HomeMy WebLinkAboutminutes withdrawalJuly 15, 2004
ITEM NO.: 18 FILE NO.: LU04-17-01
Name: Land Use Plan Amendment - Crystal Valley Planning District
Location: 13504 Crystal Valley Road
Request: Single Family to Commercial
Source: John Frahm
PROPOSAL / REQUEST:
Land Use Plan amendment in the Crystal Valley Planning District from Single Family to
Commercial. The Commercial category 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 application is for an automotive repair shop use with no residential uses.
EXISTING LAND USE AND ZONING:
The property is currently zoned R-2 Single Family District and is 1.88± acres in size.
The site currently has a garage building with a residential component included. The site
is totally surrounded by R-2 zoning and has primarily single-family houses surrounding
the application. Large lot rural type development is on the north side of the road while
on the south side is more dense single-family subdivisions. To the southwest, there is
an apartment development zoned MF -6 Multifamily. To the west, there is a PCD
Planned Commercial Development for a sheet metal shop that is no longer in business.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
May 16, 2000, changes from Commercial to Single Family, Commercial to Public
Institutional and Commercial on the north side of Stagecoach Road between Crystal
Valley Road and 1-430 a half of a mile to the southeast.
May 16, 2000, changes from Mixed Commercial Industrial to Commercial, Mixed
Commercial Industrial to Mixed Office Commercial and Industrial to Commercial on the
south side of Stagecoach Road between /1-430 and Baseline a half of a mile to the
southeast.
May 16, 2000, a change from Single Family to Suburban Office on the northwest corner
of baseline and Stagecoach Roads northwest of the Commercial one half of a mile
south of the site.
May 19, 1998, a change from Single Family to Suburban Office on Crystal Valley Road
at Goldleaf Drive one third of a mile to the east.
July 15, 2004
SUBDIVISION
ITEM NO.: 18 (Cont.) FILE NO.: LU04-17-01
MASTER STREET PLAN:
Crystal Valley Road is shown as a Collector on the Master Street Plan and may require
dedication of right-of-way and street improvements. Currently, this street is a two lane
with open ditches. The site is one third of a mile west of a proposed north -south minor
arterial that extends from Crystal Valley Road north to David O. Dodd. This minor
arterial extends northward to connect with Bowman Road.
PARKS:
There are no parks in the immediate vicinity of this application. The site is centered
between the proposed Equestrian and the "Take it to the Extreme" Trails. This area is
in an area of deficiency using the 8 -block strategy.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The applicant's property lies in the area covered by the Otter Creek Neighborhood
Action Plan. The Office And Commercial Development Goal has two objectives listed
relevant to this case: 1) "... Amendments should be made vary rarely, only with
neighborhood input, and only when it can be clearly demonstrated that the amendment
will enhance the quality of life in the area" and 2) "Limiting commercial and office
development in the "heart" of our planning area to that which primarily serves the
neighborhood (C-1 uses) while attracting enough business from other areas to be
profitable. We define the heart of our area as roughly located between Crystal Valley
Road and Otter Creek Road along Stagecoach Road and being largely residential.
Support other more intense uses to locate on the peripheral of our study area where
interstate traffic will support their larger markets." The neighborhood action plan does
not support this application.
ANALYSIS:
This area is a predominately rural area with single-family houses on large lots. The
non-residential uses are concentrated on Stagecoach Road. The PCD located to the
west as shown on the map was a sheet metal shop that was located there prior to
extraterritorial zoning. That business is no longer in operation. The site still has the
residential component.
This application would create an island of a more intense use surrounded by residential
uses. In the past six months, two single-family subdivisions have been approved in the
o:
July 15, 2004
SUBDIVISION
ITEM NO.: 18 (Cont, _ FILE NO.: LU04-17--01
immediate area. These developments demonstrate the interest in residential
development in the area. That negates any argument that the only redevelopment
option is non-residential since there is a non-residential use on the property now.
This application is not supported by the neighborhood plan. The Goals and Objectives
state: "1) ... Amendments should be made vary rarely, only with neighborhood input, and
only when it can be clearly demonstrated that the amendment will enhance the quality
of life in the area" and 2) "Limiting commercial and office development in the "heart" of
our planning area to that which primarily serves the neighborhood (C-1 uses) while
attracting enough business from other areas to be profitable. We define the heart of our
area as roughly located between Crystal Valley Road and Otter Creek Road along
Stagecoach Road and being largely residential. Support other more intense uses to
locate on the peripheral of our study area where interstate traffic will support their larger
markets." The neighborhood action plan does not support this application for the
proposed location.
NEIGHBORHOOD COMMENTS
Notices were sent to the following neighborhood associations: Crystal Valley Property
Owners Association, Plantation House Homeowners Association, SW Little Rock UP,
WCLR Coalition of Neighborhoods, Otter Creek Homeowners Association. Staff has
received one comment from an area residents who is opposed to the change. Crystal
Valley Property Owners Association Neighborhood Association, which covers this site,
is opposed to the change. Plantation House Homeowners Association is also opposed
to the change.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate. This application would create an island of
a more intense use in an area of current residential uses and recent single-family
subdivision activity for additional single-family structures.
PLANNING COMMISSION ACTION: (JULY 15, 2004)
Brian Minyard, City Staff, made a brief presentation to the commission. Donna James
made a presentation of item 18.1 so the discussion could coincide with the discussion
for item 18. See item 18.1 for a complete discussion concerning the Short Form
Planned Commercial Development.
The Planning Commissioners entered into a discussion as to whether the withdrawal or
denial of the land use plan amendment would be detrimental to the applicant. If denied,
the applicant would not be able to file the same application within one year. The
applicant then asked for the item to be withdrawn. A motion was made to withdraw the
item and was approved with a vote of 11 ayes, 0 noes and 0 absent.
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