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Home My WebLink AboutminutesFebruary 28, 2002 ITEM NO.: 10 FILE NO.: LU02-15-03, LU02-16-02 Name: Land Use Plan Amendment - Geyer Springs West and Otter Creek Planning Districts. Location: Area 2: West side of Chicot Road between Burnelle Drive and Rebecca Drive: Area 10: South side of Alexander Road at the Raymond Mayer Road intersection and the proposed intersection of the South Loop. Request: Single Family and Commercial to Mixed Use and Community Shopping. Source: City Staff/Chicot West I-30 South Neighborhood Action Plan Review PROPOSAL / REQUEST: Land Use Plan amendments in the Geyer Springs -West and Otter Creek Planning Districts from Single Family and Commercial to Mixed Use and Community Shopping.' 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 Community Shopping category provides for shopping center development with one or more general merchandise stores. Area 2: This proposed change is located on the west side of Chicot Road between Burnelle Drive and Rebecca Drive. This Land Use Plan Amendment is located in the Geyer Springs - West Planning District. The proposed change is to Mixed Use. Area 10: This proposed change is located on the south side of Alexander Road at the Mayer Road intersection and the proposed intersection of the South Loop and Alexander Road. This amendment is located ,in both the Geyer Springs - West and Otter Creek Planning Districts. The proposed change is to Community Shopping. EXISTING LAND USE AND ZONING: Area 2: This proposed change is located on the west side of Chicot Road between Burnelle Drive and Rebecca Drive. This Land February 28, 2002 ITEM NO.: 10 (Cont.) FILE NO.: LU02-15-03, LU02-16-02 Use Plan Amendment is located in the Geyer Springs - West Planning District. It is zoned R-2 Single Family, 0-2 Office and Institutional, and C-3 General Commercial and occupied by houses and small businesses. The areas to the west, north, and east are zoned R-2 and occupied by single-family houses. The vacant area to the south is zoned R-7 Mobile Home Park. A small piece of property to the west is zoned 0-3 General Office and occupied by a commercial business. Area 10: This proposed change is located on the south side of Alexander Road at the Raymond Mayer Road intersection and the proposed intersection of the South Loop and Alexander Road. The property is vacant and zoned R-2. All of the neighboring property is vacant land with the land to the north zoned I-1 Industrial Park and the remainder of the land zoned R-2. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On January 2, 2002 a change was made from Multi -Family to Low Density Residential on Topaz Court about 2/3 of a mile southeast of Area 2. On January 4, 2000 a change was made from Commercial and Multi - Family to Mixed Use at 9125 Mann Road about 2/3 of a mile northwest of Area 2. On December 16, 1997 a change was made from Multifamily to Suburban Office at 10112 Chicot Road 300 feet west of Area 2. On November 4, 1997 multiple changes took place throughout the study area resulting in most of the land uses shown in the study area covered by this application. Area 2: The proposed change is located on the west side of Chicot Road between Burnelle Drive and Rebecca Drive. This area is shown as Single Family and Commercial on the Future Land Use Plan with a proposed change to Mixed Use. Most of the surrounding properties are shown as Single Family except for the Multi -Family shown to the south and a small area shown as Commercial to the west. The area shown as Multi -Family is the subject of another Land Use Plan Amendment. Area 10: This proposed change is located on the south side of Alexander Road at the Raymond Mayer Road intersection and the proposed intersection of the South Loop and Alexander Road. The property is shown as Single Family on the Future Land Use Plan with a proposed change to Community Shopping. A large area to 2 February 28, 2002 ITEM NO.: 10 {Cont.} FILE NO.: LU02-15-03, LU02-16-02 the northwest is shown as Light Industrial. The area to the north is shown as Community Shopping while all of the neighboring land to the east, south, and west is shown as Single Family. MASTER STREET PLAN: Chicot Road is shown as a Principal Arterial on the Master Street Plan from I-30 to the proposed South Loop. Proposed Principal Arterials in the area are: South Loop from the I-30 / I-430 interchange to I-530. Chicot -Road is built to standard in area 2 while the South Loop is un -built and will require a 110 - foot right-of-way. Alexander Road is, shown as a Minor Arterial on the Master Street Plan from State Highway 111 to Sardis Road. Alexander Road is a two-lane road that will require half street improvements and a 90 -foot right-of-way. Mayer Road is a Residential street from Alexander Road to its terminus. A Class I Bikeway is shown along Alexander Road from Alexander to Little Fourche Trail. Class I bikeways built along roadways require an additional 10 feet of right-of-way for an additional 9 feet of paving. PARKS: The Little Rock Parks and Recreation Master Plan of 2001 shows two parks located in the study 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 2. 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. 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 effected 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. 3 February 28, 2002 ITEM NO.: 10 (Cont.) FILE NO.: LU02-15-03, LU02-16-02 The parks and recreation plan shows neighborhood service deficit areas located south of Alexander Road between Vimy Ridge Road and Sardis Road. 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 2: 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 for non-residential development to take place within the confines. of a Planned Zoning Development. However, most of the property located in this area would prove too narrow to provide sufficient space for non- residential uses to occur or allow adequate parking. These lots would also limit the design potential of any new structures to fit within the setback lines for any potential zone changes in the area. The properties in Area 4 also face houses across the street that front Chicot Road. The intensity of the uses along Chicot Road should be minimized to protect both of the residential areas located to the west of Area 4 and to the east across Chicot Road. Area 10: Single Family to Community Shopping: This area is located in a semi -rural area across the street from an underused area shown as Community Shopping. Mayer Road is built to serve three large lot Single Family subdivisions to the south and is not built to standards appropriate for serving Community Shopping uses, nor is it classified to be improved to a higher standard in the future. Although located at a site where the proposed South Loop would intersect Alexander Road, any future development of this property would be affected by the proposed Right -of -Way for the South Loop. A change to Community Shopping at this location would be premature at this time. 4 February 28, 2002 ITEM NO.: 10 (Cont.) FILE NO.: LU02-15-03, LU02-16-02 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 six comments from area residents. In area 2, two are in support and two are neutral. In area 10, two are against the change. STAFF RECOMMENDATIONS: Staff believes the changes are not appropriate. The change to Mixed Use would not provide enough space for non-residential uses to occur while the change to Community Shopping would be premature. PLANNING COMMISSION ACTION: (FEBRUARY 28, 2002) Brenda B. J. Wyrick, owner of the property in Area 10 at the intersection of Alexander Road and Meyer Lane, requested that her property be removed from the Land Use Plan amendment. A motion was made to remove the property located in Area 10 from the Land Use Plan Amendment. The motion was approved with a vote of 7 ayes, 0 noes, and 4 absent. Brian Minyard, City Staff, made a brief presentation to the commission. Janet Berry, spoke in support of the proposed change in Area 2 and stated that the buildings are not fit for residential use. Planning Commission Vice -Chair Faust called for Mr. Johnny Biggs to speak. Mr. Biggs was absent but Brian Minyard mentioned that 5 February 28, 2002 ITEM NO.: 10 (Cont.) FILE NO.: LU02-15-03, LU02-16-02 Mr. Biggs, Meyer Lane Neighborhood Association President, called in opposition to the change in Area 10, which had been opposed by staff. Motion Recap for Item 10: A motion was made to remove the property located in Area 10 from the Land Use Plan Amendment. The motion was approved with a vote of 7 ayes, 0 noes, and 4 absent. A motion was made to approve the Area 2 as presented. The motion was approved with a vote of 7 ayes, 0 noes, and 4 absent. 7i . -SF€7 E3 '� -- ® ®M m in as a ' ® SF .. r � CQ Ito CM clED 03 L j$ ` 'SFS. • . :. R EM .a �- x'12 �� SF' ® SF _ EdL3 �Qp I=MZJM V. 2Z7 cgz p Ivn in lit. t1 p 0 . 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