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Home My WebLink Aboutboard of director itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION MARCH 2, 2010 AGENDA Subject Land Use Plan Amendment — Heights Hillcrest Planning District — LU09-04-03 at the NEC of University Avenue and Evergreen Drive Submitted by: Planning and Development Action Required I Approved By 4Ordinance Resolution Approval Information Report Bruce Moore SYNOPSIS A Land Use Plan amendment in the Heights Hillcrest Planning District from Park/Open Space to Office for future development. FISCAL IMPACT N/A RECOMMENDATION Planning Staff recommends approval. The Planning Commission reviewed this issue at its January 28, 2010 meeting and recommended approval (9 in favor, 1 against). There were objectors to the related zoning request present. CITIZEN All residents within 300 feet who could be identified, the PARTICIPATION Hillcrest, South Normandy and Evergreen Neighborhood Associations were notified of the public hearing. BACKGROUND The current application was filed with an attached rezoning for the northeast corner of University Avenue and Evergreen Drive. The request is a change from Park/Open Space to Office and from R-2 Single Family to 0-3 General Office. This area has been shown as Park/Open Space for many years and has never been developed. This portion of University Avenue is a Minor Arterial and has been developed as an office corridor. This BACKGROUND CONTINUED amendment site is surrounded on three sides by office zonings. A portion of this property owner's area is already shown as Office on the Future Land Use plan and is already zoned 0-3. This area is currently shown as Park/Open Space which significantly impacts the property owners ability to develop the land. The Park/Open Space has been on the future land use plan for a very long time and staff is not able to determine why this PK/OS buffer was originally placed on this arterial/collector corner. A change to Office would be an appropriate change and would fit in with the character of University Avenue. The area is not big enough or configured to be used as a recreation use and there is not a need to have an `OS' buffer between Office use and a school or other office uses. 2 1 2 3 4 5 6 7 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE HEIGHTS HILLCREST PLANNING DISTRICT (LU09-04-03) FROM PARK/OPEN SPACE 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 Park/Open Space at the northeast corner of Evergreen and 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 iME -11 --, 'a 1 --bill o— �lmll Emmm no ML-�m M FILE NO.: LU09-04-03 Name: Land Use Plan Amendment — Heights Hillcrest Planning District Location: the northeast corner of Evergreen and University Avenue Request: Park/Open Space and Office to Office Source: William C. Goolsby PROPOSAL/REQUEST: A Land Use Plan amendment in the Heights Hillcrest Planning District from Park/Open Space and Office to Office. The office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. EXISTING LAND USE AND ZONING: The property is about one acre in size and is currently zoned R-2 Single Family and 0-3 General Office. The area fronting University Avenue and Evergreen Drive is shown R-2 zoning with the 0-3 portion facing Van Circle. This site is wooded and undeveloped. The area immediately west of this site is zoned R-2 and is developed with single family residences. The area immediately south of this site is shown as 0-2 and is undeveloped. Southeast of this site is zoned R-2 with a condional use for an elementary school. The southwest corner of University and Evergreen Drive is zoned 0-3 and is developed with medical offices that front University Avenue. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The amendment site is currently shown as Park/Open Space and Office on the Future Land Use Plan. The Park/Open Space is a strip about 100 feet wide that fronts University Avenue and Evergreen Drive. The Park/Open Space strip extends north and east of this amendment site. The Office extends are Van Circle. West of this site is all shown as Residential Low Density. South of this site is shown as Public Institutional. Southwest is shown as Office. May 18, 2004, Ordinance 19095 was passed to amend the northeast corner of the Markham and University intersection from Multi Family and Office to Community Shopping. MASTER STREET PLAN: University Avenue is shown as a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators FILE NO.: LU09-04-03 (Cont. or activity centers within urbanized areas. Evergreen Drive is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on University Avenue since it is a Principal Arterial. 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 shown in the immediate vicinity. - PARKS: According to the Master Parks Plan, this area is within eight blocks of a park or open space. Prospect Terrace Park on L Street is the closest park within range, and a school is located just south of the application site. HISTORIC DISTRICT There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: This area is included in the Heights Area Neighborhood Action Plan. The Zoning goal states: "Require all non-residential development to submit a Planned Development for zoning changes. We do not support any zoning changes that are in conflict with the Future Land Use Plan. Any change must be consistent with the character of the neighborhood." ANALYSIS: The current application was filed with an attached rezoning for the northeast corner of University Avenue and Evergreen Drive. The request is a change from Park/Open Space to Office and from R-2 Single Family to 0-3 General Office. This area has been shown as Park/Open Space for many years and has never been developed. This portion of University Avenue is a Minor Arterial and has been developed as an office corridor. This amendment site is surrounded on three sides by office zonings. A portion of this property owner's area is already shown as Office on the Future Land Use plan and is already zoned 0-3. This area is currently shown as Park/Open Space which significantly impacts the property owners ability to develop the land. The Park/Open Space has been on the future land use plan for a very long time and staff is not able to determine why this PK/OS buffer was originally placed on this arterial/collector corner. A change to Office would be an appropriate change and would fit in with the character of University Avenue. The area is not big enough or configured to be 2 FILE NO.: LU09-04-03 (Cont. used as a recreation use and there is not a need to have an 'OS' buffer between Office use and a school or other office uses. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Hillcrest, Evergreen and South Normandy. Staff has received two comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (DECEMBER 17, 2009) There being only eight Planning Commissioners present the Applicant requested that the item be deferred until January 28, 2010. A motion was made to defer the item to the January 28, 2010 Planning Commission meeting. By a vote of 8 for and 0 against the item was deferred. STAFF UPDATE: There have been no changes to this application. PLANNING COMMISSION ACTION: (JANUARY 28, 2010) Walter Malone, Planning Staff reviewed the Land Use Plan designations in the area. Mr. Malone indicated the Park/Open Space area appears to have been for a buffer from University Avenue and the uses to the west and south. This was to 'protect' a proposed development that did not occur. The zoning and land use is office/institutional to the south and a major street is to the west. It is not normal practice to buffer office from other office or a major street. Staff is supportive of changing the Plan and removing the Open Space 'buffer' on the Plan. Mr. Monte Moore, Planning Staff reviewed the related re-classification (see item B.1 Z-1859-1 for a full minutes of Mr. Moore's comments and citizen comments). A motion was made to approve the Plan change as filled, by a vote of 9 for 1 against the motion was approved. 3