HomeMy WebLinkAboutminutesJuly 26, 2001
ITEM NO.: F
FILE NO.: LU01-17-01
Name: Land Use Plan Amendment - Crystal Valley Planning
District
Location: 13714 Crystal Valley Road
Request: Single Family to Service Trades District
Source: Franklin Riggs
PROPOSAL / REQUEST:
Land Use Plan amendment in the Crystal Valley Planning District
from Single Family to Service Trades District. The Service
Trades District provides for a selection of office, warehousing,
and industrial park activities that primarily serve other office
service or industrial businesses. The district is intended to
allow support services to these businesses and to provide for
uses with an office component. A Planned Zoning District is
required for any development not wholly office. The applicant
wishes to develop the property for mini -storage buildings.
Staff is not expanding the application since the Land Use Plan in
this area was reviewed 17 months ago.
EXISTING LAND USE AND ZONING:
The applicant's property contains two vacant buildings on land
zoned R-2 Single Family and is approximately 1.27+ acres in size.
The property to the north and east is zoned R-2 Single Family and
occupied by single-family houses built on large lots. Apartments
built around a golf course are located on land to the south zoned
MF -6 Multi -family. The property to the west is a residence and
buildings zoned Planned Commercial Development.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On May 6, 2000 multiple changes to Single Family, Public
Institutional, Commercial, Mixed Office and Commercial, Suburban
Office, Service Trades District, Parks / Open Space, and Mixed
Use were made within a 1 -mile radius to the south and east of the
study area.
On May 19, 1998 a change was made from Single Family to Suburban
July 26, 2001
ITEM NO.: F, (Cont.) FILE NO.: LU01-17-01
Office on Crystal Valley Road at Gold Leaf Drive about 1 mile
east of the applicant's property.
On August 5, 1997 a change was made from Multi -family to Single
Family south of Baseline Road and east of Wimbledon Loop about
2/3 of a mile southwest of the property in question.
On October 15, 1996 multiple changes were made to Low Density
Residential, Parks / Open Space, and Public Institutional at
Baseline, Col. Carl Miller and Crystal Valley Roads including the
property across the street to the south of the application area.
MASTER STREET PLAN:
This section of Crystal Valley Road is shown as a Collector
Street on the Master Street Plan. A Collector Street is the
traffic connection from residential streets to arterials or to
activity centers, with the secondary function of providing access
.to adjoining property. The Master Street Plan does not show any
bikeways that would be affected by this application. Any
development of this property would be subject to half street
improvements for a Collector Street as specified in the Design
Specifications found in Section 3 of the Master Street Plan.
PARKS:
The Little Rock Parks and Recreation Master Plan shows a 100 -Year
Floodplain, and a Potential Greenbelt, along the banks of Haw
Branch of Fourche Creek. The plan recommends the preservation of
open spaces in flood plains to connect create Greenbelts that
will serve as green space corridors throughout the city. Any
development of this site should address increased impacts on the
floodway of the creek and the ecological balance of the natural
area that will affect run-off into Haw Branch.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The Office and Commercial Development Goal contains three action
statements relative to this application. The first statement
requested a three-year moratorium on Land Use Plan amendments in
the neighborhood action plan study area. The second action
statement supported the use of "...Planned Zoning Districts to
influence more neighborhood friendly and better quality
developments." The third action statement called for limiting
commercial and office development to the area along Stagecoach
Road between Baseline Road and Otter Creek Road.
P%
July 26, 2001
ITEM NO.: F (Cont.)
ANALYSIS:
FILE NO.: LU01-17-01
The applicant's property is located in an area of growing
residential developments. Most of the developed land in the
immediate area consists of apartments and single-family homes.
The residential development to the east of the applicant's
property increases in intensity and to the west also increases
with the apartment development at Eagle Hill Apartment complex.
Most of the land to the north remains rural in character. The
proposed land use would place incompatible uses in an area that
is mainly residential in character. There is currently vacant
property located along Stagecoach Road that is shown as
Commercial. In time, commercial land uses in the area have
sifted towards Stagecoach Road while the more intense land uses
have concentrated along I-30. The proposed change in this
amendment will place an intense land use on a collector street
that is built to link less intense residential traffic to
arterials. A Collector street is intended to serve as a traffic
connection from residential streets to arterials or to activity
centers, with the secondary function of providing access to
adjoining property. The open space along Haw Branch will not be
affected by the land use plan changes proposed.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations:
Crystal Valley Property Owners Association, Plantation House
Homeowners Association, and Otter Creek Homeowners Association.
Staff has received 1 comment from area residents. The comment
was neutral.
STAFF RECOMMENDATIONS:
Staff believes this change is not appropriate. The applicant's
property is located in an area characterized by the ongoing
development of a variety of residential uses.
PLANNING COMMISSION ACTION: (JUNE 14, 2001)
The item was placed on the consent agenda for deferral to the
July 26, 2001 Planning Commission Meeting. A motion was made
to approve the consent agenda and was approved with a vote of
7 ayes, 0 noes, 3 absent and 1 open position.
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July 26, 2001
ITEM NO.: F (Cont.
PLANNING COMMISSION ACTION:
FILE NO.: LU01-17-01
(JULY 26, 2001)
Brian Minyard, City Staff, made a brief presentation to the
commission.
David Cannon, representative of the client, spoke on behalf of
the application. Mr. Cannon addressed the compatibility of the
zoning of the neighboring properties with the applicant's
proposed use. Mr. Cannon asked the Planning Commission to think
about a self -storage facility located on Green Mountain Drive and
pointed out that it is not located on an arterial street and is
located near residential uses. Mr. Cannon closed his remarks by
stating that the Land Use Plan supported the establishment of a
storage facility and that the Otter Creek / Crystal Valley
Neighborhood Action Plan supported the application request.
Franklin Riggs, the applicant, spoke on behalf of his application
and stated that he cleared the property of existing structures,
cleaned the property, and leveled the land for future use.
Mr. Canon stated that the property across the street was zoned
for Commercial uses.
Commissioner Obrary Nunnley mentioned that the applicant was
discussing a zoning issue and asked why there was not a
simultaneous zoning application to discuss. Mr. Minyard, City
Staff, replied that the applicant wanted to file for a Land Use
Plan Amendment on a separate agenda prior to filing a Zoning
application.
Bob Turner, City Staff, stated that the Public Works Department
would require half street improvements on Crystal Valley Road,
shown as a Collector Street on the Master Street Plan, which
borders applicant's property on two sides.
Oley Rooker, President of the Crystal Valley Property Owners
Association, stated three reasons why the Property Owners
Association opposed the application. First, Crystal Valley Road
makes a dangerous 45 degree angle turn next to the applicant's
property and resulted in a traffic hazard. (Staff Comment: The
curve is actually a 90 degree curve.) Second, several mini -
storage warehouses are already located in the area covered by the
Otter Creek / Crystal Valley Neighborhood Action Plan. Third,
the business the applicant wishes to establish would cause an
increase in traffic.
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July 26, 2001
ITEM NO.: F (Cont.
FILE NO.: LU01-17-01
Susan Hardin, 804 Konrad Court, spoke in opposition to the
application with claims that the applicant operated a contractors
yard and burned trash on the property. Oley Rooker added a
comment that the proposed mini -storage facility would increase
crime in the neighborhood.
Commissioner Nunnley asked Mr. Rooker if the Crystal Valley
Property Owners Association opposed the Land Use Plan Amendment.
Mr. Rooker stated that the Property Owners Association would
prefer that the property remain Single Family on the Future Land
Use Plan.
A motion was made to approve the item as presented. The item was
denied with a vote of 0 ayes, 9 noes, and 2 absent.
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