HomeMy WebLinkAboutBoard of Director itemsOFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
May 16, 2000 AGENDA
Subject
Land Use Plan Amendment —
Otter Creek Planning District
— LU00-16-05
RECOMMENDATION
CITIZEN
PARTICIPATION
Action
4Ordinance
Resolution
Approval
Information Report
Submitted By
tCy Carney
City Manager
Land Use Plan amendment in the Otter Creek Plarnung District
from Commercial, Mixed Commercial and Industrial, Single
Family, Industrial, and Multi -family to Single Family, Public
Institutional, Commercial, Mixed Office and Commercial,
Suburban Office, Service Trades District, Parks/Open Space,
and Mixed Use.
Planning Staff recommends approval. Planning Commission
meeting on April 13, 2000 (11-0-0 in favor).
Notices were sent to the following neighborhood associations:
Meyer Lane N.A., Otter Creek Homeowners Association, Quail
Run N.A., Rolling Pines N.A., and Crystal Valley P.O.A.
BACKGROUND I The requested changes fall into three following groups.
The following changes recognize the Fourche Creek floodway:
Area 11 a, Single Family to Park/Open Space; Area 13, Single
Family to Park/Open Space; and Area 15, Single Family to
Park/Open Space.
The next group is a list if changes recognizing existing zoning:
Area 3, Mixed Commercial and Industrial to Commercial; Area
6, Mixed Commercial and Industrial to Commercial; and Area
8, Industrial to Commercial.
BACKGROUND
CONTINUED
The third list of changes recognize existing land uses: Area 1,
Commercial to Single Family; Area 2, Commercial to Public
Institutional; Area 5, Commercial to Public Institutional; Area
14, Multi -Family to Public Institutional; and Area 19, Single
Family to Public Institutional.
The fourth group is proposed to decrease the intensity of the
land use: Area 4, Mixed Commercial and Industrial to Mixed
Office and Commercial; and Area 16, Mixed Commercial and
Industrial to Mixed Office and Commercial.
The last group is to encourage development in the area in a
manner that is in keeping with the Goals and Objectives of the
neighborhood plan: Area 7, Single Family to Suburban Office;
Area 12, Single Family to Mixed Use, Area 9, Single Family to
Service Trades District; Area 10, Single Family to Service
Trades District; and Area 11, Single Family to Commercial;
Two areas shown on the attached maps were requested to be
dropped from the amendment due to not gaining consensus
from the property owners at the Planning Commission hearing.
These properties are located at 11500 Stagecoach Road, a
proposed change from Mixed Commercial and Industrial to
Service Trades District (referred to as area 17 on maps), and at
11701 Stagecoach Road, a proposed change from Mixed
Commercial and Industrial to Park/Open Space (referred to as
area 18 on maps).
FILE NO.: LU00-16-05
Name: Land Use Plan Amendment - Otter Creek
Planning District
Location: Various Locations
Request: Various requests per Otter Creek / Crystal
Valley Neighborhood Action Plan
Source: Otter Creek / Crystal Valley Neighborhood
Action Plan
PROPOSAL / REQUEST:
Land Use Plan amendment in the Otter Creek Planning
District from Commercial, Mixed Commercial and Industrial,
Single Family, Industrial, and Multi -family to Single
Family, Public Institutional, Commercial, Mixed Office and
Commercial, Suburban Office, Service Trades District,
Parks/Open Space, and Mixed Use. The Single Family category
provides for single family homes at densities not to exceed
6 dwelling units per acre. Such residential developments
are typically characterized by conventional single family
homes, but may also include patio or garden and cluster
homes, provided the density remain less than 6 units per
acre.
The Public Institutional category includes all public and
quasi public facilities which provide a variety of services
to the community such as schools, libraries, fire stations,
churches, utility substations and hospitals.
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 they have.
The Mixed Office and Commercial category provides for a
mixture of office and commercial uses to occur. Acceptable
uses are office or mixed office and commercial. A Planned
Zoning District is required if the use is mixed office and
commercial. The Suburban Office category shall provide for
low intensity development of office or office parks in
close proximity to lower density residential areas to
assure compatibility. A Planned Zoning District is
required.
FILE NO.: LU00-16-05 (Cont.
The Service Trades District category 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 development not wholly office.
The Parks/Open Space category includes all public parks,
recreation facilities, greenbelts, flood plains, and other
designated open space and recreational lands.
The Mixed Use category provides for a mixture of residential,
office and commercial uses to occur. A Planned Zoning
District is required if the use is entirely office or
commercial or if the use is a mixture of the three.
EXISTING LAND USE AND ZONING:
The zoning along Stagecoach Road, from I-430 to Crystal
Valley Road, consists of C-3 (General Commercial), C-4
(Open Display Commercial) and R-2 (Single Family) on the
north side has small businesses located in commercial
buildings and former homes with R-2 single Family to it's
north. C-2 (Shopping Center), C-3 and R-2 lie along the
south side of the road where single family homes, can be
found with R-2 to the south of it covering the Fourche
Creek area. This area is located in Sections 1-5 on the
sketch map.
The zoning along Stagecoach Road, from Crystal Valley Road
to Baseline Road, consists of C-2, C-3, and R-2 on the
northwest side and has small businesses located in
commercial buildings and former homes, as well as single
family residences. The area covered by the Crystal Valley
Property Owners Association is zoned R-2. C-2, C-3, I-2
(Light Industrial), and OS (Open Space) zones lie on the
southeast side of the road and are occupied by storage
buildings and a welding shop for a telecommunications
company. This area is located in Sections 6, 7 and 8 on
the sketch map.
The zoning along Stagecoach Road, from Baseline Road to
Otter Creek Road, consists of C-1, C-2, C-3, R-2, and MF -12
(Multifamily) on the west side and has small buildings,
single family homes, golf driving range, and a small
shopping center. Large tracts of land occupied by single
2
FILE NO.: LU00-16-05 (Cont.
family homes lie to the west of Stagecoach Road. C-3, 0-1
(Quiet Office), R-2, and MF -18 (Multifamily) lie on the
east side of the road and have single family homes,
churches, and a Southwestern Bell facility along the road
with large vacant tracts of land to the east. Section 12
on the sketch map shows this area.
The zoning along Stagecoach Road, from Otter Creek Road to
County Line Road, consists of C-2, C-3, R-2, MF -18, and I-2
zones on the north side of the road occupied by commercial
buildings, single family homes, apartments, and the Otter
Creek City Park. The south side of the road consists of C-
3, C-4, I-2, OS, R-2, and R-7 (Mobile Home) zoning occupied
by commercial buildings, single family homes, and a mobile
home park. Sections 16-18 on the sketch map show this
area.
The zoning along I-430, from Baseline Road to I-30,
consists of C-3, C-4, and R-2 zones occupied by single-
family homes and large tracts of vacant land. The east
side of the freeway consist of vacant tracts of land zoned
I-2 (Light Industrial) and R-2. Sections 9, 11, and 11-A on
the sketch map cover this area.
The zoning along Otter Creek Road, from I-30 to Stagecoach
Road, consists of C-3, C-4, OS, and R-2 zoning and has
vacant properties located in the Fourche Creek floodway on
both sides of the road. The land to the north is vacant
while a church occupies a large tract of land to the south
near I-30. Sections 13, 14 and 15 show this area on the
sketch map.
The zoning along Quail Run Drive from Otter Creek Parkway
to Fawn Tree Drive consists of R-2 and MF -12 zoning
occupied by single-family homes and churches. Section 19
is included in this area.
The property included in this amendment is approximately
272.3 acres in size.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On October 5, 1999, a change was made from Single Family to
Light Industrial at 12805 I-30 south of I-30 next to the
Railroad track.
On August 17, 1999, a change was made from Multi Family to
Mixed Use and Single Family along Stagecoach Road.
3
FILE NO.: LU00-16-05 (Cont.)
On June 15, 1999, a change was made from Single Family to
Suburban Office and Service Trades District at the
northwest corner of Baseline Road and the Mabelvale Pike /
I-30 interchange.
On October 6, 1998, a change was made from Community
Shopping to Commercial at the northwest corner of I-430 and
I-30 (Otter Creek Mall site).
On May 19, 1998, a change was made from Single Family to
Suburban Office on Crystal Valley Road north of Stagecoach
Rd.
On November 4, 1997, numerous changes took place near I-30
and I-430 within a mile of the Otter Creek / Crystal Valley
study area as a result of the Chicot West / I-30 South
Neighborhood Action Plan.
On August 5, 1997, a change was made from Multi -Family to
Single Family south of Baseline Rd. east of Wimbledon Loop.
On July 1, 1997, a change was made from Community Shopping
to Commercial at 12029 I-30 north to Otter Creek Rd.
On July 1, 1997, a change was made from Single Family to
Parks/Open Space, Neighborhood Commercial to Mobile Home,
and Mixed Commercial and Industrial to Mobile Home Park
along Stagecoach Rd.
The land use plan along Stagecoach Road, from I-430 to
Crystal Valley Road, consists of Commercial on the north
side with Single Family to it's north and Mixed Commercial
Industrial along the south side of the road with Park/Open
Space to the south of it. This area is located in Sections
1-5 on the sketch map.
The land use plan along Stagecoach Road, from Crystal
Valley Road to Baseline Road, consists of Commercial,
Single Family and Park/Open Space along the north and west
side with a large area of Single Family split by a strip of
Park/Open Space to the northwest. The south and east side
of the road is Mixed Commercial and Industrial, Park/Open
Space, and Industrial with Park/Open Space to the southeast
of it. This area is located in Sections 6, 7 and 8 on the
sketch map.
The land use plan along Stagecoach Road, from Baseline Road
to Otter Creek Road, consists of Commercial, Mixed Use,
Single Family, Park/Open Space, Neighborhood Commercial,
and Community Shopping along the west side with Single
Family, Park/Open Space, Multi -Family, and Public
Institutional to the west. The east side of the road is
4
FILE NO.: LU00-16-05 (Cont.)
Commercial, Office, Public Institutional, Park/Open Space,
Neighborhood Commercial, and Community Shopping with
Park/Open Space to the east. Section 12 on the sketch map
shows this area.
The land use plan along Stagecoach Road, from Otter Creek
Road to County Line Road, consists of Community Shopping,
Multi -Family, Park/Open Space, Light Industrial, and
Neighborhood Commercial along the north side with Park/Open
Space and Light Industrial to the north. The south side of
the road is shown as Community Shopping, Mixed Commercial
and Industrial, Park/Open Space, Mobile Home Park, and
Neighborhood Commercial with Park/Open Space, Mixed
Commercial and Industrial, and Commercial to the south.
Sections 16-18 on the sketch map show this area.
The land use plan along I-430, from Baseline Road to I-30,
consists of Single Family and Commercial along the west
side of the freeway with Park/Open Space to the west. The
east side of the freeway is shown as Service Trades
District and Mixed Office Commercial. Sections 9, 11, and
11-A on the sketch map cover this area.
The land use plan along Otter Creek Road, from I-30 to
Stagecoach Road, consists of Commercial, Park/Open Space,
Single Family, and Community Shopping with Park/Open Space
and Commercial to the north. The south side of the road is
shown as Commercial, Park/Open Space, Single Family, and
Community Shopping with Commercial, Park/Open Space, and
Public Institutional to the south. Sections 13, 14 and 15
show this area on the sketch map.
The land use plan along Quail Run Drive, from Otter Creek
Parkway to Fawn Tree Drive, consists of Public
Institutional and Single Family on the north side and
Multi -Family and Single Family along the south side.
Section 19 is included in this area.
MASTER STREET PLAN:
I-430 is shown on the Master Street Plan as a freeway.
Stagecoach Road is shown as a Principal Arterial from I-430
to Baseline Road and as a Minor Arterial from Baseline Road
to County Line Road. A Class II bikeway is designated to
follow Stagecoach Road from Brodie Creek to County Line
Road. Baseline Road is shown as a Principal Arterial.
Otter Creek Road is shown as a Minor Arterial from I-430
5
FILE NO.: LU00-16-05 (Cont.
and ending at Stagecoach Road. Quail Run Drive is shown as
a local street on the Master Street Plan.
PARKS:
Otter Creek City Park is located on Stagecoach Road near
the county line.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The Otter Creek / Crystal Valley Neighborhood Action Plan
contains a two goals relevant to these requested changes.
The first goal concerns the residential development goal of
promoting a community structure and designs, which promotes
and maintains the rural and residential nature of the area
and preserve the quality of life sought by residents. The
second goal includes promotion of commercial and office
development that meets the needs of area residents for
shopping and services, maintains as much of the existing
topography, trees, and green space as possible, and
enhances the primarily residential character to the
community.
Action statements to help attain the residential
development goal includes requesting changes to the Future
Land Use Plan to land use designations appropriate for the
area to protect existing residential property values and
limiting multifamily development to the existing 40 acres
of multifamily. The action statements to foster the office
and commercial development goal include implementing
policies that encourage the us of Planned Zoning Districts
for new businesses locating on Stagecoach Road and placing
large intense uses on the edge of the neighborhood away
from Stagecoach Road.
ANALYSIS:
The area under review is a neighborhood with new
residential developments under construction and businesses
expanding along Stagecoach Road. Traffic along Stagecoach
Road is expected to increase. Population density is also
expected to increase with the build -out of single family
subdivisions and multi -family developments. The number of
businesses in the area is expected to increase with the
completion of highway improvements and the build -out of
residential areas.
6
FILE NO.: LU00-16-05 (Cont.
The requested changes fall into three following groups.
The following changes recognize the Fourche Creek floodway:
Area lla, Single Family to Park/Open Space; Area 13, Single
Family to Park/Open Space; Area 15, Single Family to
Park/Open Space; and Area 18, Mixed Commercial and
Industrial to Park/Open Space.
The next group is a list if changes recognizing existing
zoning: Area 3, Mixed Commercial and Industrial to
Commercial; Area 6, Mixed Commercial and Industrial to
Commercial; 81 Industrial to Commercial; Area 17, Mixed
Commercial and Industrial to Service Trades District.
The third list of changes recognize existing land uses:
Area 1, Commercial to Single Family; Area 2, Commercial to
Public Institutional; Area 5, Commercial to Public
Institutional; Area 19, Multi -Family to Public
Institutional; Area 14, Single Family to Public
Institutional.
The fourth group is proposed to decrease the intensity of
the land use: Area 4, Mixed Commercial and Industrial to
Mixed Office and Commercial; Area 9, Single Family to
Service Trades District; Area 10, Single Family to Service
Trades District; Area 11, Single Family to Commercial; Area
16, Mixed Commercial and Industrial to Mixed Office and
Commercial.
The last two are to encourage development along Stagecoach
Road in a manner that is in keeping with the Goals and
Objectives for development along Stagecoach Road: Area 7,
Single Family to Suburban Office; Area 12, Single Family to
Mixed Use.
The requested amendments also reflect the goals and
objectives contained in the plan for residential,
commercial, and office developments. The changes affecting
residential uses are intended to insure a verity of housing
types in the area while encouraging the build -out of
developments already under construction. The amendments
also encourage the concentration of business and commercial
activity along Stagecoach Road in a way that supports the
use of Planned Zoning Districts in making decisions about
zone changes inside the neighborhood. The amendments also
advocate the construction of intense commercial
7
FILE NO.: LU00-16-05 (Cont.
developments near the edge of the neighborhood along I-430
away from residential subdivision west of Stagecoach Road.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations: Meyer Lane N.A., Otter Creek Homeowners
Association, Quail Run N.A., Rolling Pines N.A., and
Crystal Valley P.O.A. Staff has received no comments from
area residents other than property owners.
STAFF RECOMMENDATIONS:
Staff believes the changes are appropriate. Approval of
these changes will encourage a mix of residential uses in
the area, concentrate commercial developments along
Stagecoach Road, encourage the more intense uses to locate
along the I-430 / I-30 corridor, and preserve the natural
environment of the floodway along Fourche Creek.
PLANNING COMMISSION ACTION:
(APRIL 13, 2000)
Brian Minyard, City Staff, made a brief presentation to the
commission. Two areas of proposed change were requested to
be dropped from the amendment due to not gaining consensus
from the property owners. These properties are located at
11500 Stagecoach Road, a proposed change from Mixed
Commercial and Industrial to Service Trades District
(referred to as area 17 on maps), and at 11701 Stagecoach
Road, a proposed change from Mixed Commercial and
Industrial to Park/Open Space (referred to as area 18 on
maps). The remaining areas are to remain in the amendment.
This revised item was placed on
approval. A motion was made to
and was approved with a vote of
0 absent.
8
the consent agenda for
approve item 8 as amended
11 ayes, 0 noes and
Plan Amendment
Case # LU00-16-05 N
Various
Cr: 42.08
TRS: T1NR13W32 0 300 600 Feet
PD: 17
Vicinity Map `t Ward 7
ZoningArea
A n�
Various
Cr: 42.08
TRS: TINR13W32 0 400 800 Feet
PD. 17
Vicinity Map Ward 7
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ZoningArea
A n�
Various
Cr: 42.08
TRS: TINR13W32 0 400 800 Feet
PD. 17
Vicinity Map Ward 7
Plan Amendment
Case # LU00-16-05 N
Various
Cr: 42.08
r F"7 rs�
u TRS: T1NR13W32 0 400 800 Feet
d
PD. 17
vicinity Map ward: 7
Area Zoning
Case # LU00-16-05 N
Various
CT: 42.08
r i TRS: T1NR13W32 0 400 800 Feet
PD: 17
Vicinity Map Ward: 7
Plan Amendment
Case # LU00-16-05 N
Various
i
CI': 42.08
TRS: T1NR13W32 0 400 800 Feet
i
PD: 17
Vicinity Map Ward 7
Area Zoning
Case # LU00-16-05 N
Various
Cr: 42.08
Ui r TRS: TINR13W32 0 400 800 Feet
r PD: 17
Vicinity Map Ward 7
ORDINANCE NO.
AN ORDINANCE TO AMEND THE LAND USE PLAN
16,222) IN THE OTTER CREEK/CRYSTAL VALLEY
PLANNING DISTRICT FROM COMMERCIAL, MIXED
COMMERCIAL AND INDUSTRIAL, SINGLE FAMILY,
INDUSTRIAL, AND MULTI -FAMILY TO SINGLE
FAMILY, PUBLIC INSTITUTIONAL, COMMERCIAL,
MIXED OFFICE AND COMMERCIAL, SUBURBAN
OFFICE, SERVICE TRADES DISTRICT, PARKS/OPEN
SPACE, AND MIXED USE; AND FOR OTHER
PURPOSES.
WHEREAS, as The Land Use Plan was reviewed by area
citizens and Staff; and
WHEREAS, as the Little Rock Planning Commission believes
it appropriate to amend the plan.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF
DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS.
SECTION 1. That Commercial at generally located at
8124 Flintridge Road be amended to Single Family on the
Land Use Plan.
SECTION 2. That Commercial at generally located at
8200 Flintridge Road be amended to Public Institutional on
the Land Use Plan.
SECTION 3. That Mixed Commercial Industrial at the
southwest corner of I-430 and Stagecoach Road be amended to
Commercial on the Land Use Plan.
SECTION 4. That Mixed Commercial Industrial generally
located at 8123 - 8303 Stagecoach Road be amended to Mixed
Office Commercial on the Land Use Plan.
SECTION 5. That Commercial generally located at 8149
Crystal Valley Road be amended to Public Institutional on
the Land Use Plan.
SECTION 6. That Mixed Commercial Industrial generally
located at 8424 Stagecoach Road be amended to Commercial on
the Land Use Plan.
SECTION 7. That Single Family to the north and west of
the of the intersection of Baseline Road and Stagecoach
Road south of the PK/OS strip be amended to Suburban Office
on the Land Use Plan.
SECTION 8. That Industrial generally located at 8621
Stagecoach Road be amended to Commercial on the Land Use
Plan.
SECTION 9. That Single Family north of Baseline Road
and west of I-430 be amended to Service Trades District on
the Land Use Plan.
SECTION 10. That Single Family in the N1/2 of the
NW1/4 of Section 4, T1S, R13W be amended to Service Trades
District on the Land Use Plan.
SECTION 11. That Single Family in the SE1/4 of the
NW1/4 of Section 4, TIS, R13W and at the northwest corner
of the intersection of the frontage road and I-430 be
amended to Commercial on the Land Use Plan.
SECTION 12. That Single Family in the W1/4 of Section
40, T1S R13W and part of the SE1/4 of the NW1/4 of Section
40, T1S R13W be amended to Park/Open Space on the Land Use
Plan.
SECTION 13. That Single Family generally located at
9700 - 10000 Stagecoach Road for the frontage along
Stagecoach Road be amended to Mixed use on the Land Use
Plan.
SECTION 14. That Single Family north of Baseline Road
between Stagecoach Road and I-430 be amended to Park/Open
Space on the Land Use Plan.
SECTION 15. That Single Family in the NE1/4 of the
NE1/4 of Section 11 R13W, T1S be amended to Public
Institutional on the Land Use Plan.
SECTION 16. That the remainder of the Single Family as
noted in Section 15 of this ordinance be amended to
Park/Open Space on the Land Use Plan.
SECTION 17. That Mixed Commercial Industrial generally
located at 10701 - 11500 Stagecoach Road be amended to
Mixed Office Commercial on the Land Use Plan.
SECTION 18. That MultiFamily generally located at
13901 Quail Run Drive be amended to Public Institutional on
the Land Use Plan.
SECTION 19. That the ordinance shall take effect and
be in full force from and after its passage and approval.
PASSED:
ATTEST:
City Clerk
APPROVED:
Mayor