HomeMy WebLinkAboutLetter from Henning againstLittle Rock Planning Commission
c/o Ms. Donna James
Department of Planning and Development
City of Little Rock
March 11, 2003
9301 Stagecoach Rd.
Little Rock, AR 72210
RE: File LU03-16-01 & Z-7346
Townsend Short Form PCD
March 20th Commission Agenda
Dear Chairman Nunnley and Commissioners:
My wife and I reside directly next door to the property being proposed for the land use
plan amendment and PCD for the establishment of a restaurant at 9219 Stagecoach Road. We
strongly object to the planned change in the land use plan from Office to Commercial and the
associated PCD at this address. Our objections are based on the intent of the land use and zoning
currently in place, the preservation of the small areas of homes on Stagecoach Road, and the
potential impact of commercial property located so closely to Fourche Creek and its floodplain,.
When we purchased our home in 1996, the area surrounding our home was rural in
nature. The properties around our home consisted of other single-family homes, two churches,
and wooded land. Our first foray into the world of land use plans and zoning came with the PCD
for the development of a golf driving range directly across the street from our home. Since that
episode in late 1996 -early 1997, we have been bombarded with land use plan amendments,
rezoning requests, and PCDs.
During a review of Land Use plans on Stagecoach Road in 1998 or 1999, the Planning
Staff initiated the land use plan amendment that changed the properties in question and our own
property from Residential to Office. Please note that at the time of this review, our home and the
property at 9219 were private residences and the property to the north of 9219 Stagecoach was a
rental home. I contacted the staff regarding the proposed change but did not object to the
change. I now regret that decision.
After this initial misguided introduction into the planning world, we became more
actively involved in the proposed changes to the properties around our home. We have become
much more aware of the planning process from numerous telephone calls to the Planning Staff,
attendance at the Commission meetings, and viewing of the reruns of the meetings that we were
unable to attend. There have been many cases in which we realized that the land use plan and
the zoning supported the proposed requests, and we approached these requests not to stop them,
but to insure that the requests took into account the problems with drainage and traffic in our
area. We recognize that development will continue to occur on Stagecoach Road. We simply
ask that the development be forced to follow the current land use plans in place and those
contained in the Otter Creek/ Crystal Valley Neighborhood Plan.
As described in the information on this proposal, the Otter Creek/Crystal Valley
Neighborhood plan specifically addresses limiting commercial development to the periphery of
the heart of this district. As a participant in the development of this plan, we hoped that the
major commercial activities would remain immediately adjacent to the intersections of Baseline
Road and Stagecoach Road and Otter Creek Parkway and Stagecoach Road. The neighborhood
groups working on the action plan hoped to lessen traffic disruptions by keeping the commercial
development in the areas where existing turn lanes and traffic signals existed. Further, the
isolation of the commercial areas to the intersections would help to preserve the homes along
Stagecoach Road and also preserve the more rural atmosphere that made this area attractive to so
many of us. Although some may argue that the Office land use plan does not provide protection
to the homes in the area, the majority of the group members agreed that the uses permit by the
Office Land Use were less disruptive that Commercial uses. We ask that the Commission honor
the intent of the neighborhood groups and the homeowners regarding the present land use plans.
In my many appearances before the Commission, I have stressed the unique wetlands
area located along Fourche Creek in this area. My appearances in the past have always been
over properties on the West side of Stagecoach Road and I have emphasized the potential for
damages to this unique area by runoff, litter, and sediment. During these appearances, I never
imagined that a development with such a potential impact would be proposed literally on the
banks of Fourche Creek. The area immediately behind this property and the property to the
north consists of large cypress trees and other hardwoods that support a variety of wildlife.
Several species of birds, including hawks and pilliated woodpeckers, nest in large trees either on
or adjacent to this property. The potential for damage to this wetland from runoff from
construction and from the parking area proposed immediately adjacent to the floodplain are
significant. Numerous types of wildlife, including opossums, skunks, raccoons, deer, and
weasels, roam the creek's floodplain. What affect will a restaurant operation have on the
wildlife in this area, particularly one located so close to their habitat? We have numerous
nocturnal visitors to our back deck who enjoy the measuring cup of cat food that we place there
for our pets. How many animals will a dumpster full of empty fish and chicken boxes, spoilage,
and unfinished food bring? I assure you that a dumpster has yet to be built that will deter a
hungry raccoon!
The Parks and Recreation Department ultimately hopes to incorporate Fourche Creek into
the City in the Park concept. The Audubon Society and the US Fish and Wildlife Service have
recently funded the development of a wildlife center further downstream from our area. Local,
Federal, and State funds, and volunteer labor are being used to clean up Fourche Creek. We
hope one day to be able to canoe from Upper Fourche Creek in this area downstream to the
numerous parks located along this stream and ultimately to the Arkansas River. Is commercial
development on the banks of this stream consistent with the goals of these groups (including the
City of Little Rock) in trying to preserve this unique area in our City? Is commercial
development in line with the recently announced attempts to lure (no pun intended) a Game and
Fish Nature Center in this area? I am sure that you would agree that this development is not
appropriate if you visit this area and see the impact that existing development has had on
Fourche Creek.
In closing, please allow me to stress that our interests here are not to increase any
potential future real estate deal for my home or adjacent properties. Our entire intent is to
preserve our home and the unique environment around it. I look forward to addressing you in
person on this important matter on March 20th. As always, I thank you for your time and
consideration in this matter.
Sincerely,
David B. Henning
9301 Stagecoach Rd.
Little Rock, AR 72210
Phone W: 569-2121
H 455-6259