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HomeMy WebLinkAboutminutesNovember 9, 2000 ITEM NO.: 3.1 FILE NO.: LU00-15-02 Name: Land Use Plan Amendment - Geyer Springs - West Planning District Location: 9802 Geyer Springs Rd. Rem: Park/Open Space to Commercial Source: Randy Allen Childers PROPOSAL / REQUEST: Land Use Plan amendment in the Geyer Springs - West Planning District from Park/Open Space to Commercial. The Commercial category represents 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 commercial development. Staff is not expanding the application. EXISTING LAND USE AND ZONING: The property is currently zoned R-2 Single Family and is approximately .43+ acres in size. The houses on Trenton Lane are in a large tract of land zoned R-2 Single Family. Duplexes are located along Valley Drive on land zoned R-5 Two -Family. The R-2 Single Family property to the south is the site of a Conditional Use Permit for a church. The remainder of the surrounding property is vacant land zoned R-2 Single Family. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: a On October 5, 1999 a change took place from Multi- family to Mixed Office and Commercial and Commercial on the 9100 block of Lew Drive about 1-i! mile northeast of the applicant's property. a On September 1, 1998 a change took place from Low Density Residential to Commercial at 4201 Baseline Road about 'h mile northeast of the applicant's property. • On April 15, 1997 several changes were made from Low-density Multi -family, Office and Single Family to Park/Open Space to the property surrounding, and including, the applicant's property. November 9, 2000 ITEM NO.: 3.1 (Cont.) FILE NO.: LU00-15-02 a On February 6, 1996 a change took place from Multi- family Residential to Office on the 3800 block of Baseline Road about 1 mile northeast of the applicant's property. • On December 5, 1995 a change was made from Single Family to Mixed Use at the northwest corner of Stillman Dr. and Mabelvale Cutoff about 1-� mile southwest of the applicant's property. The applicant's property is shown on the Future Land Use Plan as Park/Open Space. The neighboring property to the west and north is shown as Park/Open Space. The property to the east is shown as Low Density Residential and Single Family. The area south of the applicant's property is shown as Single Family. MASTER STREET PLAN: Geyer Springs Road is shown on the Master Street Plan as a minor arterial. Valley Drive is shown as a collector street with a proposed collector shown north of the applicant's property connecting the two segments of Valley Drive to each other. Trenton Lane is shown as a residential street. The Master Street Plan shows a Class III bikeway designated along Valley Drive connecting Chicot Road to Sunset Drive. PARKS: The Park System Master Plan does not show any parks or open spaces in this area that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The applicant's property is in an area covered by the Cloverdale/Watson Schools Neighborhood Action Plan. The current Park/Open Space land use designation covering the applicant's property and neighboring properties was supported by the neighborhood action plan to protect a creek located north of the applicant's property. The neighborhood action plan has a goal of reviewing neighborhood zoning and land use classification for appropriateness. The neighborhood action plan also contains a recommendation of creating a parkway along the proposed Valley Drive connection. E November 9, 2000 ITEM NO.: 3.1 (Cont.) FILE NO.: LU00-15-02 ANALYSIS: The applicant's property is located in a low-lying area of vacant land. Most of the Commercial development on Geyer Springs Road has occurred at the Baseline/Geyer Springs Road intersection to the north of this application. Streets have been built to provide access to land on the east side of Geyer Springs Road where both duplex and single family residential development has taken place. The applicant's property lies near a creek that crosses Geyer Springs Road near this location. This proposed amendment would place a Commercial land use along a minor arterial without the benefit of being at an intersection of arterials and/or collectors. The Land Use Plan shows a transition from the Baseline/Geyer Springs intersection from Commercial to Office and Public Institutional to residential. This transition is a logical one and works to transition into the rural areas to the south. A Commercial Land Use on the applicant's property could also act as traffic generator affecting the traffic in the surrounding neighborhoods. The applicant's property is also next to a property covered by a Conditional Use Permit approved at the September 14, 2000 meeting for the New Longley Baptist Church. All uses should be compatible with the proposed church facility. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: O.U.R. Neighborhood Association, 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, and Yorkwood Neighborhood Association. Staff has received 1 comment from area residents. The 1 comment was neutral. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. The proposed amendment would increase the intensity of incompatible uses in an area characterized by low intensity uses. 3 November 9, 2000 ITEM NO.: 3.1 -(Cont.) PLANNING COMMISSION ACTION: FILE NO.: LU00-15-02 (NOVEMBER 9, 2000) Dana Carney, city staff, made a presentation of item 3 so the discussion could coincide with the discussion for item 3.1: See item 3 for a complete discussion concerning the zoning request from R-2 Single Family to a Planned Commercial Development. Mr. Troy Laha, Vice President of the Cloverdale neighborhood Association, spoke in opposition to the Land Use Plan amendment and the zoning request. Mr. Laha expressed concerns about the types of businesses that could locate in that zoning category and the effects on neighboring property. Mr. Laha also mentioned that the applicant's property was near the proposed right of way for the Valley Drive connection. Commissioner Obray Nunnley asked about the condition of the apartments located near the property on the opposite side of Geyer Springs Road. Mr. Laha stated that the apartments were occupied and renovated. Commissioner Bill Rector asked if the item was a Planned Zoning Development application or a Zoning application. Dana Carney, Planning Staff, stated that the applicant sent a memo to staff to request an amendment to the application changing the request to a Planned Commercial Development. Ms. Janet Berry, representing Southwest Little Rock United for Progress, expressed opposition to the zoning request and the Land Use Plan Amendment. Ms. Berry stated specific opposition to the potential for sales of alcoholic beverages in an area in close proximity to a school, day care center, and a future church. Mr. Randy Childers, the applicant, spoke in support of the application. Mr. Childers stated that he wanted to get his money out of the property. Commissioner Berry asked if the applicant was willing to amend his application to a Planned Commercial Development. Mr. Childress stated that he wanted to amend his application to a Planned Commercial Development. Commissioner Berry stated that the Land Use Plan Amendment should be voted on before the vote on the zoning issue. 4 November 9, 2000 ITEM NO.: 3.1 (Cont.) FILE NO.: LU00-15-02 A motion was made to approve item 3.1 as presented. The item was denied with a vote of 0 ayes, 9 noes, and 2 absent - 5