HomeMy WebLinkAboutFAX applicant itemDATE:
TO:
ity of Little Rock
apartment of Planning and Development
23 West Markham
the Rock. Arknnnnc 72201-133 4
FAX COVER SHEET
1I-13-9 1�
. Oowr�-c /� 4r -."k
COMPANY:
FAX NO .: U ( O c
PHONE NO. CO '7 S 0I
r n
FROM:
DEPARTMENT:
FAX NO.: 501 371-6863
PHONE NO.: ✓l ('1�7 l]I
ff b �li (OV (S�-(q-cf o 5
TOTAL NUMBER OF PAGES INCLUDING COVER SHEET:
COMMENTS: �- �?.t , d] K,�fze o-t-J�
December 2, 1999
ITEM NO.: 2 FILE NO.: LU99-16-04
Name: Land Use Plan Amendment - Otter Creek
Planning District
Location: 9222 Stagecoach Rd.
Request: Mixed Use & Single Family to Multi -Family
Source: Rollin Caristianos; Rector, Philips, Morse, Inc.
PROPOSAL / REQUEST:
Land Use Plan amendment in the Otter Creek Planning District
from Mixed Use & Single -Family to Multi -Family. Multi -
Family accommodates residential development of ten to
thirty-six dwelling units per acre. The applicant wishes to
develop an apartment complex with a maximum density of
eighteen units per acre.
EXISTING LAND USE AND ZONING:
The property is currently zoned Planned Development
Commercial, is approximately 19.1+ acres in size, and is
currently used as a golf driving range. The property on all
sides of the applicant's property is zoned R-2 Single
Family. To the north are single family residences and at the
intersection of Baseline Road and Stagecoach Road are two
convenience stores and a small strip center zoned C-3.
Directly across Stagecoach Road are houses and to the south
of them are two churches and vacant property zoned MF -18
multi -family, 0-2 Office and Institutional and the churches
have MF -18 with a CUP and R-2 single Family with a CUP. To
the south on the west side of Stagecoach Road is largely
undeveloped land and the new Westfield Subdivision. Another
new subdivision lies to the immediate west of the property.
Westfield has homes on approximately 80% of the lots while
the other has about 20%.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On August 17, 1999, a change was made from Multi -Family to
Mixed Use and Single Family along Stagecoach Rd., extending
up to Baseline Rd., including the current applicant's
property.
On October 6, 1998, A change was made from Community
Shopping to Commercial at the northeast corner of the I-
December 2, 1999
ITEM NO.: 2 (Cont.
FILE NO.: LU99-16-04
30/1-430 interchange about a mile east of the applicant's
property.
On August 5, 1997, a change was made from Multi -Family to
Single Family south of Baseline Rd. east of Wimbledon Loop
west of the applicant's property.
On July 1, 1997, a change was made from Community Shopping
to Commercial at 12024 I-30 north to Otter Creek Rd. about
mile southeast of the applicant's property.
On April 2, 1996, a change was made from Multi -Family to
Single Family at Otter Creek Pkwy near Black Walnut Circle
half -mile southwest of the applicant's property.
The applicant's property is shown as Mixed Use and
Family. The neighboring property to the north and
also shown as Mixed Use and Single Family. Public
Institutional and Office are shown to the east of
applicant's property across Stagecoach Road. All
property to the west is shown as Single Family.
MASTER STREET PLAN:
Single
south is
the
of the
Stagecoach Rd. is shown as a minor arterial on the Master
Street Plan. The State Highway Department is currently
widening this section of Stagecoach Road, Highway 5, into a
five -lane road. A Class II Bikeway is designated along
Stagecoach Rd. from Brodie Creek to County Line Rd.
PARKS:
a
a
The new Otter Creek Park is under development further to the
southwest on Stagecoach Road.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
Currently a city recognized neighborhood action plan for
this area does not exist. The Otter Creek / Crystal Valley
Neighborhood Action Plan is in the process of being
formulated.
ANALYSIS:
This area is a developing suburban area. Otter Creek
subdivision is currently expanding to the northwest along
with the new Westfield subdivision located to the south of
this application and Wedgwood Subdivision located to the
west. New businesses are locating in the area of the
2
December 2, 1999
ITEM NO.: 2 (Cont.) FILE NO.: LU99-16-04
Baseline and Stagecoach intersection and the Otter Creek
Parkway and Stagecoach intersection.
Two areas near the applicant's property are currently shown
on the Land Use Plan as Single Family and Mixed Use but
contain MF -12 Multifamily zones. Two MF -12 zoned tracts of
land lie to the south of the applicant along the west side
of Stagecoach Road. A MF -18 zoned tract lies on the east
side of Stagecoach Road. Half of the area has a Conditional
Use Permit for the Calvary Apostolic Church while the
remaining half lies vacant.
The Mixed Use category supports a mixture of residential,
office and commercial uses. A Planned Zoning District is
required if the use not residential. Mixed Use can support
wholly commercial or office developments when a PZD is used.
A pure commercial area would be a much more intense
development than any residential development. As stated
before, the Mixed Use category does support residential
uses, which includes multi -family. If the entirety of the
application had fallen within the Mixed Use area, no plan
amendment would have been necessary. The reason that a land
use plan amendment was filed was because more of the 19+
acres fell within the Single Family area than the Mixed Use
area. It is considered an intensity change since both
multi -family and single family area residential.
The vast majority of the area shown on the map west of the
application, east of Otter Creek Subdivision, and south of
Baseline has been preliminary platted for single family
housing. Streets are shown (but without houses) on two of
the subdivisions to the west and south (Wedgwood and
Westfield, respectively). This multifamily would be limited
from expansion to the west by these newly constructed
subdivisions.
A buffer could be appropriate to screen the multi -family
from the single family to the rear because of differing
scales of the buildings between the single family houses
that are being built and the typical size of multi -family
structures. This buffer would not be needed to screen the
multifamily from the mixed use area to the north and south.
Staff checked occupancy rates at the three existing
apartment complexes in the area. The two that responded to
the inquiry stated that they had occupancy rates of 99 and
3
December 2, 1999
ITEM NO.: 2 (Cont.) FILE NO.: LU99-16-04
100% occupied. The high rate of occupancy is evidence that
there is demand for additional multi -family units in the
area.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations: Meyer Lane Neighborhood Association, Otter
Creek Homeowners Association, Quail Run Neighborhood
Association, Rolling Pines Neighborhood Association and the
Crystal Valley Property Owners Association.
Staff has received ten comments from area residents. Six are
opposed to the change and two were neutral. Crystal Valley
and Otter Creek Neighborhood Associations, which border this
site, are opposed to the change.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate and would recommend
a 50' PK/OS strip to buffer the Single Family along three
sides of the development.
4