Loading...
HomeMy WebLinkAboutMINUTESJuly 5, 2007 ITEM NO.: 18 FILE NO.: LU07-16-01 Name: Land Use Plan Amendment - Otter Creek Planning District Location: The northwest corner of Briner Circle and Stagecoach Road Request: Light Industrial to Mixed Use Source: Dreamland Development, LLC, C/o Joe White PROPOSAL/REQUEST: Land Use Plan amendment in the Otter Creek Planning District from Light Industrial to Mixed Use. Mixed Use provides for a mixture of residential, office and commercial uses to occur. The application is proposing a commercial and office center with multi family housing to the north. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include area west and east of the application. With these changes, the entirety of the Light Industrial and Neighborhood Commercial would be eliminated. It is thought that the additional area would make the boundaries more logical. EXISTING LAND USE AND ZONING: Most of the amendment area is currently zoned 1-2 Light Industrial and is used for a house, a barn and Southern Tank Cleaning Inc. The northern part of the application area is undeveloped. The west part of the amendment area is currently zoned R-2 Single Family and C-3 General Commercial for a single family home and a liquor store. The eastern portion of the amendment area is zoned C-3 General Commercial for a small business. Further west at the county line is zoned 1-2 Light Industrial for Adams Pest Control. South of this area is zoned C-3 General Commercial for a mixture of a restaurant, a liquor store and a retail store. Also south of the amendment area is a large mobile home park zoned R-7 Mobile Home Park District. To the east of the amendment area is zoned Park and Recreation District for Otter Creek Park. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: The amendment area is currently shown as Light Industrial and Neighborhood Commercial on the Future Land Use Plan. To the west is Saline County. To the north and east is planned for Park/Open Space for Otter Creek Park and Fourche Creek's floodplain. To the south is shown as Neighborhood Commercial and Mobile Home Park on the Future Land Use plan. Ordinance 18277 was passed on May 16, 2000. This amendment changed multiple areas in the Otter Creek Planning District including areas along Stagecoach Road July 5, 2007 SUBDIVISION ITEM NO.: 18 (Cont. FILE NO.: LU07-16-01 northeast of the current amendment area. The changes were made to recognize Fourche Creek floodway, existing zoning and existing land uses, and to encourage development in the area. MASTER STREET PLAN. Stagecoach Road is shown as a Minor Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Stagecoach since it is a Minor Arterial. BICYCLE PLAN: A Class II bike route is shown along Stagecoach Road. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. F9--T:7Xd According to the Master Parks Plan, this area is located within eight blocks of a city park or open space. Fourche Creek is immediately north of this area and it is reco6nized as open space on the Parks Plan. Also north of this area is the Otter Creek Park. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The applicant's property lies in the area covered by the Otter Creek Crystal Valley Neighborhood Action Plan. The Office and Commercial Development goal states, "To promote 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 of the community." ANALYSIS: The application is located on the east side of the Saline/Pulaski County line on the north side of Stagecoach Road. The amendment location is currently shown as Light Industrial and Neighborhood Commercial on the Future Land Use Plan. These land use categories have been in place for many years and the existing uses have not changed 2 July 5, 2007 SUBDIVISION ITEM NO.: 18 (Cont. much over the past few years. The application area has a car wash and a single-family residence on the property currently, and a new commercial and office center is being proposed. The expanded application area has two commercial buildings and a pest control office. The amendment area is surrounded on the north by the Fourche Creek floodplain and Otter Creek Park. Directly south of this application area is planned and zoned for a large mobile home park, which has expanded in recent years. The amendment area is at the northeast corner of a major intersection. Alexander Road is shown as a Principal Arterial on the Master Street Plan and an extension is proposed north of Stagecoach Road west and adjacent to this amendment area. Stagecoach Road is shown as a Minor Arterial on the Master Street Plan. This intersection is not only the intersection of two arterials, but it is also very close to an interstate access ramp. This location is one of the major entryways into the city from Saline County and is very heavily trafficked. All of these factors combined make an ideal situation for a mixed use type development at this location. This part of the city has been growing steadily over the last several years. Since 2002, the City of Little Rock has issued 11 office building permits and 15 commercial building permits in the Otter Creek Planning District. These numbers represent a demand for both office and commercial uses in this part of the city. Also, just since 2006 there have been 112 single-family building permits issued for this area. This influx of new residents will compliment the addition of more office and commercial to the area. The proposed uses for this application would be a mixture of both office and commercial uses. A change to Mixed Use on the Future Land Use Plan would open up opportunities for creative development design and the creation of truly mixed use developments. The Mixed Use category will require a PZD if a zoning change is necessary for future developments, which will ensure a thorough design review of any future developments. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Southwest Little Rock United for Progress and Otter Creek Home Owners Association. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (JULY 5, 2007) The item was placed on the consent agenda for approval. By a vote of 8 for, 0 against, 2 absent and one open position the consent agenda was approved. 3 Vicinity Map Plan Amendment Case: LU07-16-01 N Location: North of Stagecoach and South of Fourche Creek LI to MX Ward: 7 0 200 400 Feet PD: 16 CT: 42.08 TRS: TIS R13W7