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HomeMy WebLinkAboutBoard of Director itemsINFORMATION RELATIVE TO PLANNING COMMISSION BUSINESS FOR THE LITTLE ROCK BOARD OF DIRECTORS MEETING ON April 2 2002 A Land Use Plan Amendment # LU02-15-01 in the Geyer Springs Planning District on Chicot Road from Vega to Mablevale Cutoff. ITEM N0.# Planning Staff Recommends: Planning Commission Recommends: Right -of -Way Issues: Vote: 8 Ayes 0 Noes royal 3 Absent 0 Abstention A Land Use Plan Amendment # LU02-15-02, LU02-15-03, LU01-16-01, and LU01-16-02 in the Otter Creek and Geyer Springs West Districts at multiple locations. ITEM N0.# Planning Staff Recommends: Planning Commission Recommends: Right -of -Way Issues: Vote: 7 Ayes 0 Noes 4 Absent 0 Abstention A Land Use Plan Amendment # LU02-16-01 in the Otter Creek Planning Districts at State Highway 11 and the Union Pacific Railroad tracks. ITEM N0.# Planning Staff Recommends: Approval Planning Commission Recommends: Right -of -Way Issues: Vote: 7 Ayes 0 Noes 4 Absent — Abstention OFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION April 2, 2002 AGENDA Subject Land Use Plan Amendment — Geyer Springs West Planning District - LU02-15-03, LU02- 15-02, LU02-16-01 & LU02- 16-02 at various locations OPSIS FISCAL IMPACT RECOMMENDATION CITIZEN PARTICIPATION Required I S gOrdinance Resolution Approval Information Report Cy Carney City Manager Land Use Plan amendments in the Geyer Springs and Otter Creek Planning District are from Single Family, Office, Low Density Residential, and Multi -Family to Mixed Use, Suburban Office, Office, Commercial, Low Density residential, Public Institutional, Neighborhood Commercial, and Single Family for future development. I N/A Planning Staff recommends approval. Planning Commission recommended approval on February 28, 2002 (7-0-4 in favor. Commissioner Floyd recused on area #5). Notices were sent to the following neighborhood associations: Allendale Neighborhood Association, Chicot Neighborhood Association, Cloverdale Neighborhood Association, Deer Meadow Neighborhood Association, Legion Hut Neighborhood Association, Mavis Circle Neighborhood Association, Pinedale Neighborhood Association, Rob Roy Way Neighborhood Association, Santa Monica Neighborhood Association, Shiloh Homeowners Association, Town & Country Estates Neighborhood Association, West Baseline Neighborhood Association, Yorkwood Neighborhood Association, Meyer Lane Neighborhood Association, Otter Creek Homeowners Association, Quail Run Neighborhood Association, and Rolling Pines Neighborhood Association. BACKGROUND These land Use Plan amendments are a result of the Chicot West I-30 South Action Plan review process. In that process, the entire area covered by the plan was reviewed. Fifteen areas were proposed to be changed by the steering committee. Three areas were removed from the items at the Planning Commission meeting because of objections from property owners and\or area residents. The remainders of the areas are presented below. Area 1- West side of Chicot Road north of Nolen Drive: Office, Multi -family, and Single Family to Mixed Use: This study area is located in an established neighborhood. A majority of the properties in this area face Chicot Road. The houses on the opposite side of Chicot Road face side streets and would not be as effected by future development on the west side of.Chicot Road as they would be if the houses faced Chicot Road. The proposed change to Mixed Use would both reflect the existing uses located in this area and allow new non-residential uses to locate in the neighborhood. The change to Mixed Use would also protect neighboring property owners from incompatible uses through the implementation of the required Planned Zoning Development process for non-residential uses. Area 2 - Chicot Road from Burnelle to Rebecca: Single Family and Commercial to Mixed Use: This area is located in a fragile area of an established residential neighborhood characterized by suburban development. This area consists of houses and businesses fronting Chicot Road. A change to Mixed Use would allow non-residential development to take place within the confines of a Planned Zoning Development. The intensity of the uses along Chicot Road should be minimized to protect both of the residential areas located to the west of this area and to the east across Chicot Road. Area 3 — West side of Chicot between Morris Drive and Rebecca Drive: Multi -Family to Commercial, Office, and Suburban Office: This study area is a long rectangular piece of land with a small frontage on Chicot Road. This change would extend the area available for non-residential uses into a residential neighborhood. The changes to Suburban Office, Office, and Commercial would mirror the existing uses located along the north boundary of this amendment area. The resulting changes would merely expand existing uses from the north and eliminate the currently unused Multi -Family use. BACKGROUND CONTINUED Area 5 — South side of Mablevale Cutoff at Legion Hut Road: Single Family to Mixed Use: This area is located in an established neighborhood with frontage along a Minor Arterial and buildings facing the street. This change would link the areas shown as Mixed Use along the south side of Mabelvale Cutoff Road. The required Planned Zoning Development process for non-residential uses would protect the neighboring residential areas from non-residential development. Area 6 —Mablevale Cutoff at Shiloh Drive east of Heinke Road: Single Family to Mixed Use: This area is located in a neighborhood of lesser density. This change would extend the area shown as Mixed Use along the north and south side of Mabelvale Cutoff Road towards the west. The neighboring areas shown as Single Family, Public Institutional, and Park/Open Space would be protected by the required Planned Zoning Development process for non-residential uses in an area shown as Mixed Use. The Public Institutional at Mabelvale Elementary School and Park/Open Space at Morehart Park would serve as the western boundary of Mixed Use shown on Mabelvale Cutoff Road at the Heinke Road intersection. Area 7- southeast corner of Mann Road and Cochrane Street: Single Family to Public Institutional: This proposed change is located in the heart of the Mabelvale community and recognizes the existing use of a church at the center of the Mabelvale community. Area 8 — Heinke Road and the proposed intersection of the South Loop: Single Family to Neighborhood Commercial: This proposed change is located in an undeveloped area at the proposed South Loop's intersection with Heinke Road (the intersection of a principal arterial and a collector street). This change would provide for anticipated needs for small-scale commercial uses to serve neighborhoods likely to develop near the proposed South Loop. Development in this area will be effected by the right-of-way for the proposed South Loop. Area 11 — West side of Vimy ridge Road south of Sherri Marie: Single Family & Low Density Residential to Suburban Office: This study area is located on the west side of Vimy Ridge Road in an area characterized by semi -rural development near the Quail Run Subdivision. A change to Suburban Office would allow office development to take place near the Quail Run Subdivision and provide a transition of intensity of uses. The neighboring residential areas would be protected from the impacts of non-residential developments in an area shown as BACKGROUND CONTINUED Suburban Office through the required Planned Zoning Development process. Area 11, if approved will provide for Suburban Office uses in this neighborhood at a location that is separated from exiting residential areas by vacant land and will avoid any potential for traffic conflicts with the school that may result from the loading and unloading of school students during business hours. Area 12 — County Line Road east of Vimy Ridge Road: Single Family to Suburban Office: This study area is located on the north side of County Line Road in an area characterized by semi -rural development near the Irish Spring Subdivision. In addition, this area is located across the street from the Davis Elementary School, part of the Bryant School District, located in Shannon Hills. A change to Suburban Office would allow for non-residential development to take place next to the Irish Spring Subdivision and provide a transition of intensity of uses. The neighboring residential areas could be protected from the impacts of non-residential developments in an area shown as Suburban Office through the required Planned Zoning Development process. Suburban Office uses across from a school on a street may cause traffic conflicts from both the loading and unloading of school students and the commercial traffic throughout the day. Area 13 — Northwest corner of Alexander Road and County Line Road: Single Family to Neighborhood Commercial: This is characterized by low-density semi -rural development on the west side of Vimy Ridge Road and the north side of County Line Road. The Neighborhood Commercial would provide a transition from the area shown as Commercial at the intersection of the Vimy Ridge and County Line Road. The increase in non-residential will support and be supported by a large number of single family dwellings that are being constructed just south of the county line south and west of this intersection. The change from Low Density Residential to Single Family will reduce the total acreage shown at that higher density. Area 15 — County Line Road west of Vimy Ridge Road: Low Density Residential to Single Family: this change will increase the area shown as Single Family, reduce the area shown as Low Density Residential, and reflect the Proposed Urban Residential Density category shown in Shannon Hills. In addition, unused areas shown as Low Density Residential are located further north on Vimy Ridge Road at the intersections of Sub Station Road and Pleasant Hills Road. FILE NO.: LU02-15-02, LU02-16-01 Name: Land Use Plan Amendment - Geyer Springs - West and Otter Creek Planning Districts. Location: Areas generally bounded by I-30 on the north, Chicot Road on the east, the city limits to the south, and the city limits to the west. Request: Office, Single Family, Low Density Residential, Mobile Home, and Multi -Family to Mixed Use, Suburban Office, Office, Commercial, Low Density Residential, Public Institutional, Neighborhood Commercial, Single Family, and Service Trades District. Source: Staff/Chicot West I-30 South Neighborhood Action Plan Review PROPOSAL / REQUEST: Land Use Plan amendments in the Geyer Springs -West, Otter Creek Planning Districts. Area 1: Office, Multi -Family, and Single Family to Mixed Use; Area 3: Multi -Family to Suburban Office, Office, and Commercial; Area 4: Single Family to Low Density Residential; Area 5: Single Family to Mixed Use; Area 6: Single Family to Mixed Use; Area 7: Single Family to Public Institutional; Area 8: Single Family to Neighborhood Commercial; Area 9: Single Family to Neighborhood Commercial; Area 11: Single Family and Low Density Residential to Suburban Office; Area 12: Single Family to Suburban Office; Area 13: Low Density Residential to Neighborhood Commercial; Area 14: Mobile Home to Service Trades District; and Area 15: Low Density Residential to Single Family. 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 there is a mixture of all three. The Suburban Office category provides 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.: LU02-15-02, LU02-16-01 (Cont.) The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices, which support more basic economic activities. 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 Low Density Residential category accommodates a broad range of housing types including single-family attached, single- family detached, duplex, town -homes, Multi -family and patio or garden homes. Any combination of these and possibly other housing types may fall in this category provided that the density is between six (6) and ten (10) dwelling units per acres. Public Institutional includes public and quasi -public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches utility substations and hospitals. The Neighborhood Commercial category includes limited small- scale commercial development in close proximity to a neighborhood, providing goods and services to that neighborhood market area. The Single Family category provides for single-family homes at densities not to exceed 6 dwelling units per acre. Such residential development is typically characterized by conventional single-family homes and cluster homes, provided that the density remains less than 6 units per acre. 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 service to these businesses and to provide for uses with an office component. A Planned Zoning District is required for any development that is not wholly office. EXISTING LAND USE AND ZONING: Area 1: This proposed change is located on the west side of Chicot Road north of Nolen Drive. This Land Use Plan amendment 2 FILE NO.: LU02-15-02, LU02-16-01 (Cont. is located in the Geyer Springs -West Planning District. Area 1 is composed of property zoned R-2 Single Family and occupied by offices, apartments and houses. All of the surrounding property is zoned R-2 developed with houses and a church (no CUP on file) north of the application area. Area 3: This proposed change is located on the west side of Chicot Road between Morris Drive and Rebecca Drive. This Land Use Plan Amendment is located in the Geyer Springs - West Planning District. It is a narrow piece of vacant property zoned R-7 Mobile Home Park. The land to the north includes a business located in an 0-3 General Office zone, and a vacant area zoned C-3 General Commercial. The land to the east consists of houses on land zoned R-2. The land to the south fronting Chicot Road consists of businesses zoned C-3. Houses zoned R-2 fills the rest of the property to the south and west. Area 4: This proposed change is located on Mann Road west of Wilderness Road. This Land Use Plan Amendment is located in the Geyer Springs - West Planning District. This vacant property is zoned R-2 as well as all of the surrounding property zoned R-2 with the areas to the north and east developed with single family housing and the areas to the south and west remaining vacant. Area 5: This proposed change is located on the south side of Mabelvale Cutoff Road at Legion Hut Road. This Land Use Plan Amendment is located in the Geyer Springs - West Planning District. This property is zoned R-2 occupied by houses facing the street and R-2 with a Conditional Use Permit for a manufactured home at 8101 Mabelvale Cut -Off Road. All of the surrounding property is zoned R-2 and developed with houses. The property to the immediate west has a Conditional Use Permit for a daycare center. Area 6: This proposed change is located on Mabelvale Cutoff Road at Shiloh Drive east of the Heinke Road intersection. This Land Use Plan Amendment is located in the Geyer Springs - West Planning District. This property is zoned R-2 and R-2 with a Conditional Use Permit for a manufactured home at 9001 Mabelvale Cut -Off Road. The R-2 zoned land to the north, east, and south consists of houses built on large lots. The R-2 zoned land to the west is the site of the Mabelvale Elementary School. The large property to the northwest is Morehart Park, which is zoned PR Parks and Recreation. 3 FILE NO.: LU02-15-02, LU02-16-01 (Cont. Area 7: This proposed change is located on Mann Road at the southeast corner of the Cochran Street intersection. This Land Use Plan Amendment is located in the Geyer Springs - West Planning District. This property is zoned R-2 with a Conditional Use Permit for a church. All of the neighboring properties are houses zoned R-2. Area 8: This proposed change is located on Heinke Road north of Johnson Road at the proposed route of the South Loop. This Land Use Plan Amendment is located in the Geyer Springs - West Planning District. This property is zoned R-2 and R-2 with a Conditional Use Permit for a wireless tower at 13300 Heinke Road. The surrounding land is zoned R-2 and has houses built on large lots facing Heinke Road. Area 9: This proposed change is located on Sardis Road south of Alexander Road at the proposed route of the South Loop. This Land Use Plan Amendment is located in the Geyer Springs - West Planning District. This property is zoned R-2 with houses built on large lots facing Sardis Road. All of the surrounding property has the same development pattern and zoning as Area 8. Area 11: This proposed change is located on the west side of Vimy Ridge Road south of Sherri Marie Drive. This Land Use Plan Amendment is located in the Otter Creek Planning District. This area is zoned R-2 and consists largely of vacant land with a house built on a large lot. All of the surrounding property is vacant land zone R-2 with exception of the store located to the south in Area 13 on the northwest corner of the Vimy Ridge / County Line Road intersection zoned C-1 Neighborhood Commercial. Area 12: This proposed change is located on County Line Road east of the Vimy Ridge Road intersection. This Land Use Plan Amendment is located in the Otter Creek Planning District. This vacant property is zoned R-2. The property to the north and east is zoned R-2 and is occupied by the Irish Spring subdivision. A convenience store is located to the west on a piece of property zoned C-3 at the northeast corner of the Vimy Ridge / County Line Road intersection. The property to the south is in Saline County, in the city limits of Shannon Hills, and is zoned R-1 Single Family "stick built" (which is similar to our R-2). Directly across County Line Road is Davis Elementary School, part of the Bryant School District. Area 13: This proposed change is located on the northwest corner of the Alexander Road and County Line Road. This vacant 4 FILE NO.: LU02-15-02, LU02-16-01 (Cont. property is zoned R-2 while the vacant property to the east is also zoned R-2. The neighboring store located on the northwest corner of the Vimy Ridge / County Line Road Intersection is zoned C-1. A convenience store is located to the east on a piece of property zoned C-3 at the northeast corner of the Vimy Ridge / County Line Road intersection. The vacant land to the south lies in the city limits of Shannon Hills, Arkansas and is zoned R-1. The rest of the surrounding land is zoned R-2 with part of the area to the north contained in Area 11. Area 14: This proposed change is located on State Highway 111 north of the Union Pacific Railroad tracks. This Land Use Plan Amendment is located in the Otter Creek Planning District. This vacant property is zoned R-2 while the property to the north is zoned R-2 and is either vacant or developed with houses built on large lots. The property to the south is zoned R -7A Manufactured Home and is vacant with the exception of three houses at the end of Earl D. Miller Lane. The land to the west is located in the City of Alexander in Saline County and is zoned Residential with a small vacant portion zoned Light Commercial north of Stafford Road along State Highway 111 and the city limit. The adjacent land in Alexander zoned residential is largely vacant except for houses built on Earl D. Miller Lane. The rest of the land north of Miller Lane next to the city limit is vacant. A large commercial structure is located on State Highway 111 on land zoned Light Commercial and is separated from Area 14 by vacant property. Area 15: This proposed change is located on County Line Road west of Vimy Ridge Road. This Land Use Plan Amendment is located in the Otter Creek Planning District. This property is zoned R-2 and occupied by houses built on large lots. All of the surrounding neighboring areas inside the city limits of Little Rock are vacant and zoned R-2. The vacant land to the south lies in the city limits of Shannon Hills, Arkansas and is zoned R-1. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On January 2, 2002 a change took place along Topaz Court from Multi -Family to Low Density Residential about 2/3 of a mile southeast of Area 3. On October 17, 2000 a change took place from Mixed Office Commercial to Service Trades District on W. Baseline Road east of Sibley Hole Road about 1 mile north of Area 7. 5 FILE NO.: LU02-15-02, LU02-16-01 (Cont.) On September 19, 2000 a change took place from Mixed Use to Neighborhood Commercial on the northwest corner of Mabelvale West and Mabelvale Main Street less than ;a of a mile northwest of Area 7. On May 1, 2000 a change took place from Mixed Commercial and Industrial to Park/Open Space, Service Trades District, and Mixed Office Commercial on the south side of Stagecoach south of Otter Creek Road about 1 mile northeast of Area 14. On January 4, 2000 a change took place from Commercial and Multi -Family to Mixed Use at 9125 Mann Road about Ika of a mile northeast of Area 4. On December 20, 1999 a change took place from Single Family to Light Industrial at 8006 Mabelvale Pike about 1 mile northwest of Area 4. On October 5, 1999 a change took place from Single Family to Light Industrial at 12805 Interstate 30 about a 1� mile northeast of Area 14. On June 15, 1999 a change took place from Single Family to Suburban Office and Service Trades District at 9620 W. Baseline Rd. about 1 mile northwest of Area 4. Area 1: This proposed change is located on the west side of Chicot Road north of Nolen Drive and is shown as Office, Multi- family, and Single Family on the Future Land Use Plan with a proposed change to Mixed Use. The neighboring property to the north is shown as Public Institutional while the remainder of the surrounding property is shown as Single Family. Area 3: This proposed change is located on the west side of Chicot Road between Morris Drive and Rebecca Drive and is shown as Multi -Family on the Future Land Use Plan. The proposed change is from (west to east) to Suburban Office, Office, and Commercial. The land uses shown to the north, from west to east, are: Suburban Office, Office, and Commercial. The land use shown to the east is Single Family. The land use to the south is shown as Commercial for the properties fronting Chicot Road and the remainder of the properties shown as Single Family. The land use shown to the west is shown as Single Family. Area 4: This proposed change is located on Mann Road west of Wilderness Road and is shown as Single Family on the Future Land Use Plan with a proposed change to Low Density Residential. All of the neighboring areas to the north, east and south are shown as Single Family while a strip of Park/Open Space is shown to the west. C FILE NO.: LU02-15-02, LU02-16-01 (Cont. Area 5: This proposed change is located on the south side of Mabelvale Cutoff Road at Legion Hut Road and is shown as Single Family on the Future Land Use Plan with a proposed change to Mixed Use. The adjacent areas to the north and south are shown as Single Family while the adjacent areas to the east and west are shown as Mixed Use. Area 6: This proposed change is located on Mabelvale Cutoff Road at Shiloh Drive east of the Heinke Road intersection and is shown as Single Family on the Future Land Use Plan with a proposed change to Mixed Use. The land to the north is shown as Single Family while the land to the east is shown as Mixed Use. The land to the south is shown as Single Family while the land to the west is shown as Public Institutional. A large area is shown as Park/Open Space to the northwest. Area 7: This proposed change is located on Mann Road at the southeast corner of the Cochran Street intersection and is shown as Single Family on the Future Land Use Plan with a proposed change to Public Institutional. Most of the surrounding areas are shown as Single Family except for the area shown as Suburban Office west of Mabelvale Main Street. Area 8: This proposed change is located on Heinke Road north of Johnson Road at the proposed route of the South Loop and is shown as Single Family on the Future Land Use Plan with a proposed change to Neighborhood Commercial. All of the surrounding property is shown as Single Family. Area 9: This proposed change is located on Sardis Road south of Alexander Road at the proposed route of the South Loop and is shown as Single Family on the Future Land Use Plan with a proposed change to Neighborhood Commercial. All of the surrounding property is shown as Single Family. Area 11: This proposed change is located on the west side of Vimy Ridge Road south of Sherri Marie Drive and is shown as Single Family & Low Density Residential on the Future Land Use Plan with a proposed change to Suburban Office. All of the land to the north and east is shown as Single Family. The land to the south located in Area 12 is shown as Single Family. The land to the west is shown as Low Density Residential and Single Family. Area 12: This proposed change is located on County Line Road east of the Vimy Ridge Road intersection and is shown as Single Family on the Future Land Use Plan with a proposed change to 7 FILE NO.: LU02-15-02, LU02-16-01 (Cont.) Suburban Office. The property to the north and east is shown as Single Family. The property to the south is located in Shannon Hills and is shown as Public Park/Elementary School on that municipality's Comprehensive Development Plan. The property to the west, located on the northeast corner of County Line and Vimy Ridge Road, is shown as Commercial. Area 13: This proposed change is located on the northwest corner of the Vimy Ridge Road and County Line Road intersection and is shown as Low Density Residential on the Future Land Use Plan with a proposed change to Neighborhood Commercial. The neighboring land to the north is shown as Low Density Residential with the eastern half located in Area 11. The land to the east is shown as Single Family while the land to the south, at the northwest corner of the County Line and Vimy Ridge intersection is shown as Commercial. The property to the south is outside the City of Little planning boundaries. Area 14: This proposed change is located east of State Highway 111 north of the Union Pacific Railroad tracks and is shown as Mobile Home on the Future Land Use Plan with a proposed change to Service Trades District. The land to the north is shown as Park/Open Space while the land to the east is shown as Single Family. The land to the south is shown as Mobile Home. The land to the west lies outside city limits in the Town of Alexander. The land uses in Alexander is Residential located along the city limit while Commercial is located to the north along State Highway 111 north of the railroad tracks. Area 15: This proposed change is located on County Line Road west of Vimy Ridge Road. This property is shown as Low Density Residential. The property to the west and north is shown as Single Family while the property to the east is shown as Low Density Residential. The property to the south is outside the City of Little Rock's planning boundaries. MASTER STREET PLAN: Principal Arterials in the area are: Chicot Road from I-30 to the proposed South Loop. Chicot Road at Areas 1 & 3 is built to standard. Proposed Principal Arterials in the area are: South Loop from the I-30 / I-430 interchange to I-530. The South Loop is un -built and will influence the development of Areas 8 & 9 and require a 110 -foot right-of-way. Minor Arterials in the area are: Mabelvale Cutoff Road from Mabelvale Main Street to Geyer Springs Road; Mabelvale Main 8 VFILE NO.: LU02-15-02, LU02-16-01 (Cont. Street from Mabelvale Pike to Mabelvale Cutoff Road; Sardis Road from Cochran Street to the Saline County Line; Vimy Ridge Road from Alexander Road to the Saline County Line; County Line Road from Vimy Ridge Road to the proposed South Loop; Alexander Road from State Highway 111 to Sardis Road; and State Highway 111 from Stagecoach Road to Alexander Road. Areas 5, 6, 7, 9, 11, and 13 front Minor Arterials built as two-lane roads that will require a 90 foot right-of-way and half street improvements. Collector Streets in the area are: Mann Road from Baseline Road to Mabelvale Main Street; Heinke Road from Mabelvale Cutoff Road to the Saline County Line; and County Line Road from Vimy Ridge Road to the Saline County Line. Areas 4 and 12 front two-lane Collector Streets and future development will require half street improvements to accommodate the required curb and gutter installation. Residential Streets in the area are: Legion Hut Road from Mabelvale Cutoff Road to Oxford Valley Drive; Shiloh Drive from Mabelvale Cutoff Road to Appomattox Drive; Cochran Street from Mann Road to Woodman Street; Woodman Street from Cochran Street to Mabelvale Main Street; Stafford Road from the city limit at Alexander to terminus; and Earl D. Miller Lane from the city limit at Alexander to terminus. Residential streets require curb and gutter or open drainage. The residential streets in the developed areas tend to have curb and gutter installed while the streets built in the semi -rural areas tend to have open drainage. Class I Bikeways in the area are: Mabelvale West Road to Arch Street Pike; Heinke Road and Mabelvale Main Street from Mann Road to Alexander Road; Alexander Road from Alexander to Little Fourche Trail; Mann Road from Forbing Road to the South Loop; and Heinke Road and Mabelvale Main Street from Mann Road to Alexander Road. Class I bikeways built along roadways require an additional 10 feet of right-of-way for an additional 9 feet of paving. Class III Bikeways in the area are: Chicot Road from 65th Street to Mann Road; and Legion Hut Road from Mabelvale Cutoff Road to Oxford Valley Drive. Class III bikeways do not require extra right-of-way or paving. Vimy Ridge Road is also shown as continuing south from the County Line through Shannon Hills as a minor arterial on the Central Arkansas Transit (CARTS) Future Classification Plan. The CARTS Future Classification Plan shows County Line Road as a major collector from Vimy Ridge Road to the Donnie Drive / Joan Drive intersection in Shannon Hills. Both the Master Street Plan and CARTS Future Classification Plan show County D FILE NO.: LU02-15-02, LU02-16-01 (Cont.) Line Road continuing west from the intersection with Vimy Ridge Road as a residential street. PARKS: The Little Rock Parks and Recreation Master Plan of 2001 shows three parks located in the general area. Thom Park is listed as a 7 acre Neighborhood Park located on Eva Lane east of the Chicot West / I-30 south study area. This park provides a playground, practice/active recreation, and a picnic area. It is located within the eight -block service radius of amendment Area 3. The proposed changes are not likely to affect the use of Thom Park since residents living west of Chicot Road will still have to cross Chicot Road in order to access Thom Park. Morehart Park is listed as a 43 acre Community Park located at Mabelvale Cutoff Road and 4th Street. This park provides a playground, basketball courts, tennis courts, a baseball diamond, restrooms, a pavilion, a picnic area, and a half -mile of hiking trails. The proposed changes are not likely to affect the use of Morehart Park due to the distance of the amendment areas from the park. The main exception is amendment Area #71 which is located two blocks northwest of the park. The proposed change in Area #7 reflects an existing use and should not affect Morehart Park. The southeast corner of Morehart Park abuts Area #6. The change in Area #6 may increase the usage of Morehart Park as the potential changes may draw people to this area resulting in an increasing percentage of park patrons accessing the park from the southeast. Alexander Park is listed as an undeveloped Large Urban Park of 80 acres. This park is located south of Alexander Road and east of Vimy Ridge Road. This proposed park is not likely to be affected by the proposed changes since it is intended to serve a large constituency of residents living outside the boundaries of the Chicot West / I-30 South study area. The parks and recreation plan shows two neighborhood service deficit areas located south of Alexander Road. The first service deficit area is located west of Vimy Ridge Road. Morehart Park and the proposed Alexander Parks are the nearest parks that are available to serve this area. The second service deficit area is located between Vimy Ridge Road and Sardis Road. Area 9 is located in the second service deficit 10 FILE NO.: LU02-15-02, LU02-16-01 (Cont.) area and would further require the development of new park facilities to serve residents attracted to the area by any future developments. New neighborhood park facilities would also need to be developed to fulfill the Park and Recreation Department's goal of providing neighborhood parks within eight blocks of all residents of Little Rock. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: These amendments are located in an area covered by the Chicot West / I-30 South Neighborhood Action plan. This plan is currently under revision. These amendments are the result of the recommended changes to that plan. ANALYSIS: Area 1: Office, Multi -family, and Single Family to Mixed Use: This study area is located in an established neighborhood. A majority of the properties in this area face Chicot Road. The houses on the opposite side of Chicot Road face side streets and would not be as effected by future development on the west side of Chicot Road as they would be if the houses faced Chicot Road. The proposed change to Mixed Use would both reflect the existing uses located in this area and allow for new non- residential uses to locate in the- neighborhood. The change to Mixed Use would also protect neighboring property owners from incompatible uses through the implementation of the required Planned Zoning Development process for non-residential uses. Area 3: Multi -Family to Commercial, Office, and Suburban Office: This study area is a long rectangular piece of land with a small frontage on Chicot Road. This change would extend the area available for non-residential uses into a residential neighborhood. The changes to Suburban Office, Office, and Commercial would mirror the existing uses located along the north boundary of this amendment area. The resulting changes would merely expand existing uses from the north and eliminate the currently unused Multi -Family use. Area 4: Single Family to Low Density Residential: This amendment area is located on the western edge of a large residential neighborhood. A change to Low Density Residential at this site would increase the variety of the types of housing available in this neighborhood. Area 5: Single Family to Mixed Use: This area is located in an established neighborhood with frontage along a Minor Arterial 11 FILE NO.: LU02-15-02, LU02-16-01 (Cont.) and buildings facing the street. This change would link the areas shown as Mixed Use along the south side of Mabelvale Cutoff Road. The required Planned Zoning Development process for non-residential uses would protect the neighboring residential areas from non-residential development. Area 6: Single Family to Mixed Use: This area is located in a neighborhood of lesser density. This change would extend the area shown as Mixed Use along the north and south side of Mabelvale Cutoff Road towards the west. The neighboring areas shown as Single Family, Public Institutional, and Park/Open Space would be protected by the required Planned Zoning Development process for non-residential uses in an area shown as Mixed Use. The Public Institutional at Mabelvale Elementary School and Park/Open Space at Morehart Park would serve as the western boundary of Mixed Use shown on Mabelvale Cutoff Road at the Heinke Road intersection. Area 7: Single Family to Public Institutional: This proposed change is located in the heart of the Mabelvale community and recognizes the existing use of a church at the center of the Mabelvale community. Area 8: Single Family to Neighborhood Commercial: This proposed change is located in an undeveloped area at the proposed South Loop's intersection with Heinke Road (the intersection of a principal arterial and a collector street). This change would provide for anticipated needs for small-scale commercial uses to serve neighborhoods likely to develop near the proposed South Loop. Development in this area will be effected by the right-of-way for the proposed South Loop. Area 9: Single Family to Neighborhood Commercial: This proposed change is located in an undeveloped area near the proposed South Loop's intersection with Sardis Road (the intersection of a principal arterial and a minor arterial). This change would provide for anticipated needs for small-scale commercial uses to serve existing neighborhoods as well as new neighborhoods likely to develop near the proposed South Loop. Development in this area will be effected by the right-of-way for the proposed South Loop. Area 11: Single Family & Low Density Residential to Suburban Office: This study area is located on the west side of Vimy Ridge Road in an area characterized by semi -rural development near the Quail Run Subdivision. A change to Suburban Office would allow for office development to take place near the Quail 12 FILE NO.: LU02-15-02, LU02-16-01 (Cont. Run Subdivision and provide a transition of intensity of uses. The neighboring residential areas would be protected from the impacts of non-residential developments in an area shown as Suburban Office through the required Planned Zoning Development process. Area 11, if approved will provide for Suburban Office uses in this neighborhood at a location that is separated from exiting residential areas by vacant land and will avoid any potential for traffic conflicts with the school that may result from the loading and unloading of school students during business hours. Area 12: Single Family to Suburban Office: This study area is located on the north side of County Line Road in an area characterized by semi -rural development near the Irish Spring Subdivision. In addition, this area is located across the street from the Davis Elementary School, part of the Bryant School District, located in Shannon Hills. A change to Suburban Office would allow for non-residential development to take place next to the Irish Spring Subdivision and provide a transition of intensity of uses. The neighboring residential areas could be protected from the impacts of non-residential developments in an area shown as Suburban Office through the required Planned Zoning Development process. Suburban Office uses across from a school on a street may cause traffic conflicts from both the loading and unloading of school students and the commercial traffic throughout the day. Area 13: Single Family to Neighborhood Commercial: This is characterized by low-density semi -rural development on the west side of Vimy Ridge Road and the north side of County Line Road. The Neighborhood Commercial would provide a transition from the area shown as Commercial at the intersection of the Vimy Ridge and County Line Road. The increase in non-residential will support and be supported by a large number of single family dwellings that are being constructed just south of the county line south and west of this intersection. The change from Low Density Residential to Single Family will reduce the total acreage shown at that higher density. Area 14: Mobile Home to Service Trades District: This area is characterized by semi -rural development that is located next to the Union Pacific Railroad tracks. The property in question is accessed through Alexander and borders the city limits of Alexander. A change to Service Trades District would reflect the Light Commercial uses in Alexander along State Highway 111 north of the railroad tracks and extend those uses to the northeast. This amendment also will provide for activities 13 FILE NO.: LU02-15-02, LU02-16-01 (Cont.) that will support other industrial uses that are located in this part of the city. The Park/Open Space, Single Family, Mobile Home, and residential uses in Alexander will be protected by the use of Planned Zoning Districts for any development that is not wholly office. Area 15: Low Density Residential to Single Family: this change will increase the area shown as Single Family, reduce the area shown as Low Density Residential, and reflect the Proposed Urban Residential Density category shown in Shannon Hills. In addition, unused areas shown as Low Density Residential are located further north on Vimy Ridge Road at the intersections of Sub Station Road and Pleasant Hills Road. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Allendale Neighborhood Association, Chicot Neighborhood Association, Cloverdale Neighborhood Association, Deer Meadow Neighborhood Association, Legion Hut Neighborhood Association, Mavis Circle Neighborhood Association, Pinedale Neighborhood Association, Rob Roy Way Neighborhood Association, Santa Monica Neighborhood Association, Shiloh Homeowners Association, Town & Country Estates Neighborhood Association, West Baseline Neighborhood Association, Yorkwood Neighborhood Association, Meyer Lane Neighborhood Association, Otter Creek Homeowners Association, Quail Run Neighborhood Association, and Rolling Pines Neighborhood Association. Staff has received 25 comments from area residents. All areas together, six are against the proposed changes, nine are in support, and fourteen were neutral. The opposition was to areas 4,5 and 6. STAFF RECOMMENDATIONS: Staff believes the change in Area 12 is not appropriate due to potential traffic conflicts with the school across the street. Staff believes the remainder of the changes are appropriate. PLANNING COMMISSION ACTION: (FEBRUARY 28, 2002) Brian Minyard, City Staff, made a brief presentation to the commission. Janet Berry, spoke in support of the change to Suburban Office in area 12 and mentioned that the population of the area 14 FILE NO.: LU02-15-02, LU02-16-01 (Cont. reached a point that businesses suitable to Suburban Office uses could locate in the area. Ms. Berry suggested that the land use change to Suburban Office would allow for zone changes to compatible non-residential uses to eliminate the current MF - 6 Multifamily zoning. Troy Laha made a comment concerning the change to Suburban Office in area 12 and stated that a developer was going to develop some new residential areas that would bring new people to the neighborhood. Lyle Spoerl, spoke in opposition to the change to Neighborhood Commercial on Sardis Road in Area 9, which could place a business adjacent to his property. The rear of the potential business would face the front of his property. Gary Patterson, spoke in opposition to the changes along Alexander and County Line Roads mentioning the increase in traffic that would result from the proposed land use changes. Commissioner Floyd stated that as of now, the owner of the property in Area 12 may build apartments as a right of use. Donald L. McDonald Sr., spoke in opposition the land use plan amendment change to Low Density Residential at Mann Road and Wilderness Road in Area 4 based on concerns that most of the property in the area would be renter occupied instead of owner occupied. Janet Berry suggested removing the proposed changes in Area 4 on Mann Road and Area 9 on Sardis Road. Commissioner Floyd talked about Area 4 and stated that it did not develop for Single Family uses due to the difficulty of extending sewer services to that area but also mentioned that it was an area that needed to be filled. Commissioner Berry stated that he supported the change in Area 4 because it would allow for infill development to take place and help extend the sewer lines to this area of the city. A motion was made to remove Areas 4 and 9 from the item. The motion was approved with a vote of 7 ayes, 0 noes, and 4 absent. A motion was made to approve the change to Suburban Office for Area 12. The motion was approved with a vote of 7 ayes, 0 noes, and 4 absent. 04•.1 FILE NO.: LU02-15-02, LU02-16-01 (Cont.) A motion was made to approve the remainder of the areas in the item as presented. The item was approved with a vote of 7 ayes, 0 noes, and 4 absent. 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AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE GEYER SPRINGS WEST AND OTTER CREEK PLANNING DISTRICTS FROM SINGLE FAMILY, OFFICE, LOW DENSITY RESIDENTIAL, AND MULTI -FAMILY TO MIXED USE, SUBURBAN OFFICE, OFFICE, COMMERCIAL, LOW DENSITY RESIDENTIAL, PUBLIC INSTITUTIONAL, NEIGHBORHOOD COMMERCIAL AND SINGLE FAMILY; AND FOR OTHER PURPOSES. 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 Office, Multi -family, and Single Family on the west side of Chicot Road north of Nolen Drive be amended to Mixed Use. SECTION 2. That Single Family and Commercial on the west side of Chicot Road between Burnelle Drive and Rebecca Drive be amended to Mixed Use. SECTION 3. That Multi -Family on the west side of Chicot Road between Morris Drive and Rebecca Drive be amended to Commercial, Office, and Suburban Office. SECTION 4. That Single Family on the south side of Mabelvale Cutoff Road at Legion Hut Road be amended to Mixed Use. SECTION 5. That Single Family on Mabelvale Cutoff Road at Shiloh Drive east of the Heinke Road intersection be amended to Mixed Use. SECTION 6. That Single Family on Mann Road at the southeast corner of the Cochran Street intersection be amended to Public Institutional. SECTION 7. That Single Family on Heinke Road north of Johnson Road at the proposed route of the South Loop be amended to Neighborhood Commercial. SECTION 8. That Single Family & Low Density Residential on the west side of Vimy Ridge Road south of Sherri Marie Drive be amended to Suburban Office. SECTION 9. That Single Family on County Line Road east of the Vimy Ridge Road intersection be amended to Suburban Office. SECTION 10. That Low Density Residential on the northwest corner of the Vimy Ridge Road and County Line Road surrounding the area shown as Commercial be amended to Neighborhood Commercial. SECTION 11. That Low Density Residential on County Line Road west of Vimy Ridge be amended to Single Family. SECTION 12. That the ordinance shall take effect and be in full force from and after its passage and approval. PASSED: ATTEST: APPROVED: City Clerk Mayor