HomeMy WebLinkAboutminutesAugust 3, 2000
ITEM NO.: C FILE NO.: LU00-16-03
Name: Land Use Plan Amendment - Otter Creek Planning
District
Location: 12800 County Line Road.
Request: Single Family to Commercial
Source: Doug Loftin
PROPOSAL / REQUEST:
Land Use Plan amendment in the Otter Creek Planning
District from Single Family to Commercial. The Commercial
category includes a broad range of retail and wholesale of
products, personal and professional services, and general
business activities. Commercial activities very in type
and scale, depending on the trade area that they serve.
The applicant wishes to develop the property under review
for a day care center and a mini -storage warehouse.
EXISTING LAND USE AND ZONING:
The property is currently zoned R-2 Single Family
Residential and is approximately 3.54 + acres in size. The
property to the north and east is zoned R-2 Single Family
Residential and is occupied by the Irish Spring
subdivision. A convenience store is located to the west on
a piece of property zoned C-3 General Commercial at the
northeast corner of the Vimy Ridge / County Line Road
intersection. The property to the south lies in Saline
County and in the city limits of Shannon Hills. It is
zoned R-1 Single Family. Directly across county Line road
lies Davis Elementary school, part of the Bryant School
district.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On November 4, 1997 three changes took place from Low
Density Residential to Single Family along both sides of
Vimy Ridge Road with in a mile north of the applicant's
property.
On November 4, 1997 a change was made from Low Density
Residential to Commercial at the northwest corner of the
August 3, 2000
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: LU00-16-03
Vimy Ridge / County Line Road intersection about 300 feet
west of the applicant's property.
In November 21, 1995 various changes were made on both
sides of Vimy Ridge Road on large tracts of land within a
mile north of the applicant's property, one of those
changes included the change Neighborhood Commercial to
Commercial west of the applicant's property on the
northeast corner of the Vimy Ridge / County Line Road
intersection west of the applicant's property.
The applicant's properties, as well as the property to the
north and east, are all shown as Single Family on the Land
Use Plan West of the applicant's property are two areas
shown as Commercial on the northwest and northeast corners
of Vimy Ridge Road and County Line Road. The area to the
south of the applicant's property is located in Saline
County. The Shannon Hills Comprehensive Development Plan
shows the southwest corner of the intersection as
Commercial and the southeast corner as Park/Elementary
School. The remainder of the area along Vimy Ridge Road
and County line road is shown as Residential.
MASTER STREET PLAN:
Vimy Ridge Road is shown as a minor arterial from Alexander
Road to the Saline County line. County Line Road is shown
as a minor arterial from Vimy Ridge Road with a proposed
extension east as a minor arterial to connect to the
proposed South Loop. Vimy Ridge Road is also shown as
continuing south from the County Line through Shannon Hills
as a minor arterial on the Central Arkansas Transit System
(CARTS) Future Classification Plan. The CARTS Future
Classification Plan shows County Line Road as a major
collector from Vimy Ridge Road to the Donnie Drive / Joan
Drive intersection in Shannon Hills. Both the Master
Street Plan and the CARTS Future Classification Plan show
County Line Road continuing west from the intersection with
Vimy Ridge Road as a residential street.
PARKS:
The Master Parks Plan does not show any parks, existing or
proposed, effected by this amendment.
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August 3, 2000
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: LU00-16-03
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The Chicot West / I-30 South Neighborhood Action Plan
states the recommendation of concentrating "...development
efforts in the more urbanized northern portion of the study
area..." and "...view the southern portion of the study area as
an `urban reserve' to be developed as market forces become
stronger in the area." This amendment is located next to
the southern boundary of the study area.
ANALYSIS:
Much of the area surrounding the Vimy Ridge / County Line
Road intersection consists of large tracts of undeveloped
land in a semi -rural setting. R. L. Davis Elementary
School lies across the street from the applicant's.
Commercial uses across from a school on a street may cause
traffic conflicts from both the loading and unloading of
school students and the commercial traffic throughout the
day. The undeveloped tract of land on the southwest corner
of the intersection provides for future development of
commercial areas.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations: Meyer Lane Neighborhood Association, Otter
Creek Homeowners Association, Quail Run Neighborhood
Association, and Rolling Pines Neighborhood Association.
Staff has received 17 comments from area residents. None
are in support and 17 are opposed to the change.
STAFF RECOMMENDATIONS:
Staff believes the change is premature and therefore not
appropriate. The area shown as Commercial on the southwest
corner of the Vimy Ridge / County Line Road intersection
provides an area for future Commercial uses. This area
will be reviewed in a year or so as part of the Chicot West
I-30 South Neighborhood Action Plan review.
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August 3, 2000
SUBDIVISION
ITEM NO.: C (Cont.)
PLANNING COMMISSION ACTION:
FILE NO.: LU00-16-03
(MARCH 2, 2000)
Brian Minyard, of Staff, presented the item to the
Commission.
Doug Loftin, the applicant, stated that the property was
improperly zoned R-2 residential instead of multi -family.
The applicant would prefer a commercial zoning, but if
denied, would want a multi -family zoning. Mr. Loftin gave
a description of his proposed development.
Joe Longinotti spoke in opposition to the item. Mr.
Longinotti opposed the development of either commercial
property or a day care center, next to his property.
Donna Jones spoke in opposition to the item. Ms. Jones
expressed concern that a the proposed development would
flood her property and complained that the gas station on
the corner of Vimy Ridge and County Line Road caused
flooding on her property.
Michelle Ready spoke in opposition to the item. Ms. Ready
stated that development of the applicant's property would
cause drainage problems and added concerns about noise form
a daycare facility. Ms. Ready closed by adding a concern
about the potential for increased traffic in the area.
Chair Pam Adcock asked if several options could work to
develop the property without a land use plan change to
commercial. The applicant expressed an interest in
construction of either a day care center or development of
residential units.
Winston Simpson, Superintendent of Bryant School District,
spoke in opposition to the item. Mr. Simpson expressed
concerns about the safety of children attending, and
walking to Davis Elementary School. Mr. Simpson stated
that he did not oppose development of a day care on the
property, but opposed commercial development on the
property.
Mack Blann spoke in opposition to the item. Mr. Blann
stated that any development would hurt the property values
of area residents and added that he would prefer that the
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August 3, 2000
SUBDIVISION
ITEM NO.: C (Cont.) FILE NO.: LU00-16-03
property in question would be developed for residential
purposes. The speaker closed his remarks with concerns
about drainage.
Doug Loftin requested a deferral on the item. Mr. Loftin
wanted time to arrive at a consensus with the area property
owners on the issue of how to best develop the property in
question.
Commissioner Mizan's expressed thanks for participation and
comments made by a representative of the Bryant School
District in the meeting.
Commissioner Hawn requested that the Public Works
Department study the drainage issue in the vicinity of the
property discussed in this item.
Commissioner Downing expressed concern about improperly
zoning of the property in question made by Mr. Loftin.
Mr. Lawson, city staff, stated that the property in
question is zoned R-2 Single Family, but if a mistake was
made, city staff would request that the Board of Directors
change the zoning of the property back to the original
zoning.
A motion was made to defer the item to the April 13 meeting
and was approved with a vote of 9 ayes, 0 noes and 2
absent.
PLANNING COMMISSION ACTION:
(APRIL 13, 2000)
This item was placed on the consent agenda for deferral to
the June 22, 2000 meeting to coincide with a Planned
Development application. A motion was made to accept the
consent agenda and was approved with a vote of 11 ayes, 0
noes and 0 absent.
STAFF UPDATE:
The applicant on May 25, 2000 requested a deferral to the
August 3, 2000 planning commission hearing. This is their
third deferral for this item. The applicant states that
"We will also be filing a PZD application for the same
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August 3, 2000
SUBDIVISION
ITEM NO.: C (Cont.)
FILE NO.: LU00-16-03
property prior to June 26. By deferring item LU00-16-03,
the commission can review both items for this property on
the same agenda."
PLANNING COMMISSION ACTION:
(JUNE 22, 2000)
This item was placed on the consent agenda for deferral to
the August 3, 2000 meeting. A motion was made to accept
the consent agenda and was approved with a vote of 9 ayes,
0 noes and 0 absent.
STAFF UPDATE:
The applicant on July 18, 2000 requested that this item be
withdrawn without prejudice.
PLANNING COMMISSION ACTION:
(AUGUST 3, 2000)
The item was placed on the consent agenda for withdrawal.
A motion was made to approve the consent agenda and was
approved with a vote of 8 ayes, 0 noes and 3 absent.
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