HomeMy WebLinkAboutminutesAugust 17, 2000
ITEM NO.: 5.1 FILE NO.: LU00-10-02
Name: Land Use Plan Amendment - Boyle Park Planning
District
Location: 4811, 4815, and 4817 Stagecoach Road
Request: Single Family to Commercial
Source: Charles Johnson
PROPOSAL / REQUEST:
Land Use Plan amendment in the Boyle Park Planning District
from Single Family to Commercial. 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 serve. The
applicant wishes to use the property for "small-scale
development providing goods/services to neighborhood."
EXISTING LAND USE AND ZONING:
The property is occupied by three houses on deep lots
currently zoned R-2 Single Family and is approximately 2.5+
acres in size. The neighboring property is zoned R-2 Single
Family and occupied by single-family houses except for the
property to the south occupied by a tavern. The property to
the west is zoned C-4 Open Display Commercial and split
between a feed store and used furniture/appliance store.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On November 2, 1999 a change took place from Neighborhood
Commercial to Service Trades District at Shackleford and
Stagecoach about a mile southwest of the applicant's
property.
On December 1, 1998 a change took place from Suburban Office
to Mixed Use at Col. Glenn Road at Talley Road about a mile
west of the applicant's property.
August 17, 2000
ITEM NO.: 5.1 (Cont.) FILE NO.: LU00-10-02
On July 7, 1998 a change took place from Single Family to
Mixed Office Commercial about a mile north of the
applicant's property.
On June 3, 1997 a change took place from Neighborhood
Commercial to Single Family about 500' west of the
applicant's property.
On June 3, 1997 a change took place from Single Family to
Commercial at Stagecoach Road and Asher Avenue about 800'
northeast of the applicant's property.
On June 18, 1996 multiple changes took place on Colonel
Glenn Road about 1,000 feet north of the applicant's
property.
On March 19, 1996 multiple changes took place at W. 36u'
Street and John Barrow Road about a mile north of the
applicant's property.
On August 1, 1995 a change took place from Single Family to
Public Institutional on W. 36t" Street east of Shackleford
Road about a mile northwest of the applicant's property.
The applicant's property is shown as Single Family on the
Future Land Use Plan. All of the neighboring property on
the east side of Stagecoach Road is shown as Single Family
while the property west of the application area is shown as
Neighborhood Commercial. A substantial area of Commercial
is also shown along Asher Avenue extending east from the
Stagecoach and Colonel Glenn Road intersection to the Asher
Avenue and John Barrow Road intersection. A large tract of
Neighborhood Commercial is shown east of the Heritage
Baptist Temple School and south of Susie Lane.
MASTER STREET PLAN:
Stagecoach Road is shown on the Master Street Plan as a
Principal Arterial. Currently, this section of Stagecoach
Road does not meet city standards for a Principal Arterial.
The Arkansas Highway and Transportation Department is
realigning the Stagecoach, Colonel Glenn, and Asher Avenue
intersection to create a T-shape intersection with
Stagecoach Road intersecting Asher Avenue / Col. Glenn Road
at a 90 degree angle. The improvements to the Stagecoach,
Colonel Glenn, and Asher Avenue intersection as a part of
the improvements of State Highway 5 on Asher Avenue is
likely to effect the alignment and width of Stagecoach Road
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August 17, 2000
ITEM NO.: 5.1 (Cont.) FILE NO.: LU00-10-02
in front of the applicant's property. The Master Street
Plan does not show bikeways that would be affected by this
amendment.
PARKS:
The Park System Master Plan shows a Priority 1 Proposed Open
Space along Brodie Creek. The proposed open space is not
affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The applicant's property lies in an area covered by the
Westwood section of the Pecan Lake, Westwood, Stagecoach -
Dodd neighborhood Action Plan. The Westwood section of the
plan states that Commercial and Office activities should
remain on Asher Avenue and objects to the conversion of
homes to non-residential uses except on Asher Avenue. Both
the Stagecoach -Dodd section and Pecan Lake section of the
plan oppose "spot zoning" along Stagecoach Road and
encourage non-residential development to take place west of
Shackleford Road and north of David O'Dodd Road.
ANALYSIS:
Large tract residential and spots of commercial uses have
occurred along Stagecoach Road resulting in low-density
development. There is a current inventory of vacant property
in the immediate vicinity both zoned commercial or shown as
Commercial or Neighborhood Commercial on the Land Use Plan.
A 16.4+ acre tract of vacant land shown as Neighborhood
Commercial zoned C-3 General Commercial sits south of Susie
Lane. 12.8+ acres of this tract is zoned C-3 General
Commercial while 3.6+ acres is zoned 0-3 General Office.
Most of the area shown as Commercial along Asher Avenue
consists of property zoned either C-3 General Commercial or
C-4 Open Display Commercial. The area along Asher Avenue
shown as Commercial also contains 1.17+ acres of vacant
properties zoned C-3 General Commercial.
The application area extends 662.38 feet from the front
property line to the rear and is 299.95 feet wide at the
front. The narrow shape of the application area would cause
an incursion of land shown as Commercial into an area shown
as Single Family. The topography of the application area
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August 17, 2000
ITEM NO.: 5.1 (Cont.)
FILE NO.: LU00-10-02
slopes uphill to the back of the property. Any development
likely taking place at the rear of the property would cause
a loss of buffers between commercial uses on the property
and residential uses behind the property.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood
associations: John Barrow N.A., Broadmoor N.A., Brownwood
Terrace N.A., College Terrace N.A., Point O'Woods N.A.,
University N.A., Westwood N.A., Pecan Lake P.O.A., and
Stagecoach -Dodd N.A. Staff has received one comment from
area residents. None are in support, none are opposed to
the change and one was neutral.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.
PLANNING COMMISSION ACTION:
(AUGUST 17, 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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