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HomeMy WebLinkAboutminutesFILE NO.: LU99-16-02 Name: Land Use Plan Amendment - Otter Creek Planning District Location: 9400 Stagecoach Road Request: Multi Family to Mixed Use and Single Family Source: ArkBest Reality PROPOSAL / REQUEST: Land Use Plan amendment in the Otter Creek Planning District from Multi Family (MF) to Mixed Use (MX) and Single -Family (SF). The Mixed -Use category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is requires if the use is entirely office, commercial, or if the use is a mixture of the three. The Single -Family (SF) category provided for single family homes at densities not to exceed six dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden cluster homes, if the densities remain less than six units per acre. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include the entire area of Multi -Family along Stagecoach Road south of Baseline Road. The Stagecoach Road frontage will change to Mixed Use (MX) while the remaining area will change to Single -Family (SF). With these changes, the entirety of the Multi -Family (MF) land use area would be eliminated. The applicant intends to develop the property for a Post Office. EXISTING LAND USE AND ZONING: The applicant's property is currently zoned R-2 and is approximately 15.19+ acres in size. The applicant's property is currently a vacant tract of wooded land. The expanded area covers 47.13 + acres in size. The zoning in the expanded area includes two MF -12 zones, one PDC zone, FILE NO.: LU99-16-02` (Cont. and three R-2 zones. The southern most MF -12 zone contains the applicant's vacant property. The mostly vacant MF -12 zone further north on Stagecoach Road contains single family housing. The golf driving range occupies the PDC zone. The R-2 areas are mostly vacant with low densities of single family dwelling units. The highest concentration of single- family dwelling units in the expanded area lies on the south side of Baseline Road. The property to the north is a golf driving range in a PDC zone. A small strip of R-2 lies between the applicant's property and the golf course. The majority of the vacant R- 2 strip is a utility easement for a power line. The property to the south is a developing residential area zoned R-2. The vacant property across the street to the east is zoned MF -18. The vacant property to the west is zoned R-2. To the north of the expanded area is a large MF -6 zoned area occupied by an apartment development. To the east of the apartments is a small R-2 CUP zone occupied by Henderson United Methodist Church. A gas station / convenience store and a small shopping center occupy the small C-2 zone located on the southwest corner of the Stagecoach and Baseline Road intersection. The Westfield subdivision is located in the R-2 zone south of the original application area. Property to east on Stagecoach Road is mostly vacant properties with scattered single-family residences. The C-3 zone on the southeast corner of the Stagecoach and Baseline Road is vacant. The R-2 zone across from the golf driving range contains scattered single family residences. The Apostolic Church occupies the MF -18 CUP zone southeast of the golf driving range. The adjacent MF -18 is mostly vacant as well as the 0-2 zone. The R-2 CUP located across the street from the applicant's property is occupied by the Otter Creek Assembly of God Church. The developing Wedgewood subdivision occupies half of the area west of the expanded area and is zoned R-2. Much of the R-2 zone west of the expanded area remains vacant. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On October 10, 1998, a change was made from Community Shopping to Commercial on a large tract of land on the northwest corner of the I-30 and I-430 interchange. On May 5, 1998, a change was made from Multi -Family to Office and Public Institutional along Stagecoach Road on the side opposite of the Multi -Family (MF) area currently considered for this land use change. 2 FILE NO.: LU99-16-02 (Cont.) On July 1, 1997, a change was made from Community Shopping to Commercial on a large tract of land on the southwest corner of the Otter Creek Road and I-30 interchange. A second change was made from Single -Family to Parks/Open Space south of the Otter Creek subdivision. On April 2, 1996, a change was made from Multi -Family to Single -Family near the current site of the Otter Creek clubhouse. On July 6, 1993, a change was made from Community Shopping to Neighborhood Commercial on the north side of the Otter Creek Parkway and Stagecoach Road intersection. A change was also made on the same date from Mixed Office Commercial to Community Shopping on the east side of the Otter Creek Road and Stagecoach Road intersection. The applicant's property in question sits in the center of a Multi -family land use area. The property across the street to the east is in an Office land use area while the property to the west is in a Single -Family land use area. North of the expanded area on the north side of Baseline Road is a Low -Density Residential and one Public Institutional land use area. A small area of Commercial land use lies on the southwest corner of the Baseline and Stagecoach Road intersection. East of the expanded area on the opposite side of Stagecoach Road is Office and two Public Institutional land use areas. Single -Family land uses cover the area to the south and west of the expanded area. MASTER STREET PLAN: Stagecoach Road is shown as a minor arterial on the plan. The State Highway Department is currently widening this section of Stagecoach Road into a five -lane road. State Highway 5 runs along this section of Stagecoach Road. PARK SYSTEM MASTER PLAN: The new Otter Creek Park is under development further southwest on Stagecoach Road. 3 FILE NO.: LU99-16-02= (Cont.) BACKGROUND: This area is a developing suburban area. Otter Creek subdivision is currently expanding to the northwest along with Westfield subdivision. New businesses are locating in the area of the Baseline and Stagecoach Intersection and another is in the approval stage for north of the Otter Creek Parkway and Stagecoach Road intersection in an area shown as Neighborhood Commercial. The LDR land use area north of Baseline Road actually contains the Eagle Hill apartment complex and serves as a large multi -family housing area. The former Otter Creek Mall site, a large tract of Commercial land use at the intersection of I-30 and I-430, is under consideration for a new regional shopping center. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: Currently a city recognized neighborhood action plan for this area does not exist. The Otter Creek Neighborhood Association is currently in the process of working with the city to create a neighborhood action plan for the Otter Creek/Crystal Valley Neighborhood. Discussions with the Otter Creek Steering Committee have revealed the desire of neighborhood residents to reduce the amount of Multi -Family land uses in the area and increase Mixed Uses along Stagecoach Road. The steering committee feels the neighborhood has sufficient multi -family housing in the area but have a desire for greater control of commercial and office uses developed along Stagecoach Road. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Meyer Lane Neighborhood Association, Otter Creek Homeowners Association, Quail Run Neighborhood Association, and the Crystal Valley Property Owners Association. Staff has received five comments from area residents. Four resident comments were neutral. One property owner supports the change. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. 4 FILE NO.: LU99-16-02` (Cont.) PLANNING COMMISSION ACTION: (JULY 22, 1999) Mr. Brian Minyard, Planner II, made the staff presentation and gave history as to the planning efforts of the Otter Creek/Crystal Valley neighborhood Action Plan and the current application. Mr. Jim Lawson added that MX might result in 100% commercial in this area. Mixed Use does not mandate approval of Commercial uses, but may result in 100% commercial, or 100% office, or 100% residential. Mr. Lawson concluded that more than likely approval of this amendment would open the door for 100% commercial development in this area. Commissioner Adcock asked if any other possible sites for a Post Office existed. Mr. Lawson stated that the Postal Service had another site selected behind the Harvest Foods as a competing option. Commissioner Nunnley asked if there was a way of proportioning use within an area designated as Mixed Use. Mr. Lawson said there was not a way to proportion land uses in a mixed use area to insure a true mix of uses. A discussion took place in which staff and the commission discussed the control of land uses in MX areas could be exercised with the use of PZD's. Commissioner Faust asked what the current zoning is on the map. Mr. Minyard stated that the area is covered by a mix of MF -12 and R-2 zoning. Norm Floyd stated he was acting on behalf of two property owners in the area, his parents, and his employer. Mr. Floyd stated support for the change to MX along Stagecoach Road. Mr. Floyd also commented on the unbuildable nature of the east side of Stagecoach Road. Tommy Hodges spoke in opposition to the application. He stated more study is needed in this area before making a change. Mr. Hodges stated that this area along Stagecoach Road was ready for development and that this land use plan amendment should be deferred. In addition, Mr. Hodges also mentioned that plenty of commercial land already existed along this section of Stagecoach Road. Mr. Hodges concluded with concerns that MX would open the door for uncontrolled commercial development along this portion of Stagecoach Road. 5 FILE NO.: LU99-16-02 {Cont. Commissioner Ernest asked Mr. Hodges what he would recommend for the area. Mr. Hodges recommended more flexibility and greater intensity of land uses should be allowed on this portion of Stagecoach Road. He also added that offices and churches were suitable. Mr. Jim Grey, of Resource Reality, spoke in support of the applicant. Mr. Grey stated that the applicant, as well as Mr. Hodges, was competing for the Post Office bid. Commissioner Putnam pointed out that the Commission put Mr. Hodges on the spot by asking for his recommendation on how to develop the area. Commissioner Putnam recommended that a vote be taken on the application as filed. Carrie Holifield, representing the applicant, stated that they applied for Mixed Use based on staff recommendation. The applicant simply wanted to build a Post Office and that the 15 acres mentioned for changed in the application was based on a recommendation that the neighborhood supported fifteen acres. The applicant received a letter from the Postal Service stating that the competing sites had been narrowed down to two. Commissioner Berry stated that he did not oppose MX because he felt it allowed market flexibility to play a role in making land use decisions. Commissioner Faust stated that the Commission needed to remember land use changes and make sure that the zoning requests match land use changes. Commissioner Nunnley made a comment that the Commission needed to improve its institutional memory in dealing with cases to insure consistent decisions. Commissioner Berry made a motion to approve the amendment. The motion was made for approval of the item as presented and was approved with a vote of 9 ayes, 0 nays and 2 absent. 0 Vicinity Map Plan Amendment LU99-16-02 STAGECOACH ROAD MF TO MX & LDR TRS T1S_R-13W5_ CT 42.08 PD 16 WARD 7 Ur - 75D 1500 Item No. 4 Vicinity Map Existing Zoning LU99-16-02 STAGECOACH ROAD TRS DS R13W5 CT 42-Q8- PD 21Q$PD ib WARD 7 0 750 1500 Item No. 4