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September 12
ITEM NO.: 2 FILE NO.: LU19-16-01
Name: Land Use Plan Amendment – Otter Creek Planning District
Location: 10101 Stagecoach Road
Request: Neighborhood Commercial (NC) to Commercial (C)
Source: Raymend Hickey, Central Arkansas Engineering Pllc
PROPOSAL / REQUEST:
Land Use Plan amendment in the Otter Creek Planning District from
Neighborhood Commercial (NC) to Commercial (C). Commercial includes a
broad range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve. The request is to allow for
future commercial development on the site.
EXISTING LAND USE AND ZONING:
The property is undeveloped and wooded currently zoned as R-2 Single Family
District and is 4 acres ± in size. North and east are zoned as R-2 Single Family
District undeveloped, and, wooded. To the west along Stagecoach Road from
north through south is orderly zoned as Neighborhood Commercial District (C-1)
with an undeveloped lot, a pharmacy, a Central Arkansas Library system branch,
and a gas station until Otter Creek Parkway. Further south of Otter Creek
Parkway is zoned as Shopping Center District (C-2) with a strip mall, a grocery, a
gas station, and some fast food restaurants in it. South of amendment requested
property is zoned as R-2 Single Family District and occupied by Southwestern
Bell Telephone Co. Further south of this telephone company is zoned as General
Commercial District (C-3) until Otter Creek Road orderly with an undeveloped
wooded land, and a bank. To the east of this bank is an automotive store and
another bank to the east along Otter Creek Road.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The property is currently shown as Neighborhood Commercial (NC) on the plan,
it is vacant, wooded and, 4 acres ± in size. North of the property is wooded, and
shown as Parks/Open Space (PK/OS) along Callagahan Branch on the Plan.
East of the property is Parks/Open Space (PK/OS) and wooded, as well. West of
the property is Stagecoach Road, across the street is Neighborhood Commercial
(NC) and it is a Central Arkansas Library system branch to the north and a gas
station to the south. South of the property is Neighborhood Commercial (NC) and
Commercial (C) and owned by Southwestern Bell Telephone Co.
May 16, 2005, a change was made from Single Family (SF) to Mixed Use (MX)
to the north west of the property. The ordinance number for this change is 18277.
February 18, 2014, a change was made from Commercial (C) to Service Trade
District (STD) to the south west of the property. The ordinance number for this
change is 20847.
MASTER STREET PLAN:
To the west of the subject area is Stagecoach Road and is shown as a Minor
Arterial on the Master Street Plan.
A Minor Arterial
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 Stagecoach Road since it is a Minor Arterial. These streets may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Otter Creek Ct is a local street to the west of the subject property and
Stagecoach Road and it has an ingress both from Stagecoach and Otter Creek
Parkway which is to the south of Otter Creek Ct.
Local Streets
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.
BICYCLE PLAN:
There is a Class III Bike Route along Fourche Dam Pike. A Class III Bike Route
is a signed route on a street shared with traffic. No additional paving or right-of-
way is required. Class III bicycle route signage may be required.
PARKS:
There are no public parks shown in the immediate vicinity.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
ANALYSIS:
The property requesting the Land Use Plan change is northeast of Stagecoach /
Otter Creek Parkway, at 10101 Stagecoach Road. The request is to amend +4
acres of Neighborhood Commercial (NC) to Commercial (C) and it is currently
undeveloped and wooded. The site is on Stage Coach Road and to the northeast
of a big commercial business center at Otter Creek Road & Stagecoach Road
intersection. There is a +25 acres of Service Trade District (STD) shown area on
the Plan to the north and south of Otter Creek Road/Stagecoach intersection.
To the north of the amendment requested area is shown as Parks and Open Space
(PK/OS) along Callagahan Branch as a strip on the Plan. This PK/OS strip is like
a green buffer zone between the Commercial uses at Stagecoach/Otter Creek
Road intersection and the Single Family homes, Mixed Use (MX), Office (O) uses
to the north of this green strip PK/OS. To the east of subject area is vast PK/OS
area due to Otter Creek as a continuation of Fourche Creek up north.
There is a +10 acres of Neighborhood Commercial (NC) to the west of the subject
area. This NC area is occupied, from north to south, with a Pharmacy, a Public
Library, a Gas Station with a fish eatery in it, an animal hospital, and some other
neighborhood commercial uses in it.
To the south of the subject property is a Telephone Company, it is shown as
Commercial (C) on the plan. To the south of this telephone company there is an
available +4 acres undeveloped commercial land and it is zoned as General
Commercial (C-3). This is the only available undeveloped commercial land in the
vicinity. To the south of this available commercial area, along Otter Creek Road is
shown as Commercial (C) on the Plan and occupied with two Banks and an
automotive store and zoned as General Commercial (C-3). Across the street,
Stagecoach Road, to the west of these commercial areas are occupied with
commercial uses including a bank, a grocery shopping, a gas station, and private
companies on a Shopping Center District (C-2) zoned area. To the south of this C-
2 zoned area is a fast food restaurant at the northwest of Otter Creek/Stagecoach
intersection on a C-3 zoned land.
There are currently three big storage facilities to the north and south of Otter Creek
Road/Stagecoach intersection, zoned as Shopping Center District (C-2), Planned
Commercial Development (PCD), Planned Development Commercial (PDC), and
these are shown as Service Trade District (STD) on the Future Land Use Plan.
Southeast of Otter Creek/Stagecoach Road is zoned as C-3, occupied with a gas
station, a fast food restaurant, a doughnut shop and a dry cleaner on a
Commercial shown Land Use area. To the southwest of Otter Creek/Stagecoach
Road is a vacant, C-2 zoned, Service Trade District (STD) undeveloped land.
The proposed change to the Land Use Plan would not create a new commercial
area on the Plan and the change will comply with the current commercial node at
the Otter Creek/Stagecoach Road to the south of amendment requested area.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Otter Creek
Home Owners NA, Bentley Court NA, and, Chateaus on Stagecoach
Neighborhood Associations. Staff has received no comments from area
residents.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
Legal Ad and Agenda Item this is for preparation of these two items. The top if
for the legal ad and the bottom is for the agenda. Print a hard copy and cut and
scotch tape to the working copy.
LU19-16-01 A Land Use Plan Amendment in the Otter Creek Planning District at
10101 Stagecoach Road from Neighborhood Commercial (NC) to
Commercial (C)
LU19-16-01 A Land Use Plan Amendment in the Otter Creek Planning District at
10101 Stagecoach Road from Neighborhood Commercial (NC) to
Commercial (C)
Raymend Hickey
Central Arkansas Engineering Plc
1012 Autumn Rd #2
Little Rock, AR 72211
Dear Mr. Hickey,
Your application for a Land Use Plan Amendment, LU19-16-01, at 10101 Stagecoach
Road will be heard before the Planning Commission on September 12, 2019. The
hearing will be held in the Board Room on the second floor of City Hall at 500 West
Markham. The meeting will begin at 4:00 p.m.
Below is neighborhood associations that we encourage you to contact concerning your
application:
Otter Creek Home Owners NA
Teresa Kroger
14000 Otter Creek Parkway
Little Rock, AR 72210
Tel: (501) 455-2500
Bentley Court NA
Christopher Henry
P.O. Box 30934
Little Rock, AR
72260
944-6988
Chateaus on Stagecoach
Christie Walker
59 Chateaus Lane
Little Rock, AR 72210
Tel: (501) 351-7677
Your amendment will be item Two (2) on the agenda. The Planning Commission does
request that you or your agent be present.
Sincerely,
Ozlem Polat
Planner
NOTICE OF PUBLIC HEARING BEFORE THE LITTLE
ROCK PLANNING COMMISSION ON A REQUEST
FOR USE CHANGE OR DEVELOPMENT OF LAND
August 15, 2019
Teresa Kroger
Otter Creek Home Owners NA
14000 Otter Creek Parkway
Little Rock, AR 72210
NOTICE IS HEREBY GIVEN THAT an application for a Land Use Plan Amendment at 10101
Stagecoach Road, Northeast of Stagecoach and Otter Creek Ct, property has been filed with
the Department of Planning and Development. The proposed change is from Neighborhood
Commercial (NC) to Commercial (C). The application was filed by Raymend Hickey
of Central Arkansas Engineering Plc. A public hearing will be held by the Little Rock Planning
Commission in the Board of Directors Chamber, second floor, City Hall, on September 12, 2019
at 4:00 P.M. This notice is provided in order to assure that neighborhood associations are
aware of issues that may affect their neighborhood. Information requests should be directed to
the Planning staff at 371-4483.
Sincerely,
Ozlem Polat
Planner
NOTICE OF PUBLIC HEARING BEFORE THE LITTLE
ROCK PLANNING COMMISSION ON A REQUEST
FOR USE CHANGE OR DEVELOPMENT OF LAND
August 15, 2019
Christopher Henry
Bentley Court NA
Christopher Henry
P.O. Box 30934
Little Rock, AR 72260
NOTICE IS HEREBY GIVEN THAT an application for a Land Use Plan Amendment at 10101
Stagecoach Road, Northeast of Stagecoach and Otter Creek Ct, property has been filed with
the Department of Planning and Development. The proposed change is from Neighborhood
Commercial (NC) to Commercial (C). The application was filed by Raymend Hickey
of Central Arkansas Engineering Plc. A public hearing will be held by the Little Rock Planning
Commission in the Board of Directors Chamber, second floor, City Hall, on September 12, 2019
at 4:00 P.M. This notice is provided in order to assure that neighborhood associations are
aware of issues that may affect their neighborhood. Information requests should be directed to
the Planning staff at 371-4483.
Sincerely,
Ozlem Polat
Planner
NOTICE OF PUBLIC HEARING BEFORE THE LITTLE
ROCK PLANNING COMMISSION ON A REQUEST
FOR USE CHANGE OR DEVELOPMENT OF LAND
August 15, 2019
Christie Walker
Chateaus on Stagecoach
59 Chateaus Lane
Little Rock, AR 72210
NOTICE IS HEREBY GIVEN THAT an application for a Land Use Plan Amendment at 10101
Stagecoach Road, Northeast of Stagecoach and Otter Creek Ct, property has been filed with
the Department of Planning and Development. The proposed change is from Neighborhood
Commercial (NC) to Commercial (C). The application was filed by Raymend Hickey
of Central Arkansas Engineering Plc. A public hearing will be held by the Little Rock Planning
Commission in the Board of Directors Chamber, second floor, City Hall, on September 12, 2019
at 4:00 P.M. This notice is provided in order to assure that neighborhood associations are
aware of issues that may affect their neighborhood. Information requests should be directed to
the Planning staff at 371-4483.
Sincerely,
Ozlem Polat
Planner
This letter printed on letterhead goes to the applicant one week before the planning
commission hearing. Sometimes you can mail it with Monte, Dana, or Donna’s mailing.
__________________
Raymend Hickey
Central Arkansas Engineering Plc
1012 Autumn Rd #2
Little Rock, AR 72211
Dear Raymend Hickey,
Enclosed is a copy of your item that is a part of the agenda for the September 12, 2019
Planning Commission meeting.
If there are any questions, please call me at 371-4483.
Sincerely,
Ozlem Polat
Planner
Raymend Hickey
Central Arkansas Engineering Plc
1012 Autumn Rd #2
Little Rock, AR 72211
Dear RAYMEND HICKEY,
On AAA, the Planning Commission heard your request for a Land Use Plan
Amendment, LU19-16-01, at 10101 Stagecoach Road. This action was approved by
the Planning Commission that evening.
This item has been forwarded to the Board of Directors for a hearing. This letter is to
inform you that the item will be heard at the September 12, 2019, Little Rock City Board
of Directors meeting.
The Board of Directors meets on the second floor of City Hall, 500 West Markham
Street, and starts at 6:00. This is a public meeting, and you are encouraged to attend.
Other Interested parties are allowed to speak in favor or opposition to the plan change.
Please be prepared to answer questions if they arise.
Sincerely
Ozlem Polat
Planner