HomeMy WebLinkAboutminutesFebruary 28, 2002
ITEM NO.: A 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.
Request: 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
streets. Most of the neighboring areas to the east are
single family houses zoned R-2. South of Milford Drive the
February 28, 2002
ITEM NO.: A (Cont.) FILE NO.: LU02-15-01
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 4 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 1-4, 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 4 mile west
of the study area.
On November 4, 1997 a change was made from Office to
Suburban Office south of Preston Drive on Chicot Road about
a ',� 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
Chicot Road starting about 2/3 of a mile north of the area
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February 28, 2002
ITEM NO.: A (Cont.
under review.
On November 4, 1997 a change
Low Density Residential east
Road about a 1-t mile northwest
FILE NO.: LU02-15-01
was made from Multi -Family and
of Mann Road south of Baseline
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.
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February 28, 2002
ITEM NO.: A {Cont.} FILE NO.: LU02-15-01
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
The study area is located in an area covered by the
Cloverdale / Watson Neighborhood Action Plan. This plan 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
4
February 28, 2002
ITEM NO.: A (Cont.) FILE NO.: LU02-15-01
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 in support of the
change. No other comments were taken from area residents.
STAFF RECOMMENDATIONS:
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,
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February 28, 2002
ITEM NO.: A (Cont.) FILE NO.: LU02-15-01
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.
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.
6
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Plan Amendment
LU02-15-01
SF to SO
Chicot Road South of Vega Drive
Cr: 41.06
TRS: TISR13W1
PD: 15
Ward: 7
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LU02-15-01
SF to SO
Chicot Road South of Vega Drive
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Item # A
Cr. 41.06
TRS: TISR13W1
PD: 15
Ward: 7
0 200 400 Feet
Item # A