The URL can be used to link to this page

Home My WebLink Aboutboard of directors 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: Approval Planning Commission Recommends: Right -of -Way Issues: Vote: 8 Ayes 0 Noes 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: Planning Commission Recommends: Approval 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 - LU02-15-02 on Chicot Road SYNOPSIS FISCAL IMPACT RECOMMENDATION CITIZEN PARTICIPATION BACKGROUND Action Required Ordinance Resolution Approval Information Report Submitted By Cy Carney l City Manager Land Use Plan amendments in the Geyer Springs Planning District from Single Family to Suburban Office for office development. I N/A Planning Staff recommends approval. Planning Commission recommended approval on February 28, 2002 (8-0-3 in favor). 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, and Yorkwood Neighborhood Association. This land Use Plan amendment is a result of the Cloverdale Watson Neighborhood Action Plan review process. In that process, the entire area covered by the plan was reviewed. One area was proposed for a change to the Future Land Use Plan. This area is that one. The property is currently zoned R-2 Single Family and is approximately 4.75 + acres in size and consists of houses facing Chicot Road. The adjacent properties north of the study area BACKGROUND CONTINUED are houses built along Chicot Road zoned R-2. Between Vega Drive and Ember Lane, the houses on the east side of Chicot Road face Chicot Road. North of Ember Lane, the houses on the east side of Chicot Road face the side streets. Most of the neighboring areas to the east are single family houses zoned R-2. South of Milford Drive the neighboring property to the east is a large parcel of vacant land zoned R-2. The property south of the study area is a convenience store and car wash zoned C-3 General Commercial located on the northeast corner of Chicot Road and Mabelvale Cutoff Road. To the west across the street from the convenience store is a vacant piece of property zoned C-3. The next lot to the north is a house zoned R-2. All of the property between the house and the southwest corner of Morris Drive is zoned C-3 and consists of a hair salon, pizza parlor, barbeque eating place, and a convenience store. A house is located at the northwest corner of Morris Drive on land zoned C-3. A narrow strip of vacant land zoned R-7 Manufactured Home lies between Morris Drive and Rebecca Drive. North of Rebecca Drive is a vacant lot and a house on property zoned R-2. The northwest corner of Vega Drive and Chicot Road is zoned 0-1 Quiet Office and is occupied by three houses and one office building facing Chicot Road. The houses on the west side of Chicot Road starting at Burnelle Drive and going north are built on land zoned R-2. The study area is shown as Single Family on the Future Land Use Plan. The property north and east of the study area is also shown as Single Family. The property southeast of the review area is shown as Public Institutional. All four corners of the Chicot Road / Mabelvale Cutoff intersection are shown as Commercial. The property on the west side of Chicot Road is shown as Commercial from Mabelvale Cutoff Road to Morris Drive. A narrow strip of land is shown as Multi -Family between Morris Drive and Rebecca Drive. The southwest corner of Rebecca Drive is shown as Commercial. The property north of Rebecca Drive is shown as Single Family. FILE NO.: LU02-15-01 Name: Land Use Plan Amendment - Geyer Springs - West Planning District Location: East side of Chicot Road from Vega Drive to Mabelvale Cutoff Rd. Re u�: Single Family to Suburban Office Source: Staff/Cloverdale Watson Neighborhood Action Plan Review Staff recommends placing this item on the consent agenda for deferral to the February 28, 2002 Planning Commission Meeting. PLANNING COMMISSION ACTION: (JANUARY 17, 2002) Staff recommends placing this item on the consent agenda for deferral to the February 28, 2002 Planning Commission Meeting. This item was placed on the consent agenda for deferral to the February 28, 2002 agenda. A motion was made to approve the deferral and passed with a vote of 10 ayes, 0 noes and 1 absent. PROPOSAL / REQUEST: Land Use Plan amendment in the Geyer Springs - West Planning District from Single Family to Suburban Office. The Suburban Office category shall provide for low intensity office development of office or office parks in close proximity to lower density residential areas to assure compatibility. A Planned Zoning District is required. EXISTING LAND USE AND ZONING: The property is currently zoned R-2 Single Family and is approximately 4.75 + acres in size and consists of houses facing Chicot Road. The adjacent properties north of the study area are houses built along Chicot Road zoned R-2. Between Vega Drive and Ember Lane the houses on the east side of Chicot Road face Chicot Road. North of Ember Lane the houses on the east side of Chicot Road face the side FILE NO.: LU02-15-01 (Cont.) streets. Most of the neighboring areas to the east are single family houses zoned R-2. South of Milford Drive the neighboring property to the east is a large parcel of vacant land zoned R-2. The property south of the study area is a convenience store and car wash zoned C-3 General Commercial located on the northeast corner of Chicot Road and Mabelvale Cutoff Road. To the west across the street from the convenience store is a vacant piece of property zoned C-3. The next lot to the north is a house zoned R-2. All of the property between the house and the southwest corner of Morris Drive is zoned C-3 and consists of a hair salon, pizza parlor, barbeque eating place, and a convenience store. A house is located at the northwest corner of Morris Drive on land zoned C-3. A narrow strip of vacant land zoned R-7 Manufactured Home lies between Morris Drive and Rebecca Drive. North of Rebecca Drive is a vacant lot and a house on property zoned R-2. The northwest corner of Vega Drive and Chicot Road is zoned 0-1 Quiet Office and is occupied by three houses and one office building facing Chicot Road. The houses on the west side of Chicot Road starting at Burnelle Drive and going north are built on land zoned R-2. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On January 4, 2000 a change was made from Commercial and Multi -Family to Mixed Use at 9125 Mann Road about a 16� mile northwest of the study area. On December 16, 1997 a change was made from Multi -Family to Suburban Office at 10112 Chicot Road about 575 feet west of the amendment area. On November 4, 1997 a change was made from Multi -Family to Single Family at the northwest corner of Hillsboro Road and Chicot Road about 1 mile south of the area under review. On November 4, 1997 a change was made from Single Family to Mixed Use on both sides of Mabelvale Cutoff Road from Chicot Road to Whispering Pine Drive starting about ;a of a mile west of the review area. On November 4, 1997 a change was made from Single Family to Mixed Use on both sides of Mabelvale Cutoff Road from Woodridge Drive to Shiloh Drive starting about a 1-� mile west of the study area. On November 41 1997 a change was made from Office to Suburban Office south of Preston Drive on Chicot Road about a 16� mile north of the amendment area. On November 4, 1997 a change was made from Industrial to Light Industrial north of Baseline Road to I-30 west of 2 FILE NO.: LU02-15-01 (Cont.) Chicot Road starting about 2/3 of a mile north of the area under review. On November 4, 1997 a change was made from Multi -Family and Low Density Residential east of Mann Road south of Baseline Road about a 16� mile northwest of the review area. The study area is shown as Single Family on the Future Land Use Plan. The property north and east of the study area is all shown as Single Family. The property southeast of the review area is shown as Public Institutional. All four corners of the Chicot Road / Mabelvale Cutoff intersection are shown as Commercial. The property on the west side of Chicot Road is shown as Commercial from Mabelvale Cutoff Road to Morris Drive. A narrow strip of land is shown as Multi -Family between Morris Drive and Rebecca Drive. The southwest corner of Rebecca Drive is shown as Commercial. The property north of Rebecca Drive is shown as Single Family. MASTER STREET PLAN: Chicot Road is shown on the Master Street Plan as a Principal Arterial while Mabelvale Cutoff Road is shown as a Minor Arterial. Vega Drive,"Caylor Lane, and Milford Drive are Standard Residential Streets. There are no bikeways shown on the Master Street Plan that would be affected by this amendment. PARKS: Thom Park is listed in the Little Rock Parks and Recreation Master Plan 2001 in the 5-20 acre Neighborhood Park category. The plan describes a neighborhood park as a park that is designed to provide 2 acres of parkland per 1,000 people. The plan calls for an eight -block strategy of providing park, open space, or recreational facilities within eight blocks of all residences in the City of Little Rock. Thom Park lies about two blocks east of Chicot Road and provides a playground, active recreational facilities and a picnic area. Thom Park would not be affected by this amendment but would provide park facilities for the properties located in the study area. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The study area is located in an area covered by the Cloverdale / Watson Neighborhood Action Plan. This plan 3 FILE NO.: LU02-15-01 (Cont.) was reviewed and updated in July 2001. The plan contains a goal of working with city departments to monitor zoning and land use changes. The monitoring goal is supported by objectives of supporting land use and zoning changes that will improve the community with minimum negative impacts. A second objective listed calls for the review of neighborhood zoning and land use classifications for appropriateness. The plan encourages the use of Planned Zoning Districts for business developments. This amendment would require new non-residential development located in the study area to have a Planned Zoning District. ANALYSIS: The study area is located in a conventional neighborhood characterized by suburban development. Most of the houses built in the proposed amendment area face Chicot Road. The vacant property within the area fronting Chicot Road faces commercial uses and is not likely to be developed for residential uses. The residential areas to the east are stable neighborhoods but are fragile along Chicot Road. The intensity of the uses along Chicot Road should be minimized to protect the residential areas to the east. A change to Suburban Office would allow for non-residential uses to take place and provide protection through the use of Planned Zoning Districts. Most of the property in the area was platted for residential development and are too narrow to 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 narrow shape and length of the study area would also result in a strip of offices along this portion of Chicot 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, and Yorkwood Neighborhood Association. Staff has received two comments from owners 4 FILE NO.: LU02-15-01 in support of the change. from area residents. STAFF RECOMMENDATIONS: Cont.) No other comments were taken Staff believes the change is not appropriate. The area covered by the proposed change does not provide sufficient depth for Suburban Office uses and create a potential for a strip of office development. PLANNING COMMISSION ACTION: (FEBRUARY 28, 2002) Brian Minyard, City Staff, made a brief presentation to the commission. Commissioner Muse asked what types of uses normally face a Principal Arterial. Mr. Minyard stated that there are a variety of uses that are found along Principal Arterials. The presence of a Principal Arterial does not mandate a non-residential uses for properties fronting the street. Troy Laha, spoke in support of the land use plan amendment and maintained that the depth of the lots could support Commercial uses. Mr. Laha stated that the properties in question consisted of single family houses with driveways leading to back yard storage buildings and garages. Janet Berry, spoke in support of the land use plan amendment and stated that due to the increase in traffic as a result of the Principal Arterial and school bus stops at street corners, this area is no longer viable for homes. Commissioner Floyd asked where Single Family uses were located along Chenal Parkway and University Avenue that were mentioned in the staff presentation. Mr. Minyard mentioned the Single Family uses at Aberdeen and Chenal Parkway, Cantrell Road east of I-430, and Single Family abutting University Avenue. Mr. Minyard stated that regardless of how the individual properties face the Principal Arterials, the Future Land Use Plan shows Single Family uses next to Principal Arterials. A discussion took place about the transitional nature of this neighborhood and that Single Family might not be viable at this location. The depth of lots was discussed with the variations of depth described. Based on the testimony of the discussion, Mr. Jim Lawson, Planning Director, withdrew the staff recommendation of denial. FILE NO.: LU02-15-01 (Cont. A motion was made to approve the item as presented. The item was approved with a vote of 8 ayes, 0 noes, and 3 absent. M Plan Amendment a�T LU02-15-01 N SF to SO \ Chicot Road South of Vega Drive CT: 41.06 TRS: TISR13W1 0 200 400 Feet i fc� PD: 15 Vicinity Map Ward: 7 Item # n R2 x -�F 3U ° � �� I � 4 R2 ^S R2 a a z r LJ 03 s 7 L ry � ;s ED C7 �min�oDClLCr" i -1 q= =R2f,. LMA L J Q"moi—Iy�r�C1��u�i��•., � 2 a U R20 R2 MABELVALE E W Eli.a RAT Vicinity P _T D r ti A^ FQ o J ----31L�7C�� R2 J i -_iD _ 'I R2 o QRS o ` u apf�E� 3 PR El °° D� PR a c ti r R2 PR ,o R2 n _SCA off' u fel ala R7 QR2 !��° R2 _ r = r� 1�VIfd=6RD R2 R2 R2 �I r-- ❑ 6 ° R2 hAA6M t/nt r r M 7 R2 Area Zoning 0 IE iJ LU02-15-01 SF to SO Chicot Road South of Vega Drive Cr: 41.06 TRS: TISR13W1 PD. 15 Ward: 7 -, ODE R2 El 0 200 400 Feet Item # ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE GEYER SPRINGS WEST PLANNING DISTRICT FROM SINGLE FAMILY TO SUBURBAN OFFICE; 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 Single Family on the east side of Chicot Road south of Vega Drive and north of the area shown as Commercial on the plan be amended to Suburban Office. SECTION 2. That the ordinance shall take effect and be in full force from and after its passage and approval. PASSED: ATTEST: City Clerk APPROVED: Mayor