HomeMy WebLinkAboutminutesNovember 29, 2001
ITEM NO.: 14 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.
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November 29, 2001
ITEM NO.: 14 (Cont.) FILE NO.: LU01-14-01, LU01-15-01
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 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.
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November 29, 2001
ITEM NO.: 14 (Cont.) FILE NO.: LU01-14-01, LU01-15-01
Area #5 is on the northwest corner of Willow Springs and
Hilaro Springs Road. The fifth area consists of 2.66+ acres
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 1-tt 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
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November 29, 2001
ITEM NO.: 14 (Cont.) FILE NO.: LU01-14-01, LU01-15-01
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.
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.
_Rs
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
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November 29, 2001
ITEM NO.: 14 (Cont.) FILE NO.: LU01-14-01, LU01-15-01
Seven: Acquisition sets criteria for property acquisition to
meet the overall plan.
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 op
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.
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November 29, 2001
ITEM NO.: 14 (Cont.) FILE NO.: LU01-14-01, LU01-15-01
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.
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.
D
November 29, 2001
ITEM NO.: 14 (Cont.
PLANNING COMMISSION ACTION:
FILE NO.: LU01-14-01, LU01-15-01
(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.
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