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Home My WebLink Aboutminutes JanFebruary 3, 2000 ITEM NO.: B FILE NO.: LU00-16-01 Name: Land Use Plan Amendment - Otter Creek Planning District Location: 9010 Stagecoach Road Request: Single Family to Service Trades District Source: Bob Richardson, Real Estate Central PROPOSAL / REQUEST: Land Use Plan amendment in the Otter Creek Planning District from Single Family to Service Trades District. 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 a development not wholly office. The proposed use is office - showroom - warehouse. EXISTING LAND USE AND ZONING: The property is currently zoned R-2 Single Family and is approximately 5.0 acres in size. To the north are single family houses in an R-2 district. To the northwest are areas of C-2 -- Shopping Center District and C-3 - General Commercial District that contain a single family house and a strip center/gas station, respectively. To the east are single family residences in an R-2 district. To the south is a PDC for the golf driving range. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: This property is currently shown as Single Family on the Land Use Plan. To the east is an area of Commercial with single family houses and commercial areas. To the south are areas of Mixed Use and Single Family and to the west, north and south is Single Family. These areas of Mixed Use and Single Family have single family residences in them. February 3, 2000 ITEM NO.: B (Cont. August 17, 1999, a change was made Mixed Use and Single Family along includes this application. October 6, 1998, a change was made FILE NO.: LU00-16-01 from Multi Family to Stagecoach Road that from Community Shopping to Commercial at the northwest corner of I-430 and I-30 (Otter Creek Mall site) :h of a mile to the southeast. May 19, 1998, a change was made from Single Family to Suburban Office on Crystal Valley Road north of Stagecoach :h of a mile to the northeast. October 15, 1996, a change was made from Single Family, Park/Open Space and Public Institutional to Low Multi Family, Park/Open Space and Public Institutional at the northeast corner of Baseline Road and Col. Miller Road (Eagle Hill Apartments) ;'a mile to the north. April 2, 1996, a change was made on Otter Creek Parkway at Quail Run form Multi Family to Single Family :h of a mile to the southwest. December 5, 1995, a change was made from Mixed Office Warehouse to Mixed Office Industrial at Baseline at I-430 on the east side one mile to the east. MASTER STREET PLAN: Stagecoach Road is shown as a Minor Currently, the State of Arkansas is Road into a four -lane section with intersection. A Class II bikeway i Stagecoach Road from Brodie Creek t This bikeway, to be on both sides o the widening project. PARKS: Arterial on the plan. widening Stagecoach turn lanes at the s designated along o County Line Road. f the road, is part of 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. K February 3, 2000 ITEM NO.: B (Cont.) FILE NO.: LU00-16-01 ANALYSIS: This application is for the western 5 acres of a 9.33± acre tract. This tract is rectangular in shape with an average length of 1234' (almost a quarter of a mile depth) and has approximately 375' of frontage along Stagecoach Road. Currently, the site is vacant and partially wooded. There is a small vacant furniture refinishing building on Stagecoach Road. 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 Baseline and Stagecoach Roads intersection and the Otter Creek Parkway and Stagecoach Road intersection. This area was included in a Land use Plan Amendment that was passed on August 17, 1999. That change was from Multi Family to Mixed Use and Single Family. The amendment was originated in response to the proposal of locating a branch post office to the south of this site, but mirrored the desires of the neighborhood plan steering committee. It is a goal of the steering committee to concentrate non- residential development along the principal streets. 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 on the graphic for two of the subdivisions to the west and south (Wedgwood and Westfield, respectively). Houses in these two subdivisions do not appear on the graphic because of the coordination lag of PAGIS and the planning department. Typically, Service Trades Districts are located along arterials with direct access to those roads. With no frontage upon Baseline Road or Stagecoach Road, this application relies upon access through the existing commercial area to the east. Access through a dissimilar use without any common activity is not logical. This application would be bordered by single family on three sides and penetrate too deeply into the single family area. The two categories of Service Trades District and Single Family are very different in many ways. The bulk, mass and 3 February 3, 2000 ITEM NO.: B (Cont.) FILE NO.: LU00-16-01 density of the buildings and vehicular use areas greatly different in scale and are not compatible. The traffic generated by the two is also very different and not compatible. 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, Crystal Valley Property Owners Association. Staff has received five comments from area residents. None are in support, one is opposed to the change and four were neutral. The Otter Creek/ Crystal Valley Neighborhood Action Plan, that is currently being formulated and covers this site, is opposed to the change. These five include the steering committee comments. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. The Service Trades District is too intense a use to be surrounded on three sides by Single Family, does not have the proper access to roadways and penetrates too deeply into the residential areas. PLANNING COMMISSION ACTION: (JANUARY 20, 2000) This item was deferred at the request of applicant due to having only 7 commissioners present. This item will be heard at the February 3, 2000 meeting. 4 January 20, 2000 ITEM NO.: 5 (Cont.) FILE NO.: LU00-16-01 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, Crystal Valley Property Owners Association. Staff has received five comments from area residents. None are in support, one is opposed to the change and four were neutral. The Otter Creek/ Crystal Valley Neighborhood Action Plan, that is currently being formulated and covers this site, is opposed to the change. These five include the steering committee comments. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. The Service Trades District is too intense a use to be surrounded on three sides by Single Family, does not have the proper access to roadways and penetrates too deeply into the residential areas. PLANNING COMMISSION ACTION: (JANUARY 20, 2000) This item was deferred at the request of applicant due to having only 7 commissioners present. This item will be heard at the February 3, 2000 meeting. 4