HomeMy WebLinkAboutminutesApril 13, 2000
ITEM NO.: 8 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
April 13, 2000
ITEM NO.: 8 (Cont.) FILE NO.: LU00-16-05
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.
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.
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April 13, 2000
ITEM NO.: 8 (Cont.) FILE NO.: LU00-16-05
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
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-31 C-41 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.
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April 13, 2000
ITEM NO.: 8 (Cont.)
FILE NO.: LU00-16-05
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.
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
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'April 13, 2000
ITEM NO.: 8 (Cont.
FILE NO.: LU00-16-05
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 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.
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April 13, 2000
ITEM NO.: 8 (Cont.
MASTER STREET PLAN:
FILE NO.: LU00-16-05
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 a
Creek Road is shown as a Minor Arterial from I-430 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.
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April 13, 2000
ITEM NO.: 8 (Cont.
ANALYSIS:
FILE NO.: LU00-16-05
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.
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 141
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.
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April 13, 2000
ITEM NO.: 8 (Cont.)
FILE NO.: LU00-16-05
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 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.
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April 13, 2000
ITEM NO.: 8 (Cont.
FILE NO.: LU00-16-05
This revised item was placed on the consent agenda for
approval. A motion was made to approve item 8 as amended
and was approved with a vote of 11 ayes, 0 noes and
0 absent.
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