HomeMy WebLinkAboutminutes,February 28, 2002
ITEM NO.: 11 FILE NO.: LU02-15-02, LU02-16-01
Name: Land Use Plan Amendment - Geyer Springs - West and
Otter Creek Planning Districts.
Location: Areas generally bounded by I-30 on the north, Chicot
Road on the east, the city limits to the south, and
the city limits to the west.
Request: Office, Single Family, Low Density Residential,
Mobile Home, and Multi -Family to Mixed Use, Suburban
Office, Office, Commercial, Low Density Residential,
Public Institutional, Neighborhood Commercial,
Single Family, and Service Trades District.
Source: Staff/Chicot West I-30 South Neighborhood Action
Plan Review
PROPOSAL / REQUEST:
Land Use Plan amendments in the Geyer Springs -West, Otter Creek
Planning Districts. Area 1: Office, Multi --Family, and Single
Family to Mixed Use; Area 3: Multi -Family to Suburban Office,
Office, and Commercial; Area 4: Single Family to Low Density
Residential; Area 5: Single Family to Mixed Use; Area 6: Single
Family to Mixed Use; Area 7: Single Family to public
Institutional; Area 8: Single Family to Neighborhood Commercial;
Area 9: Single Family to Neighborhood Commercial; Area 11:
Single Family and Low Density Residential to Suburban Office;
Area 12: Single Family to Suburban Office; Area 13: Low Density
Residential to Neighborhood Commercial; Area 14: Mobile Home to
Service Trades District; and Area 15: Low Density Residential to
Single Family.
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
there is a mixture of all three.
The Suburban Office category provides for low intensity
development of office or office parks in close proximity to
lower density residential areas to assure compatibility. A
Planned Zoning District is required.
'February 28, 2002
ITEM NO.: 11 (Cont.) FILE NO.: LU02-15-02, LU02-16-01
The Office category represents services provided directly to
consumers (e.g., legal, financial, medical) as well as general
offices, which support more basic economic activities.
The Commercial category includes 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 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 acres.
Public Institutional includes public and quasi -public facilities
that provide a variety of services to the community such as
schools, libraries, fire stations, churches utility substations
and hospitals.
The Neighborhood Commercial category includes limited small-
scale commercial development in close proximity to a
neighborhood, providing goods and services to that neighborhood
market area.
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 and cluster homes, provided
that the density remains less than 6 units per acre.
The Service Trades District category provides for a selection of
office, warehousing, and industrial park activities that
primarily serve other office service or industrial businesses.
The district is intended to allow support service to these
businesses and to provide for uses with an office component. A
Planned Zoning District is required for any development that is
not wholly office.
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'February 28, 2002
ITEM NO.: 11 (Cont.) FILE NO.: LU02-15-02, LU02-16-01
EXISTING LAND USE AND ZONING:
Area 1: This proposed change is located on the west side of
Chicot Road north of Nolen Drive. This Land Use Plan amendment
is located in the Geyer Springs -West Planning District. Area 1
is composed of property zoned R-2 Single Family and occupied by
offices, apartments and houses. All of the surrounding property
is zoned R-2 developed with houses and a church (no CUP on file)
north of the application area.
Area 3: This proposed change is located on the west side of
Chicot Road between Morris Drive and Rebecca Drive. This Land
Use Plan Amendment is located in the Geyer Springs - West
Planning District. It is a narrow piece of vacant property
zoned R-7 Mobile Home Park. The land to the north includes a
business located in an 0-3 General Office zone, and a vacant
area zoned C-3 General Commercial. The land to the east
consists of houses on land zoned R-2. The land to the south
fronting Chicot Road consists of businesses zoned C-3. Houses
zoned R-2 fills the rest of the property to the south and west.
Area 4: This proposed change is located on Mann Road west of
Wilderness Road. This Land Use Plan Amendment is located in the
Geyer Springs - West Planning District. This vacant property is
zoned R-2 as well as all of the surrounding property zoned R-2
with the areas to the north and east developed with single
family housing and the areas to the south and west remaining
vacant.
Area 5: This proposed change is located on the south side of
Mabelvale Cutoff Road at Legion Hut Road. This Land Use Plan
Amendment is located in the Geyer Springs - West Planning
District. This property is zoned R-2 occupied by houses facing
the street and R-2 with a Conditional Use Permit for a
manufactured home at 8101 Mabelvale Cut -Off Road. All of the
surrounding property is zoned R-2 and developed with houses.
The property to the immediate west has a Conditional Use Permit
for a daycare center.
Area 6: This proposed change is located on Mabelvale Cutoff Road
at Shiloh Drive east of the Heinke Road intersection. This Land
Use Plan Amendment is located in the Geyer Springs - West
Planning District. This property is zoned R-2 and R-2 with a
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February 28, 2002
ITEM NO.: 11 (Cont.) FILE NO.: LU02-15-02, LU02-16-01
Conditional Use Permit for a manufactured home at 9001 Mabelvale
Cut -Off Road. The R-2 zoned land to the north, east, and south
consists of houses built on large lots. The R-2 zoned land to
the west is the site of the Mabelvale Elementary School. The
large property to the northwest is Morehart Park, which is zoned
PR Parks and Recreation.
Area 7: This proposed change is located on Mann Road at the
southeast corner of the Cochran Street intersection. This Land
Use Plan Amendment is located in the Geyer Springs - West
Planning District. This property is zoned R-2 with a
Conditional Use Permit for a church. All of the neighboring
properties are houses zoned R-2.
Area 8: This proposed change is located on Heinke Road north of
Johnson Road at the proposed route of the South Loop. This Land
Use Plan Amendment is located in the Geyer Springs - West
Planning District. This property is zoned R-2 and R-2 with a
Conditional Use Permit for a wireless tower at 13300 Heinke
Road. The surrounding land is zoned R-2 and has houses built on
large lots facing Heinke Road.
Area 9: This proposed change is located on Sardis Road south of
Alexander Road at the proposed route of the South Loop. This
Land Use Plan Amendment is located in the Geyer Springs - West
Planning District. This property is zoned R-2 with houses built
on large lots facing Sardis Road. All of the surrounding
property has the same development pattern and zoning as Area 8.
Area 11: This proposed change is located on the west side of
Vimy Ridge Road south of Sherri Marie Drive. This Land Use Plan
Amendment is located in the Otter Creek Planning District. This
area is zoned R-2 and consists largely of vacant land with a
house built on a large lot. All of the surrounding property is
vacant land zone R-2 with exception of the store located to the
south in Area 13 on the northwest corner of the Vimy Ridge /
County Line Road intersection zoned C-1 Neighborhood Commercial.
Area 12: This proposed change is located on County Line Road
east of the Vimy Ridge Road intersection. This Land Use Plan
Amendment is located in the Otter Creek Planning District. This
vacant property is zoned R-2. The property to the north and east
is zoned R-2 and is occupied by the Irish Spring subdivision. A
convenience store is located to the west on a piece of property
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February 28, 2002
ITEM NO.: 11 (Cont.) FILE NO.: LU02-15-02, LU02-16-01
zoned C-3 at the northeast corner of the Vimy Ridge / County
Line Road intersection. The property to the south is in Saline
County, in the city limits of Shannon Hills, and is zoned R-1
Single Family "stick built" (which is similar to our R-2).
Directly across County Line Road is Davis Elementary School,
part of the Bryant School District.
Area 13: This proposed change is located on the northwest corner
of the Alexander Road and County Line Road. This vacant
property is zoned R-2 while the vacant property to the east is
also zoned R-2'The neighboring store located on the northwest
corner of the Vimy Ridge / County Line Road Intersection is
zoned C-1. A convenience store is located to the east on a piece
of property zoned C-3 at the northeast corner of the Vimy Ridge
/ County Line Road intersection. The vacant land to the south
lies in the city limits of Shannon Hills, Arkansas and is zoned
R-1. The rest of the surrounding land is zoned R-2 with part of
the area to the north contained in Area 11.
Area 14: This proposed change is located on State Highway 111
north of the Union Pacific Railroad tracks. This Land Use Plan
Amendment is located in the Otter -Creek Planning District. This
vacant property is zoned R-2 while the property to the north is
zoned R-2 and is either vacant or developed with houses built on
large lots. The property to the south is zoned R -7A
Manufactured Home and is vacant with the exception of three
houses at the end of Earl D. Miller Lane. The land to the west
is located in the City of Alexander in Saline County and is
zoned Residential with a small vacant portion zoned Light
Commercial north of Stafford Road along State Highway 111 and
the city limit. The adjacent land in Alexander zoned
residential is largely vacant except for houses built on Earl D.
Miller Lane. The rest of the land north of Miller Lane next to
the city limit is vacant. A large commercial structure is
located on State Highway 111 on land zoned Light Commercial and
is separated from Area 14 by vacant property.
Area 15: This proposed change is located on County Line Road
west of Vimy Ridge Road. This Land Use Plan Amendment is located
in the Otter Creek Planning District. This property is zoned
R-2 and occupied by houses built on large lots. All of the
surrounding neighboring areas inside the city limits of Little
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February 28, 2002
ITEM NO.: 11 (Cont.) FILE NO.: LU02-15-02, LU02-16-01
Rock are vacant and zoned R-2. The vacant land to the south
lies in the city limits of Shannon Hills, Arkansas and is zoned
R-1.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On January 2, 2002 a change took place along Topaz Court from
Multi -Family to Low Density Residential about 2/3 of a mile
southeast of Area 3.
On October 17, 2000 a change took place from Mixed Office
Commercial to Service Trades District on W. Baseline Road east
of Sibley Hole Road about 1 mile north of Area 7.
On September 19, 2000 a change took place from Mixed Use to
Neighborhood Commercial on the northwest corner of Mabelvale
West and Mabelvale Main Street less than '-4 of a mile northwest
of Area 7.
On May 1, 2000 a change took place from Mixed Commercial and
Industrial to Park/Open Space, Service Trades District, and
Mixed Office Commercial on the south side of Stagecoach south of
Otter Creek Road about 1 mile northeast of Area 14.
On January 4, 2000 a change took -place from Commercial and
Multi -Family to Mixed Use at 9125 Mann Road about ;a of a mile
northeast of Area 4.
On December 20, 1999 a change took place from Single Family to
Light Industrial at 8006 Mabelvale Pike about 1 mile northwest
of Area 4.
On October 5, 1999 a change took place from Single Family to
Light Industrial at 12805 Interstate 30 about a ',� mile northeast
of Area 14.
On June 15, 1999 a change took place from Single Family to
Suburban Office and Service Trades District at 9620 W. Baseline
Rd. about 1 mile northwest of Area 4.
Area 1: This proposed change is located on the west side of
Chicot Road north of Nolen Drive and is shown as Office, Multi-
family, and Single Family on the Future Land Use Plan with a
proposed change to Mixed Use. The neighboring property to the
north is shown as Public Institutional while the remainder of
the surrounding property is shown as Single Family.
Area 3: This proposed change is located on the west side of
Chicot Road between Morris Drive and Rebecca Drive and is shown
as Multi -Family on the Future Land Use Plan. The proposed
change is from (west to east) to Suburban Office, Office, and
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February 28, 2002
ITEM NO.: 11 _(Cont.) FILE NO.: LU02-15-02, LU02-16-01
Commercial. The land uses shown to the north, from west to
east, are: Suburban Office, Office, and Commercial. The land
use shown to the east is Single Family. The land use to the
south is shown as Commercial for the properties fronting Chicot
Road and the remainder of the properties shown as Single Family.
The land use shown to the west is shown as Single Family.
Area 4: This proposed change is located on Mann Road west of
Wilderness Road and is shown as Single Family on the Future Land
Use Plan with a proposed change to Low Density Residential. All
of the neighboring areas to the north, east and south are shown
as Single Family while a strip of Park/Open Space is shown to
the west.
Area 5: This proposed change is located on the south side of
Mabelvale Cutoff Road at Legion Hut Road and is shown as Single
Family on the Future Land Use Plan with a proposed change to
Mixed Use. The adjacent areas to the north and south are shown
as Single Family while the adjacent areas to the east and west
are shown as Mixed Use.
Area 6: This proposed change is located on Mabelvale Cutoff Road
at Shiloh Drive east of the Heinke Road intersection and is
shown as Single Family on the Future Land Use Plan with a
proposed change to Mixed Use. The land to the north is shown as
Single Family while the land to the east is shown as Mixed Use.
The land to the south is shown as Single Family while the land
to the west is shown as Public Institutional. A large area is
shown as Park/Open Space to the northwest.
Area 7: This proposed change is located on Mann Road at the
southeast corner of the Cochran Street intersection and is shown
as Single Family on the Future Land Use Plan with a proposed
change to Public Institutional. Most of the surrounding areas
are shown as Single Family except for the area shown as Suburban
Office west of Mabelvale Main Street.
Area 8: This proposed change is located on Heinke Road north of
Johnson Road at the proposed route of the South Loop and is
shown as Single Family on the Future Land Use Plan with a
proposed change to Neighborhood Commercial. All of the
surrounding property is shown as Single Family.
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'February 28, 2002
ITEM NO.: 11 (Cont.) FILE NO.: LU02-15-02, LU02-16-01
Area 9: This proposed change is located on Sardis Road south of
Alexander Road at the proposed route of the South Loop and is
shown as Single Family on the Future Land Use Plan with a
proposed change to Neighborhood Commercial. All of the
surrounding property is shown as Single Family.
Area 11: This proposed change is located on the west side of
Vimy Ridge Road south of Sherri Marie Drive and is shown as
Single Family & Low Density Residential on the Future Land Use
Plan with a proposed change to Suburban Office. All of the land
to the north and east is shown as Single Family. The land to
the south located in Area 12 is shown as Single Family. The
land to the west is shown as Low Density Residential and Single
Family.
Area 12: This proposed change is located on County Line Road
east of the Vimy Ridge Road intersection and is shown as Single
Family on the Future Land Use Plan with a proposed change to
Suburban Office. The property to the north and east is shown as
Single Family. The property to the south is located in Shannon
Hills and is shown as Public Park/Elementary School on that
municipality's Comprehensive Development Plan. The property to
the west, located on the northeast corner of County Line and
Vimy Ridge Road, is shown as Commercial.
Area 13: This proposed change is located on the northwest corner
of the Vimy Ridge Road and County Line Road intersection and is
shown as Low Density Residential on the Future Land Use Plan
with a proposed change to Neighborhood Commercial. The
neighboring land to the north is shown as Low Density
Residential with the eastern half located in Area 11. The land
to the east is shown as Single Family while the land to the
south, at the northwest corner of the County Line and Vimy Ridge
intersection is shown as Commercial. The property to the south
is outside the City of Little planning boundaries.
Area 14: This proposed change is located east of State Highway
111 north of the Union Pacific Railroad tracks and is shown as
Mobile Home on the Future Land Use Plan with a proposed change
to Service Trades District. The land to the north is shown as
Park/Open Space while the land to the east is shown as Single
Family. The land to the south is shown as Mobile Home. The
land to the west lies outside city limits in the Town of
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February 28, 2002
ITEM NO.: 11 (Cont.) FILE NO.: LU02-15-02, LU02-16-01
Alexander. The land uses in Alexander is Residential located
along the city limit while Commercial is located to the north
along State Highway 111 north of the railroad tracks.
Area 15: This proposed change is located on County Line Road
west of Vimy Ridge Road. This property is shown as Low Density
Residential. The property to the west and north is shown as
Single Family while the property to the east is shown as Low
Density Residential. The property to the south is outside the
City of Little Rock's planning boundaries.
MASTER STREET PLAN:
Principal Arterials in the area are: Chicot Road from I-30 to
the proposed South Loop. Chicot Road at Areas 1 & 3 is built to
standard. Proposed Principal Arterials in the area are: South
Loop from the I-30 / I-430 interchange to I-530. The South Loop
is un -built and will influence the development of Areas 8 & 9
and require a 110 -foot right-of-way. Minor Arterials in the
area are: Mabelvale Cutoff Road from Mabelvale Main Street to
Geyer Springs Road; Mabelvale Main Street from Mabelvale Pike to
Mabelvale Cutoff Road; Sardis Road from Cochran Street to the
Saline County Line; Vimy Ridge Road from Alexander Road to the
Saline County Line; County Line Road from Vimy Ridge Road to the
proposed South Loop; Alexander Road from State Highway 111 to
Sardis Road; and State Highway 111 from Stagecoach Road to
Alexander Road. Areas 5, 6, 7, 9, 11, and 13 front Minor
Arterials built as two-lane roads that will require a 90 foot
right-of-way and half street improvements. Collector Streets in
the area are: Mann Road from Baseline Road to Mabelvale Main
Street; Heinke Road from Mabelvale Cutoff Road to the Saline
County Line; and County Line Road from Vimy Ridge Road to the
Saline County Line. Areas 4 and 12 front two-lane Collector
Streets and future development will require half street
improvements to accommodate the required curb and gutter
installation. Residential Streets in the area are: Legion Hut
Road from Mabelvale Cutoff Road to Oxford Valley Drive; Shiloh
Drive from Mabelvale Cutoff Road to Appomattox Drive; Cochran
Street from Mann Road to Woodman Street; Woodman Street from
Cochran Street to Mabelvale Main Street; Stafford Road from the
city limit at Alexander to terminus; and Earl D. Miller Lane
from the city limit at Alexander to terminus. Residential
streets require curb and gutter or open drainage. The
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February 28, 2002
ITEM NO.: 11 (Cont.) FILE NO.: LU02-15-02, LU02-16-01
residential streets in the developed areas tend to have curb and
gutter installed while the streets built in the semi -rural areas
tend to have open drainage.
Class I Bikeways in the area are: Mabelvale West Road to Arch
Street Pike; Heinke Road and Mabelvale Main Street from Mann
Road to Alexander Road; Alexander Road from Alexander to Little
Fourche Trail; Mann Road from Forbing Road to the South Loop;
and Heinke Road and Mabelvale Main Street from Mann Road to
Alexander Road. Class I bikeways built along roadways require
an additional 10 feet of right-of-way for an additional 9 feet
of paving. Class III Bikeways in the area are: Chicot Road from
65th Street to Mann Road; and Legion Hut Road from Mabelvale
Cutoff Road to Oxford Valley Drive. Class III bikeways do not
require extra right-of-way or paving.
Vimy Ridge Road is also shown as continuing south from the
County Line through Shannon Hills as a minor arterial on the
Central Arkansas Transit (CARTS) Future Classification Plan.
The CARTS Future Classification Plan shows County Line Road as a
major collector from Vimy Ridge Road to the Donnie Drive / Joan
Drive intersection in Shannon Hills. Both the Master Street
Plan and CARTS Future Classification Plan show County Line Road
continuing west from the intersection with Vimy Ridge Road as a
residential street.
PARKS:
The Little Rock Parks and Recreation Master Plan of 2001 shows
three parks located in the general area.
Thom Park is listed as a 7 acre Neighborhood Park located on Eva
Lane east of the Chicot West / I-30 south study area. This park
provides a playground, practice/active recreation, and a picnic
area. It is located within the eight -block service radius of
amendment Area 3. The proposed changes are not likely to affect
the use of Thom Park since residents living west of Chicot Road
will still have to cross Chicot Road in order to access Thom
Park.
Morehart Park is listed as a 43 acre Community Park located at
Mabelvale Cutoff Road and 4th Street. This park provides a
playground, basketball courts, tennis courts, a baseball
diamond, restrooms, a pavilion, a picnic area, and a half -mile
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February 28, 2002
ITEM NO.: 11 (Cont.) FILE NO.: LU02-15-02, LU02-16-01
of hiking trails. The proposed changes are not likely to affect
the use of Morehart Park due to the distance of the amendment
areas from the park. The main exception is amendment Area #7,
which is located two blocks northwest of the park. The proposed
change in Area #7 reflects an existing use and should not affect
Morehart Park. The southeast corner of Morehart Park abuts Area
#6. The change in Area #6 may increase the usage of Morehart
Park as the potential changes may draw people to this area
resulting in an increasing percentage of park patrons accessing
the park from the southeast.
Alexander Park is listed as an undeveloped Large Urban Park of
80 acres. This park is located south of Alexander Road and east
of Vimy Ridge Road. This proposed park is not likely to be
affected by the proposed changes since it is intended to serve a
large constituency of residents living outside the boundaries of
the Chicot West / I-30 South study area.
The parks and recreation plan shows two neighborhood service
deficit areas located south of Alexander Road. The first
service deficit area is located west of Vimy Ridge Road.
Morehart Park and the proposed Alexander Parks are the nearest
parks that are available to serve this area. The second service
deficit area is located between Vimy Ridge Road and Sardis Road.
Area 9 is located in the second service deficit area and would
further require the development of new park facilities to serve
residents attracted to the area by any future developments. New
neighborhood park facilities would also need to be developed to
fulfill the Park and Recreation Department's goal of providing
neighborhood parks within eight blocks of all residents of
Little Rock.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
These amendments are located in an area covered by the Chicot
West / I-30 South Neighborhood Action plan. This plan is
currently under revision. These amendments are the result of
the recommended changes to that plan.
ANALYSIS:
Area 1: Office, Multi -family, and Single Family to Mixed Use:
This study area is located in an established neighborhood. A
majority of the properties in this area face Chicot Road. The
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ITEM NO.: 11 (Cont.) FILE NO.: LU02-15-02, LU02-16-01
houses on the opposite side of Chicot Road face side streets and
would not be as effected by future development on the west side
of Chicot Road as they would be if the houses faced Chicot Road.
The proposed change to Mixed Use would both reflect the existing
uses located in this area and allow for new non-residential uses
to locate in the neighborhood. The change to Mixed Use would
also protect neighboring property owners from incompatible uses
through the implementation of the required Planned Zoning
Development process for non-residential uses.
Area 3: Multi -Family to Commercial, Office, and Suburban Office:
This study area is a long rectangular piece of land with a small
frontage on Chicot Road. This change would extend the area
available for non-residential uses into a residential
neighborhood. The changes to Suburban Office, Office, and
Commercial would mirror the existing uses located along the
north boundary of this amendment area. The resulting changes
would merely expand existing uses from the north and eliminate
the currently unused Multi -Family use.
Area 4: Single Family to Low Density Residential: This amendment
area is located on the western edge of a large residential
neighborhood. A change to Low Density Residential at this site
would increase the variety of the types of housing available in
this neighborhood.
Area 5: Single Family to Mixed Use: This area is located in an
established neighborhood with frontage along a Minor Arterial
and buildings facing the street. This change would link the
areas shown as Mixed Use along the south side of Mabelvale
Cutoff Road. The required Planned Zoning Development process
for non-residential uses would protect the neighboring
residential areas from non-residential development.
Area 6: Single Family to Mixed Use: This area is located in a
neighborhood of lesser density. This change would extend the
area shown as Mixed Use along the north and south side of
Mabelvale Cutoff Road towards the west. The neighboring areas
shown as Single Family, Public Institutional, and Park/Open
Space would be protected by the required Planned Zoning
Development process for non-residential uses in an area shown as
Mixed Use. The Public Institutional at Mabelvale Elementary
School and Park/Open Space at Morehart Park would serve as the
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February 28, 2002
ITEM NO.: 11 (Cont.) FILE NO.: LU02-15-02, LU02-16-01
western boundary of Mixed Use shown on Mabelvale Cutoff Road at
the Heinke Road intersection.
Area 7: Single Family to Public Institutional: This proposed
change is located in the heart of the Mabelvale community and
recognizes the existing use of a church at the center of the
Mabelvale community.
Area 8: Single Family to Neighborhood Commercial: This proposed
change is located in an undeveloped area at the proposed South
Loop's intersection with Heinke Road (the intersection of a
principal arterial and a collector street). This change would
provide for anticipated needs for small-scale commercial uses to
serve neighborhoods likely to develop near the proposed South
Loop. Development in this area will be effected by the right-
of-way for the proposed South Loop.
Area 9: Single Family to Neighborhood Commercial: This proposed
change is located in an undeveloped area near the proposed South
Loop's intersection with Sardis Road (the intersection of a
principal arterial and a minor arterial). This change would
provide for anticipated needs for small-scale commercial uses to
serve existing neighborhoods as well as new neighborhoods likely
to develop near the proposed South Loop. Development in this
area will be effected by the right-of-way for the proposed South
Loop.
Area 11: Single Family & Low Density Residential to Suburban
Office: This study area is located on the west side of Vimy
Ridge Road in an area characterized by semi -rural development
near the Quail Run Subdivision. A change to Suburban Office
would allow for office development to take place near the Quail
Run Subdivision and provide a transition of intensity of uses.
The neighboring residential areas would be protected from the
impacts of non-residential developments in an area shown as
Suburban Office through the required Planned Zoning Development
process. Area 11, if approved will provide for Suburban Office
uses in this neighborhood at a location that is separated from
exiting residential areas by vacant land and will avoid any
potential for traffic conflicts with the school that may result
from the loading and unloading of school students during
business hours.
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February 28, 2002
ITEM NO.: 11 (Cont.) FILE NO.: LU02-15-02, LU02-16-01
Area 12: Single Family to Suburban Office: This study area is
located on the north side of County Line Road in an area
characterized by semi -rural development near the Irish Spring
Subdivision. In addition, this area is located across the
street from the Davis Elementary School, part of the Bryant
School District, located in Shannon Hills. A change to Suburban
Office would allow for non-residential development to take place
next to the Irish Spring Subdivision and provide a transition of
intensity of uses. The neighboring residential areas could be
protected from the impacts of non-residential developments in an
area shown as Suburban Office through the required Planned
Zoning Development process. Suburban Office uses across from a
school on a street may cause traffic conflicts from both the
loading and unloading of school students and the commercial
traffic throughout the day.
Area 13: Single Family to Neighborhood Commercial: This is
characterized by low-density semi -rural development on the west
side of Vimy Ridge Road and the north side of County Line Road.
The Neighborhood Commercial would provide a transition from the
area shown as Commercial at the intersection of the Vimy Ridge
and County Line Road. The increase in non-residential will
support and be supported by a large number of single family
dwellings that are being constructed just south of the county
line south and west of this intersection. The change from Low
Density Residential to Single Family will reduce the total
acreage shown at that higher density.
Area 14: Mobile Home to Service Trades District: This area is
characterized by semi -rural development that is located next to
the Union Pacific Railroad tracks. The property in question is
accessed through Alexander and borders the city limits of
Alexander. A change to Service Trades District would reflect
the Light Commercial uses in Alexander along State Highway 111
north of the railroad tracks and extend those uses to the
northeast. This amendment also will provide for activities that
will support other industrial uses that are located in this part
of the city. The Park/Open Space, Single Family, Mobile Home,
and residential uses in Alexander will be protected by the use
of Planned Zoning Districts for any development that is not
wholly office.
Area 15: Low Density Residential to Single Family: this change
will increase the area shown as Single Family, reduce the area
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'February 28, 2002
ITEM NO.: 11 (Cont.) FILE NO.: LU02-15-02, LU02-16-01
shown as Low Density Residential, and reflect the Proposed Urban
Residential Density category shown in Shannon Hills. In
addition, unused areas shown as Low Density Residential are
located further north on Vimy Ridge Road at the intersections of
Sub Station Road and Pleasant Hills 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, Yorkwood Neighborhood Association,
Meyer Lane Neighborhood Association, Otter Creek Homeowners
Association, Quail Run Neighborhood Association, and Rolling
Pines Neighborhood Association. Staff has received 25 comments
from area residents. All areas together, six are against the
proposed changes, nine are in support, and fourteen were
neutral. The opposition was to areas 4,5 and 6.
STAFF RECOMMENDATIONS:
Staff believes the change in Area 12 is not appropriate due to
potential traffic conflicts with the school across the street.
Staff believes the remainder of the changes are appropriate.
PLANNING COMMISSION ACTION:
(FEBRUARY 28, 2002)
Brian Minyard, City Staff, made a brief presentation to the
commission.
Janet Berry, spoke in support of the change to Suburban Office
in area 12 and mentioned that the population of the area reached
a point that businesses suitable to Suburban Office uses could
locate in the area. Ms. Berry suggested that the land use change
to Suburban Office would allow for zone changes to compatible
non-residential uses to eliminate the current MF -6 Multifamily
zoning.
15
February 28, 2002
ITEM NO.: 11 (Cont.) FILE NO.: LU02-15-02, LU02-16-01
Troy Laha made a comment concerning the change to Suburban
Office in area 12 and stated that a developer was going to
develop some new residential areas that would bring new people
to the neighborhood.
Lyle Spoerl, spoke in opposition to the change to Neighborhood
Commercial on Sardis Road in Area 9, which could place a
business adjacent to his property. The rear of the potential
business would face the front of his property.
Gary Patterson, spoke in opposition to the changes along
Alexander and County Line Roads mentioning the increase in
traffic that would result from the proposed land use changes.
Commissioner Floyd stated that as of now, the owner of the
property in Area 12 may build apartments as a right of use.
Donald L. McDonald Sr., spoke in opposition the land use plan
amendment change to Low Density Residential at Mann Road and
Wilderness Road in Area 4 based on concerns that most of the
property in the area would be renter occupied instead of owner
occupied.
Janet Berry suggested removing the proposed changes in Area 4 on
Mann Road and Area 9 on Sardis Road.
Commissioner Floyd talked about Area 4 and stated that it did
not develop for Single Family uses due to the difficulty of
extending sewer services to that area but also mentioned that it
was an area that needed to be filled. Commissioner Berry stated
that he supported the change in Area 4 because it would allow
for infill development to take place and help extend the sewer
lines to this area of the city.
A motion was made to remove Areas 4 and 9 from the item. The
motion was approved with a vote of 7 ayes, 0 noes, and 4 absent.
A motion was made to approve the change to Suburban Office for
Area 12. The motion was approved with a vote of 7 ayes, 0 noes,
and 4 absent.
A motion was made to approve the remainder of the areas in the
item as presented. The item was approved with a vote of 7 ayes,
0 noes, and 4 absent. Commissioner Norm Floyd recused on item 5.
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