HomeMy WebLinkAboutminutesFebruary 28, 2002
ITEM NO.: 10 FILE NO.: LU02-15-03, LU02-16-02
Name: Land Use Plan Amendment - Geyer Springs West and
Otter Creek Planning Districts.
Location: Area 2: West side of Chicot Road between Burnelle
Drive and Rebecca Drive: Area 10: South side of
Alexander Road at the Raymond Mayer Road
intersection and the proposed intersection of the
South Loop.
Request: Single Family and Commercial to Mixed Use and
Community Shopping.
Source: City Staff/Chicot West I-30 South Neighborhood
Action Plan Review
PROPOSAL / REQUEST:
Land Use Plan amendments in the Geyer Springs -West and Otter
Creek Planning Districts from Single Family and Commercial to
Mixed Use and Community Shopping.` 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 Community Shopping category provides for shopping
center development with one or more general merchandise stores.
Area 2: This proposed change is located on the west side of
Chicot Road between Burnelle Drive and Rebecca Drive. This Land
Use Plan Amendment is located in the Geyer Springs - West
Planning District. The proposed change is to Mixed Use.
Area 10: This proposed change is located on the south side of
Alexander Road at the Mayer Road intersection and the proposed
intersection of the South Loop and Alexander Road. This
amendment is located in both the Geyer Springs - West and Otter
Creek Planning Districts. The proposed change is to Community
Shopping.
EXISTING LAND USE AND ZONING:
Area 2: This proposed change is located on the west side of
Chicot Road between Burnelle Drive and Rebecca Drive. This Land
February 28, 2002
ITEM NO.: 10 (Cont.) FILE NO.: LU02-15-03, LU02-16-02
Use Plan Amendment is located in the Geyer Springs - West
Planning District. It is zoned R-2 Single Family, 0-2 Office
and Institutional, and C-3 General Commercial and occupied by
houses and small businesses. The areas to the west, north, and
east are zoned R-2 and occupied by single-family houses. The
vacant area to the south is zoned R-7 Mobile Home Park. A small
piece of property to the west is zoned 0-3 General Office and
occupied by a commercial business.
Area 10: This proposed change is located on the south side of
Alexander Road at the Raymond Mayer Road intersection and the
proposed intersection of the South Loop and Alexander Road. The
property is vacant and zoned R-2. All of the neighboring
property is vacant land with the land to the north zoned I-1
Industrial Park and the remainder of the land zoned R-2.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On January 2, 2002 a change was made from Multi -Family to Low
Density Residential on Topaz Court about 2/3 of a mile southeast
of Area 2.
On January 4, 2000 a change was made from Commercial and Multi -
Family to Mixed Use at 9125 Mann Road about 2/3 of a mile
northwest of Area 2.
On December 16, 1997 a change was made from Multifamily to
Suburban Office at 10112 Chicot Road 300 feet west of Area 2.
On November 41 1997 multiple changes took place throughout the
study area resulting in most of the land uses shown in the study
area covered by this application.
Area 2: The proposed change is located on the west side of
Chicot Road between Burnelle Drive and Rebecca Drive. This area
is shown as Single Family and Commercial on the Future Land Use
Plan with a proposed change to Mixed Use. Most of the
surrounding properties are shown as Single Family except for the
Multi -Family shown to the south and a small area shown as
Commercial to the west. The area shown as Multi -Family is the
subject of another Land Use Plan Amendment.
Area 10: This proposed change is located on the south side of
Alexander Road at the Raymond Mayer Road intersection and the
proposed intersection of the South Loop and Alexander Road. The
property is shown as Single Family on the Future Land Use Plan
with a proposed change to Community Shopping. A large area to
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February 28, 2002
ITEM NO.: 10 (Cont.) FILE NO.: LU02-15-03, LU02-16-02
the northwest is shown as Light Industrial. The area to the
north is shown as Community Shopping while all of the
neighboring land to the east, south, and west is shown as Single
Family.
MASTER STREET PLAN:
Chicot Road is shown as a Principal Arterial on the Master
Street Plan from I-30 to the proposed South Loop. Proposed
Principal Arterials in the area are: South Loop from the I-30 /
I-430 interchange to I-530. Chicot Road is built to standard in
area 2 while the South Loop is un -built and will require a 110 -
foot right-of-way. Alexander Road is shown as a Minor Arterial
on the Master Street Plan from State Highway 111 to Sardis Road.
Alexander Road is a two-lane road that will require half street
improvements and a 90 -foot right-of-way. Mayer Road is a
Residential street from Alexander Road to its terminus. A Class
I Bikeway is shown along Alexander Road from Alexander to Little
Fourche Trail. Class I bikeways built along roadways require an
additional 10 feet of right-of-way for an additional 9 feet of
paving. ,
PARKS:
The Little Rock Parks and Recreation Master Plan of 2001 shows
two parks located in the study 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 2. 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.
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
effected 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.
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February 28, 2002
ITEM NO.: 10 (Cont.) _ FILE NO.: LU02-15-03, LU02-16-02
The parks and recreation plan shows neighborhood service deficit
areas located south of Alexander Road between Vimy Ridge Road
and Sardis Road. 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 2: Single Family and Commercial to Mixed Use: This area is
located in a fragile area of an established residential
neighborhood characterized by suburban development. This area
consists of houses and businesses fronting Chicot Road. A
change to Mixed Use would allow for non-residential development
to take place within the confines.of a Planned Zoning
Development. However, most of the property located in this area
would prove too narrow to provide sufficient space for non-
residential uses to occur or 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 properties in Area 4 also face houses across the
street that front Chicot Road. The intensity of the uses along
Chicot Road should be minimized to protect both of the
residential areas located to the west of Area 4 and to the east
across Chicot Road.
Area 10: Single Family to Community Shopping: This area is
located in a semi -rural area across the street from an underused
area shown as Community Shopping. Mayer Road is built to serve
three large lot Single Family subdivisions to the south and is
not built to standards appropriate for serving Community
Shopping uses, nor is it classified to be improved to a higher
standard in the future. Although located at a site where the
proposed South Loop would intersect Alexander Road, any future
development of this property would be affected by the proposed
Right -of -Way for the South Loop. A change to Community Shopping
at this location would be premature at this time.
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February 28, 2002
ITEM NO.: 10 (Cont.) FILE NO.: LU02-15-03, LU02-16-02
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 six comments
from area residents. In area 2, two are in support and two are
neutral. In area 10, two are against the change.
STAFF RECOMMENDATIONS:
Staff believes the changes are not appropriate. The change to
Mixed Use would not provide enough space for non-residential
uses to occur while the change to Community Shopping would be
premature.
PLANNING COMMISSION ACTION:
(FEBRUARY 28, 2002)
Brenda B. J. Wyrick, owner of the property in Area 10 at the
intersection of Alexander Road and Meyer Lane, requested that
her property be removed from the Land Use Plan amendment.
A motion was made to remove the property located in Area 10 from
the Land Use Plan Amendment. The motion was approved with a
vote of 7 ayes, 0 noes, and 4 absent.
Brian Minyard, City Staff, made a brief presentation to the
commission.
Janet Berry, spoke in support of the proposed change in Area 2
and stated that the buildings are not fit for residential use.
Planning Commission Vice -Chair Faust called for Mr. Johnny Biggs
to speak. Mr. Biggs was absent but Brian Minyard mentioned that
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February 28, 2002
ITEM NO.: 10 (Cont.) FILE NO.: LU02-15-03, LU02-16-02
Mr. Biggs, Meyer Lane Neighborhood Association President, called
in opposition to the change in Area 10, which had been opposed
by staff.
Motion Recap for Item 10:
A motion was made to remove the property located in Area 10 from
the Land Use Plan Amendment. The motion was approved with a
vote of 7 ayes, 0 noes, and 4 absent.
A motion was made to approve the Area 2 as presented. The
motion was approved with a vote of 7 ayes, 0 noes, and 4 absent.
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