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HomeMy WebLinkAboutboard of directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION JUNE 2, 2009 AGENDA Subject Land Use Plan Amendment — Heights Hillcrest Planning District — LU09-04-01 at the north side of C Street, just east of University Avenue Submitted by: Planning and Development SYNOPSIS FISCAL IMPACT RECOMMENDATION CITIZEN PARTICIPATION BACKGROUND Action Required I Approved By Ordinance Resolution Approval Information Report Bruce Moore Citv Manap-er A Land Use Plan amendment in the Heights Hillcrest Planning District from Residential High Density (Multi Family) to Office for future development. I N/A Planning Staff recommends approval. The Planning Commission reviewed this issue at its April 30, 2009 meeting and recommended approval (9 in favor, 0 against). There were no objectors present. All residents within 300 feet who could be identified and the Hillcrest Neighborhood Association were notified of the public hearing. This area has been shown as Residential High Density (Multi Family) on the Land Use Plan since 1999. The western portion of this amendment site, which is currently a parking lot, was amended from Office to Residential High Density in 1999. Since that time, this area has seen new development by way of the Midtown Mall just south of this application area. The addition of the Midtown Mall to the area has brought much more traffic to C Street with it being one of the BACKGROUND CONTINUED main entrances into the shopping center. Midtown Mall also changed the scale of the buildings in this vicinity. Where there used to be single family residences there are now large scale commercial buildings and a large parking lot. The massing of the buildings in the Midtown Mall are significantly larger than either the medical offices on University or of the single family residences on C Street. The residences remaining on C Street are now surrounded on the west with Office uses and the south with ommercial uses. While some new condos have been built in this area, the majority of C Street between University and Pierce Street has been changed to office or commercial use. Medical offices have been in place just west of this application area for many years. This application reflects an extension of these office uses. Southeast of this location at the corner of Pierce and C Streets is vacant and zoned 0-3, but it is still shown on the Future Land Use Plan as Residential High Density. There is not much undeveloped land in this vicinity that is shown as Office on the Plan. University Avenue has had new offices built just north of this site and is home to many medical offices. This application would bring this trend of medical offices further east off of University onto C Street. This portion of C Street is in transition and has a variety of uses. There is a condominium development at the southwest corner of Lee Avenue and Pierce Street. It is a relatively new development and appears to be fully occupied. Across University Avenue is a high rise apartment complex that seems to be in good condition. This area is also covered by the Midtown Design Overlay District. The purpose of this DOD is to "create a quality vital atmosphere for businesses (commercial or office) and residents. Buildings, parking areas, signage, landscaping and street furnishings should all be designed to complement and encourage pedestrian use both day and evening." The ULI Redevelopment Plan for Midtown done in 2006 addresses redevelopment for the Midtown area and states: "Many basic retail and service needs of the adjacent neighborhoods are underserved or entirely unmet. Further, institutional users in Midtown — primarily hospitals and higher education -- need office space and other facilities for the professionals who want to be located near them." 2 ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE HEIGHTS HILLCREST PLANNING DISTRICT (LU09-04-01) FROM RESIDENTIAL HIGH DENSITY (MULTI FAMILY) 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 Residential High Density (Multi Family) at the north side of C Street, just east of University Avenue 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 ki ®m I I L.'A. 7,, 7 ; 17 " ri-F FILE NO.: LU09-04-01 Name: Land Use Plan Amendment — Heights Hillcrest Planning District Location: The north side of C Street, just east of University Avenue Request: Multi Family to Office Source: University Properties PROPOSAL / REQUEST: A Land Use Plan amendment in the Heights Hillcrest Planning District from Multi Family to Office. Office represents services provided directly to consumers as well as general offices which support more basic economic activities. The applicant is proposing to remove the two houses on this property in order to build a medical office. EXISTING LAND USE AND ZONING: The property is currently zoned R-3 Single Family District. Two single family houses and an existing parking lot are located on this property. The property immediately west of this site is zoned 0-3 Office and is occupied by several different medical offices and their adjoining parking lots. North of this amendment site is zoned R-3 Single Family District for single family residences, which are occupied and in good repair. To the northeast is zoned Planned Residential Development for a group of condominiums. South of the amendment site is zoned Planned Commercial Development for the Midtown Mall shopping center. To the southeast of this site is zoned R-5 Urban Residence District, but the land is developed with three single family houses. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: This area is currently shown as Multi Family on the Plan and has been shown as this since 1999. It was amended as part of a large package in 1999 from Office to Multi Family in an effort to keep the Office facing University and not C Street. The Multi Family extends north and east of this site. The property to the west is currently shown as Office. The property on the south side of C Street is shown as Mixed Use and Multi Family. On May 18, 2004, another change was approved for this area. The property known as the Midtown Mall at the northeast corner of University and Markham Street was amended from Office and Multi Family to Community Shopping for the new shopping center. FILE NO.: LU09-04-01 (Cont. MASTER STREET PLAN: C Street is shown as a Local Street. 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". These 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: The site is within eight blocks of a park area according the Master Parks Plan. The War Memorial park complex is located to the southeast of this site. 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. Their Zoning and 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 area has been shown as Multi Family on the Land Use Plan since 1999. The western portion of this amendment site, which is currently a parking lot, was amended from Office to Multi Family in 1999. Since that time, this area has seen new development by way of the Midtown Mall just south of this application area. The addition of the Midtown Mall to the area has brought much more traffic to C Street with it being one of the main entrances into the shopping center. Midtown Mall also changed the scale of the buildings in this vicinity. Where there used to be single family residences there are now large scale commercial buildings and a large parking lot. The massing of the buildings in the Midtown Mall are significantly larger than either the medical offices on University or of the single family residences on C Street. The residences remaining on C Street are now surrounded on the west with Office uses and the south with Commercial uses. While some new condos have been built in this area, the majority of K FILE NO.: LU09-04-01 (Cont. C Street between University and Pierce Street has been changed to office or commercial use. Medical offices have been in place just west of this application area for many years. This application reflects an extension of these office uses. Southeast of this location at the corner of Pierce and C Streets is vacant and zoned 0-3, but it is still shown on the Future Land Use Plan as Multi Family. There is not much undeveloped land in this vicinity that is shown as Office on the Plan. University Avenue has had new offices built just north of this site and is home to many medical offices. This application would bring this trend of medical offices further east off of University onto C Street. This portion of C Street is in transition and has a variety of uses. There is a condominium development at the southwest corner of Lee Avenue and Pierce Street. It is a relatively new development and appears to be fully occupied. Across University Avenue is a high rise apartment complex that seems to be in good condition. This area is also covered by the Midtown Design Overlay District. The purpose of this DOD is to "create a quality vital atmosphere for businesses (commercial or office) and residents. Buildings, parking areas, signage, landscaping and street furnishings should all be designed to complement and encourage pedestrian use both day and evening." The ULI Redevelopment Plan for Midtown done in 2006 addresses redevelopment for the Midtown area and states: "Many basic retail and service needs of the adjacent neighborhoods are underserved or entirely unmet. Further, institutional users in Midtown — primarily hospitals and higher education -- need office space and other facilities for the professionals who want to be located near them." NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood association: Hillcrest. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Approval. PLANNING COMMISSION ACTION: (APRIL 30, 2009) This item was placed on the consent agenda for approval. By a vote of 9 for 0 against the consent agenda was approved. 3