPOSAL / REQUEST: Land Use Plan amendment in the Heights -Hillcrest Planning District from Single Family to Mixed Use. Mixed Use represents a mixture of residential, office and commercial uses. The applicant has applied for a short form Planned Commercial Development to allow the conversion of an existing single family home to be used as a residence and a nail salon with three to four employees. EXISTING LAND USE AND ZONING: The amendment area is currently zoned R-2 Single Family District and is occupied by two single-family residences. The surrounding area west, north and east of the amendment area is also zoned R-2 and is occupied by single family and two family residences. South of the amendment area is zoned R-2 for a singleJamily house and zoned Planned Commercial Development for Arkansas Prosthetics. Northeast is zoned R-4 Two Family District for some duplexes. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The, amendment area is shown as Single Family on the Future Land Use Plan. The plan shows Single Family for everything along Van Buren Street between B and G Streets. South of the amendment area on both sides of Van Buren is shown.as.Single Family and Suburban Office. Beyond the Suburban Office is shown as Office and Commercial at the intersection of Markham and Van Buren. Ordinance 19422 was approved November 1, 2005 to amend the Plan at A Street from Single Family to Suburban Office for future development. Ordinance 19095 was approved May 18, 2004 to amend the plan at University and Markham from Office to Community Shopping for the proposed Midtown Mall. MASTER STREET PLAN.- North LAN: North Van Buren is shown as a Minor Arterial with reduced standards on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the FILE NO.: LU07-04-01 (Cont. urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians. This street may require dedication of right-of- way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. PARKS: According to the Master Parks Plan, this site is within eight blocks of a park or open space. The amendment area is just two blocks north of War Memorial Park. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The Zoning and', nd Land Use goal states: "Adopt a plan of action to stop the degradation, to reverse -its course, and to recreate a neighborhood that is one again a pleasant place to work and live. This includes no net loss of residential units by demolition or conversion to other uses." ANALYSIS: This application is located in Little Rock's Hillcrest area, which is characterized by higher density single family homes developed on 50' by 150' lots. This application area is surrounded by these type single-family homes. Van Buren Street is shown as,a Minor Arterial with reduced standards on the Master Street plan. This street has historically been part of the single-family neighborhood that surrounds it, but over the last several years it has had pressure to change into a more commercial corridor. Commercial uses are ideal at the intersection of arterials such as the intersection of Markham and Van Buren south of this amendment area. There is a small area of Commercial on both sides of Van Buren on the north side of Markham. An Office and Suburban Office area is shown as a buffer between the Commercial uses and residential uses to the north. Over time, several single-family houses along this area have been converted to non-residential uses or demolished and this trend appears to be moving north along Van Buren. This is not one of the non -conforming uses nor is it adjacent to a non -conforming use. This would in effect create another small island of non-residential uses on Van Buren. 011 FILE NO.: LU07-04-01 (Cont. The Hillcrest Neighborhood Action Plan specifically calls for "no net loss of residential units by demolition or conversion to other uses." This goal is supported by the two objectives directing specific policy for preserving the aesthetic nature of the neighborhood and establishing design standards consistent with the neighborhood's character. Van Buren Street is still mostly comprised of single family homes in good repair. The addition of new zoning and land use categories further north into the neighborhood could be seen as encroaching on these single family homes. Staff feels the single family residential nature of North Van Buren Street needs to be protected and upheld. While a change to Mixed Use would still require a Planned Development, Staff does not recommend this change. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood association: Hillcrest Residents Association. Staff has received two comments in opposition from area residents. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) Brian Minyard, City Staff, made a brief presentation #o the commission covering the Future Land Use Plan in the area, existing non -conforming businesses in the area (of which this is not one), comments from 'the. neighborhood action plan and appropriate locations for non-residential uses. Donna James made a presentation of item 17.1 so the discussion could coincide with the discussion for item N. See item 17.1 for a complete discussion concerning the Nails by Kimmie Short -from PD -C. A motion was made to approve the item and was denied with a vote of 1 aye, 6 noes, 3 absent, and 1 open position. 3