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Home My WebLink Aboutboard of directors itemsINFORMATION RELATIVE TO PLANNING COMMISSION BUSINESS FOR THE LITTLE ROCK BOARD OF DIRECTORS MEETING ON January 2, 2002 A Land Use Plan Amendment # LU01-19-06 in the Chenal Planning District at the southwest corner of Cantrell Road and Chenal Parkway. ITEM N0.# Planning Staff Recommends: Approval Planning Commission Recommends: Right -of -Way Issues: N/A Vote: 7. Ayes 3 Noes 1 Absent 0 Abstention A Land Use Plan Amendment # LU01-14-01 and LU01-15-01 in the Geyer Springs East and Geyer Springs West Districts at multiple locations. ITEM N0.# Planning Staff Recommends: Awroval Planning Commission Recommends: Right -of -Way Issues: Vote: 10 Ayes 0 Noes 1 Absent 0 Abstention ITEM N0.# Planning Staff Recommends: Planning Commission Recommends: Right -of -Way Issues: Vote: Ayes — Noes — Absent — Abstention OFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION January 2, 2002 AGENDA Subject Land Use Plan Amendment — Geyer Springs East and Geyer Springs West - LU01-14-01 and LU01-15-01 at various locations SYNOPSIS FISCAL IMPACT RECOMMENDATION CITIZEN PARTICIPATION Action Required 4Ordinance Resolution Approval Information Report Submitted By Cy Carney City Manager _ Larid Use 1'laii amendments in the Geyer Springs East and Geyer Springs West Districts for multiple areas: Area 1: Multi- family to Low -Density Residential. Area 2: Multi -family to Single Family, and Single Family & Multi -family to Public Institutional. Area 3: Area For Future Study to Mixed Use. Area 4: Area For Future Study to Single Family. Area 5: Commercial & Single Family to Public Institutional. I N/A Planning Staff recommends approval. Planning Commission recommended approval on November 29, 2001 (7-3-1 in favor). Notices were sent to the following neighborhood associations: O.U.R. Neighborhood Association, Upper Baseline Neighborhood Association, Windamere Neighborhood Association, Woodland Ridge Property Owners 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. BACKGROUND These Land Use Plan Amendments were generated as a result of a study "A Report of South Geyer Springs" by Planning Staff. Meetings were held in the area to discuss the proposed changes with area residents. The proposed changes are as follows: Area #1 along Topaz Court: This area is a stable residential neighborhood built on a cul-de-sac. All of the duplexes on this street are oriented toward the street forming a small enclave. Future development of multi -family density type housing is not likely to take place in this built -out subdivision. This change would recognize existing conditions. Area #2 near the 12600 block of Chicot Road: This area is located at the city limit on Chicot Road. Temple Baptist Church fills a large portion of this study area. The church and neighboring houses are oriented towards Chicot Road and form a small stable residential area. This area also has a distinct boundary at the city limits formed by an old railroad bed and a stream farther to the south. Area #3 north of Green Road on Chicot Road: This area is located north of the county line in an area where the proposed South Loop crosses Chicot Road near Green Road. The intersection of Chicot and the South Loop, both principal arterials, is a likely candidate for non-residential development. This change to Mixed Use from Area For Future Study is a conservative change for this area that is not likely to change in the mid-range future since there is no funding for this portion of the South Loop. Area #4 at Green Road and Geyer Springs Road: This area is located at the area where the proposed South Loop intersects Geyer Springs Road. The proposed change to Single Family from Area For Future Study is a conservative change for this area that is not likely to change in the mid-range future since there is no funding for this portion of the South Loop. Area #5 at Willow Springs and Hilaro Springs Road: This area is located south of the site where the proposed South Loop intersects Geyer Springs Road north of Green Road. The proposed change to Single Family is compatible to the surrounding Single Family shown for this area. The proposed change to Single Family will recognize the church located on the northwest corner of Willow Springs and Hilaro Springs Road. BACKGROUND CONTINUED Staff believes the changes are appropriate. These changes will recognize existing conditions on Topaz Court, the east side of Chicot Road near the 12600 block, and at the northwest corner Willow Springs and Hilaro Springs Road. The changes at the intersections of Green Road at Chicot Road and on Geyer Springs Road will eliminate the Areas For Future Study and provide land use designations for the property in these areas. FILE NO.: LU01-14-01. LU01-15-01 Name: Land Use Plan Amendment - Geyer Springs East and Geyer Springs West Planning Districts. Location: Multiple Locations on Mabelvale Cutoff, Chicot Road, Geyer Springs Road, Willow Springs Road, and Green Road. Request: Area 1: Multi -family to Low -Density Residential. Area 2: Multi -family to Single Family, and Single Family & Multi -family to Public Institutional. Area 3: Area For Future Study to Mixed Use. Area 4: Area For Future Study to Single Family. Area 5: Commercial & Single Family to Public Institutional. Source: City of Little Rock PROPOSAL / REQUEST: Land Use Plan amendments in the Geyer Springs -East and Geyer Springs- West Planning Districts. 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 acre. 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, but may also include patio or garden homes and cluster homes, provided that the density remain less than six units per acre. The Public Institutional category includes public and quasi -public facilities, which provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. The Mixed Use category provides for a mixture of residential, office and commercial uses to occur. A 1 FILE NO.: LU01-14-01. LU01-15-01 (Cont. Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. EXISTING LAND USE AND ZONING: Area #1 is for the entirety of Topaz Court located south off of Mabelvale Cutoff. This area consists of 3.32+ acres of duplexes zoned R-4 Two -Family. The surrounding property consists of houses and vacant property zoned R-2 Single Family. Area #2 is an area on the east side of Chicot Road near the 12600 block north of the abandoned railroad line. This area has about 13.12+ acres of land divided into large tracts. The Temple Baptist Church is on land zoned R-2 Single Family Conditional Use Permit. The other tracts of land have houses built on large lots zoned R-2 Single Family. The neighboring land to the north and east is vacant land zoned R-2 Single Family. The property to the south is vacant land located outside city limits and is not zoned. The vacant land on the west side of Chicot Road is zoned C- 2 Shopping Center. The property north of Bunch Road is composed of houses built on large lots zoned R-2 Single Family and an insulation company located in a Planned Industrial District. Area #3 is north of Green Road on Chicot Road and consists of 61.04+ acres of land characterized by vacant land and houses built on large lots. All of Area #3 is located outside city limits and is not zoned. The proposed South Loop dissects this area west to east just north of Walt Lane. The Bethel Primitive Baptist Church lies at the northeast corner of Rebel Lane and Chicot Road. Area #4 is on the northeast and northwest corners of Green Road and Geyer Springs Road. About 19.12+ acres of vacant land make up area four. Most of the surrounding land is vacant property. The vacant land to the north and west is zoned R-2 Single Family. The vacant land to the east and south lies outside city limits and is not zoned. The most intense use near area four is a golf driving range located to the east. Area #5 is on the northwest corner of Willow Springs and Hilaro Springs Road. The fifth area consists of 2.66+ acres 2 FILE NO.: LU01-14-01, LU01-15-01 (Cont.) of land zoned R-2 Single Family. Barnett Memorial Baptist Church and its parsonage occupy the third area. The houses built on large lots to the north and west are zoned R-2 Single Family. The land to the east and south lies outside city limits is not zoned and consists of houses built on large lots. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On October 5, 1999 a change was made from Multi -family to Mixed Office & Commercial and Commercial in the 9100 block of Lew Drive about 1 mile northeast of Area #1. On November 4, 1997, a change was made from Multi -family to Single Family on the northwest corner of Bunch Road and Chicot Road west of Area #2. On November 4, 1997 a change was made from Multi -family to Single Family on the northwest corner of Hillsborough Road and Chicot Road about 1/3 of a mile north of Area #2. On November 4, 1997, a change was made on Mabelvale Cutoff Road on the north side from Chicot Road to Whispering Pines Drive and on the north and south sides from Woodridge Drive to Shiloh Drive from Single Family to Mixed Use starting about a '-� mile west of Area #1. On November 4, 1997 a change was made south of Preston Street on Chicot Road from Office to Suburban Office about 1 mile northwest of Area #1. Area #1 along Topaz Court: This area is shown as Multi- family on the Future Land Use Plan. All of the surrounding property is shown as Single Family. Area #2 near 12600 Chicot Road: This area is shown on the Future Land Use Plan as Multi -Family with a small portion in the southeast corner of the study area shown as Single Family. All of the land to the north and east is shown as Single Family. The neighboring property to the south is shown as Single Family and a strip of Park/Open Space lies outside the city limit along the creek. The property to the west south of Bunch Road is shown as Commercial. Area #3 north of Green Road on Chicot Road: All of area three is shown as an Area For Future Study on the Future Land Use Plan. All of the land to the west, north, and east is shown as Single Family. The land to the south lies in Saline County and is outside our exterritorial limit line. 3 FILE NO.: LU01-14-01, LU01-15-01 (Cont.) Area #4 at Green Road and Geyer Springs Road: The land in this area is shown as an Area For Future Study on the Future Land Use Plan. There is a large area of LDR to the northeast that is predominately duplexes. The remaining area is shown as Single Family. Area #5 at Willow Springs and Hilaro Springs Road: The Future Land Use Plan shows the east portion of this area as Neighborhood Commercial while the west part of area five is shown as Single Family. The property on the east side of Hilaro Springs Road is shown as Neighborhood Commercial. The remainder of the surrounding land is shown as Single Family. MASTER STREET PLAN: Chicot Road and the proposed South Loop are shown on the Master Street Plan as a Principal Arterials. Mabelvale Cutoff Road and Geyer Springs Road are shown as Minor Arterials. Willow Springs Road is shown as a Collector Street. Green Road is classified as a residential street with open drainage. A Class I Bikeway is shown on the proposed South Loop from Mabelvale West Road to Arch Street Pike. Developments in Areas #3, #4, and #5 will be affected by any developments related to the proposed South Loop and Class I Bikeway. PARKS: The 2001 Little Rock Parks and Recreation Master Plan proposes an eight -block strategy of providing facilities within an eight block radius of all residential areas. Thom Park is the only listed park in the area and is located about a half mile northwest of Topaz Court. However, the plan does show a 100 -year floodplain along the banks of Little Fourche Creek. Included in the parks Plan is the "Eight Block Strategy - Neighborhood Service Deficit Areas" graphic. The study area is one of the areas shown to be in a deficit of any park provider: city parks, P.O.A. parks, private parks, schools, or the three Loop trails. Chapter Seven: Acquisition sets criteria for property acquisition to meet the overall plan. 4 FILE NO.: LU01-14-01, LU01-15-01 (Cont.) CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The amendment areas lie in an area not covered by a city recognized neighborhood action plan. ANALYSIS: Area #1 along Topaz Court: This area is a stable residential neighborhood built on a cul-de-sac. All of the duplexes on this street are oriented toward the street forming a small enclave. Future development of multi- family density type housing is not likely to take place in this built -out subdivision. This change would recognize existing conditions. Area #2 near the 12600 block of Chicot Road: This area is located at the city limit on Chicot Road. Temple Baptist Church fills a large portion of this study area. The church and neighboring houses are oriented towards Chicot Road and form a small stable residential area. This area also has a distinct boundary at the city limits formed by an old railroad bed and a stream farther to the south. Area #3 north of Green Road on Chicot Road: This area is located north of the county line in an area where the proposed South Loop crosses Chicot Road near Green Road. The intersection of Chicot and the South Loop, both principal arterials, is a likely candidate for non- residential development. This change to Mixed Use from Area For Future Study is a conservative change for this area that is not likely to change in the mid-range future since there is no funding for this portion of the South Loop. Area #4 at Green Road and Geyer Springs Road: This area is located at the area where the proposed South Loop intersects Geyer Springs Road. The proposed change to Single Family from Area For Future Study is a conservative change for this area that is not likely to change in the mid-range future since there is no funding for this portion of the South Loop. Area #5 at Willow Springs and Hilaro Springs Road: This area is located south of the site where the proposed South Loop intersects Geyer Springs Road north of Green Road. The 5 FILE NO.: LU01-14-01. LU01-15-01 (Cont. proposed change to Single Family is compatible to the surrounding Single Family shown for this area. The proposed change to Single Family will recognize the church located on the northwest corner of Willow Springs and Hilaro Springs Road. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: O.U.R. Neighborhood Association, Upper Baseline Neighborhood Association, Windamere Neighborhood Association, Woodland Ridge Property Owners 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 seven comments from area residents. Six are in support and one are opposed to the change. STAFF RECOMMENDATIONS: Staff believes the changes are appropriate. These changes will recognize existing conditions on Topaz Court, the east side of Chicot Road near the 12600 block, and at the northwest corner Willow Springs and Hilaro Springs Road. The changes at the intersections of Green Road at Chicot Road and on Geyer Springs Road will eliminate the Areas For Future Study and provide land use designations for the property in these areas. PLANNING COMMISSION ACTION: (NOVEMBER 29, 2001) The item was placed on the consent agenda for approval. A motion was made to approve the consent agenda and was approved with a vote of 10 ayes, 0 noes and 1 absent. 11 ' - — 8I :.o a;o'N. e� ,•, g ° '' ate' ° rw `rsd cCi a�z • Rlu gy4 o n 14 M�?sY os� e eo.. o-.l.� • TO J •�� SF - ui ° Pte•° °iS J m ""i 6a 'i}F Q �° 111511 SN.• •a Q - .�1. 'V �,• '� l ] I�(� a PKJOS- PKf �. 8•d1 .arR t+. „�� a =.'•�4�ov=a p p° �.�L a• e . •. �r . EL GEYER s �'+b f o W/Q r To - ;SF J a m �--=AFFS ro GAFFS I TO ', To fSF SFpaPE a j SF PUZz- LS}a COUNTY .r- _ P' W.QQD ° AFFSf ' ° : r TO E Nv SANE COUNTY Vicinity • � �_ 1f\�f / I1 �� O S4p`�N4 ' R a ! �o 1 OVR W rEIBi °r .� TIMr=� 08 � a j° °� C&SF �= SF TO PI ' ° -r- ° . r z, r n a`6 ° N -OW SPRINGS °" o 6- r Case # LU01-1401 # LU01-15-01 N VARIOUS TO VARIOUS CHICOT AND GEYER SPRINGS SOUTH OF MABELVALE CUTOFF CF: 40.06 TRS: T1SRBW12 400 0 400 Feet PD. 15 `'`hard 7 Item # Area Zoning Case # LU01-1401 LU01-15-01 N CHICOT AND GEYER SPRINGS SOUTH OF NIABELVALE CUTOFF i Cr: 40.06 400 0 400 Feet s TRS: TISROW12 =� 'J PD. 15 Vicinity MapJ Ward 7 Item # ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE GEYER SPRINGS WEST AND GEYER SPRINGS EAST DISTRICT FROM MULTI -FAMILY, SINGLE FAMILY, AREA FOR FUTURE STUDY, AND COMMERCIAL TO LOW-DENSITY RESIDENTIAL, SINGLE FAMILY, PUBLIC INSTITUTIONAL, AND MIXED USE; 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 Multi Family on Topaz Court be amended to Low -Density Residential to recognize the existing duplexes. SECTION 2. That Multi -family and Single Family in an area on the east side of Chicot near the 12600 block be amended to Single Family and Public Institutional to recognize the existing church and residences. SECTION 3. That Area For Future Study north of Green Road on Chicot Road be amended to Mixed Use. SECTION 4. That Area For Future Study on the northeast and northwest corners of Green Road and Geyer Springs Road be amended to Single Family. SECTION 5. That Commercial & Single Family on the northwest corner of Willow Springs and Hilaro Springs Road be amended to Public Institutional to recognize the existing church and parsonage. SECTION 6. That the ordinance shall take effect and be in full force from and after its passage and approval. PASSED: ATTEST: City Clerk APPROVED: Mayor