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Home My WebLink Aboutboard of directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION DECEMBER 2, 2008 AGENDA Subject Land Use Plan Amendment — Heights Hillcrest Planning District — LU08-04-03 at the south side of the 4400 block of A Street Submitted by: Planning and Development Action Required I Approved By gOrdinance Resolution Approval Information Report Bruce Moore SYNOPSIS A Land Use Plan amendment in the Heights Hillcrest Planning District from Low Density Residential to Office for future development. FISCAL IMPACT N/A RECOMMENDATION Planning Staff recommends approval. The Planning Commission reviewed this issue at its October 30, 2008 meeting and recommended approval (8 in favor, 1 against). There were no objectors present. CITIZEN All residents within 300 feet who could be identified, the PARTICIPATION Hillcrest and Capitol View Stifft Station Neighborhood Associations were notified of the public hearing. BACKGROUND The expanded amendment area is currently shown as Low Density Residential (LDR) on the Future Land Use Plan. This LDR has been in place for many years to serve as a buffer between the Office shown along Markham Street and the single family residences to the north of Markham. This expanded application is proposing a change from this LDR to Office between Ash and Walnut Streets on the south side of A Street. The zoning application that triggered this land use BACKGROUND CONTINUED plan amendment is for an Arvest Bank branch location. The amendment site currently has four single family residences and the Taco Bell drive-thru and parking lot. Staff expanded the application to include the whole block as Office. The existing neighborhood near this amendment site is a mixture of office, commercial, multi -family residential, single- family residential and public institutional uses. This area's character is influenced by the proximity of the UAMS campus. This section of Markham Street has several office buildings, banks and restaurants. One block north of Markham transitions into single family residences with a mixture of apartment buildings, some duplexes and single family residences. Many of these residences near Markham appear to be rental units. This application would replace four single family residences, which appear to be rentals, and an apartment complex that is already shown as Office on the Plan with a Planned Office Development for an Arvest Bank. Since half of this site is already shown as Office on the Future Land Use Plan, this is really only a loss of the four residential houses. The apartment complex has been shown as Office for many years now, so it could have redeveloped into an office before now. While staff typically prefers either Suburban Office or Low Density Residential as a buffer between Office or Commercial and Single Family uses, this amendment could be seen as an exception because this area is under the protection of the Midtown and Hillcrest Design Overlay Districts. These DODs will help guide this development to ensure the remaining single family residences are protected. The zoning application is for a rezoning to Planned Office Development. The Planned Development is yet another way for staff to ensure an appropriate site design with respect to the surrounding neighborhood. 2 ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE HEIGHTS HILLCREST PLANNING DISTRICT (LU08-04-03) FROM LOW DENSITY RESIDENTIAL TO OFFICE; AND FOR OTHER PURPOSES. WHEREAS, as the Little Rock Planning Commission believes it 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 Low Density Residential at the south side of the 4400 block of A Street be amended to Office. 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 Vicinity Map 7 a FIR, I WN n n�, 0 Future Land Use Amendment Case: LU08-04-03 Location: South side of A Street between Ash and Walnut LDR to O Ward: 3 PD: 4 CT: 15 TRS: TIN R12W5 0 50 100 200 Feet Ll rED o o a FIR, I WN n n�, 0 Future Land Use Amendment Case: LU08-04-03 Location: South side of A Street between Ash and Walnut LDR to O Ward: 3 PD: 4 CT: 15 TRS: TIN R12W5 0 50 100 200 Feet Vicinity Map DOu L R5 R2 Area " El R4 ° r a DO Lam] m �:51 I Ffi-i' I� ❑ 1U V C1Unin Case: LU08-04-03 N Location: South side of A Street between Ash and Walnut LDR to O Ward: 3 PD: 4 CT: 15 TRS: TIN R12W5 0 50 100 200 Feet ref � m DOu L R5 R2 Area " El R4 ° r a DO Lam] m �:51 I Ffi-i' I� ❑ 1U V C1Unin Case: LU08-04-03 N Location: South side of A Street between Ash and Walnut LDR to O Ward: 3 PD: 4 CT: 15 TRS: TIN R12W5 0 50 100 200 Feet FILE NO.: LU08-04-03 Name: Land Use Plan Amendment — Heights Hillcrest Planning District Location. 4400 block of A Street Request: Low Density Residential to Office Source: Dickson Flake, For Arvest Bank PROPOSAL / REQUEST: A Land Use Plan amendment in the Heights Hillcrest Planning District from Low Density Residential to Office. Office provides services to consumers as well as general offices which support more basic economic activities. The applicant is proposing a Planned Office Development for a new Arvest Bank. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include area west of this application, which would include the northern half of the Taco Bell Planned Comemrcial Development. With these changes, the entirety of the Low Density Residential between Ash and Walnut Streets would be eliminated. It is thought that the additional area would make the boundaries more logical. EXISTING LAND USE AND ZONING: This expanded amendment area is currently zoned R-3 Single Family and Planned Commercial District. The R-3 portion of the amendment is currently used for four single family residences. The PCD portion is for the northern half of the Taco Bell/KFC development at the northeast corner of Ash and Markham Streets. To the north, west and east of this area is zoned R-3 and is used for single family residences. South of this amendment is zoned R-5 for an apartment complex and PCD for the other portion of the Taco Bell/KFC development. The south side of Markham is zoned R-2 Single Family and is used for the UAMS Campus. Southwest of the amendment area is zoned C-3 General Commercial for a Back Yard Burgers restaurant. Southeast of this amendment area is zoned C-3 General Commercial and is used for office buildings. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The amendment site is currently shown as Low Density Residential. This LDR extends east of this amendment. North, west and northeast of this amendment is shown as Single Family. South of the amendment is shown as Office along Markham Street. The south side of Markham is shown as Public Institutional. NO.: LU08-04-03 (Cont. Ordinance 19956 was passed May 6, 2008 to amend a site at the intersection of Pine and Cedar Streets with West Markham from Low Denisty Residential and Commercial to Mixed Use for a proposed new development. MASTER STREET PLAN: West Markham Street is a Minor Arterial. "A" Street and Walnut Street are Local Streets. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Markham Street since it is a Minor Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". Such streets have a design standard the same as a Collector. These streets may require dedication of right- of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: There are no bike routes in the immediate vicinity. PARKS: According to the Master Parks Plan, this area is within eight blocks 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: This area is covered by the Hillcrest Neighborhood Plan. The Zoning Goal states: "Discontinue the current commercial structures that are not appropriate for Markham. Markham has become degraded by the development of a current pattern of suburban development leading to disagreements about appropriate design of structures, use, scale, image, and hours of operation." The Hillcrest Plan also calls for no net loss of residential structures. ANALYSIS: The expanded amendment area is currently shown as Low Density Residential (LDR) on the Future Land Use Plan. This LDR has been in place for many years to serve as a buffer between the Office shown along Markham Street and the 2 FILE NO.: LU08-04-03 (Cont.) single family residences to the north of Markham. This expanded application is proposing a change from this LDR to Office between Ash and Walnut Streets on the south side of A Street. The zoning application that triggered this land use plan amendment is for an Arvest Bank branch location. The amendment site currently has four single family residences and the Taco Bell drive-thru and parking lot. Staff expanded the application to include the whole block as Office. The existing neighborhood near this amendment site is a mixture of office, commercial, multi -family residential, single-family residential and public institutional uses. This area's character is influenced by the proximity of the UAMS campus. This section of Markham Street has several office buildings, banks and restaurants. One block north of Markham transitions into single family residences with a mixture of apartment buildings, some duplexes and single family residences. Many of these residences near Markham appear to be rental units. This application would replace four single family residences, which appear to be rentals, and an apartment complex that is already shown as Office on the Plan with a Planned Office Development for an Arvest Bank. Since half of this site is already shown as Office on the Future Land Use Plan, this is really only a loss of the four residential houses. The apartment complex has been shown as Office for many years now, so it could have redeveloped into an office before now. While staff typically prefers either Suburban Office or Low Density Residential as a buffer between Office or Commercial and Single Family uses, this amendment could be seen as an exception because this area is under the protection of the Midtown and Hillcrest Design Overlay Districts. These DODs will help guide this development to ensure the remaining single family residences are protected. The zoning application is for a rezoning to Planned Office Development. The Planned Development is yet another way for staff to ensure an appropriate site design with respect to the surrounding neighborhood. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Hillcrest and Capitol View Stifft Station. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (OCTOBER 30, 2008) Walter Malone, Planning Staff reviewed the Land Use Plan in the area. Low Density Residential or Suburban Office is usually preferred adjacent to Single Family, however with the two Design Overlay Districts Staff feels like there is 4 FILE NO.: LU08-04-03 (Cont. adequate protection. The side relationship versus a front -to -front relationship also helps with this. Donnas James of Planning Staff reviewed the related Planned Zoning District, see Z-8405 for a complete minute record. There was a motion to approve the Land Use Plan amendment. By a vote of 8 for 1 against the item was approved. 4