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Home My WebLink Aboutboard of directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION FEBRUARY 20, 2007 AGENDA Subject Land Use Plan Amendment — Geyer Springs West Planning District — LU06-15-03 at the southwest corner of Bunch and Chicot Roads Action Required I Approved By gOrdinance Resolution Approval Information Report Submitted by: Planning and Development Bruce Moore City Manager SYNOPSIS Land Use Plan amendments in the Geyer Springs West Planning District from Commercial and Multi Family to Single Family for future development. FISCAL IMPACT N/A RECOMMENDATION Planning Staff recommends approval. The Planning Commission recommends approval with a vote of 10 in favor and 0 against. CITIZEN The Planning Commission reviewed this issue at its PARTICIPATION January 18, 2007 meeting. There were no objectors present. All residents within 300 feet who could be identified, the Southwest Little Rock United for Progress, and the Legion Hut and Deer Meadow Neighborhood Associations were notified of the public hearing. BACKGROUND The amendment area is currently planned for Commercial and Multi Family. The Commercial area extends north to the corner of Bunch and Chicot Roads. Most of the surrounding area is either planned for Single Family or Park Open Space for the BACKGROUND CONTINUED Lake View Country Club and golf course. The Park Open Space also extends northeast across Chicot Road and follows the floodplain. Directly east of the application area is an area of Public Institutional for an existing church. The application area has been undeveloped for many years. Located just north of the city limits, it is surrounded by mostly residential uses. Demand for new single-family residences is shown in the new houses on Coulter Lake Road, Castle Valley Drive, Whispering Oak Drive and Whispering Oak Trail. Forty-six building permits were issued in 2006 for Census Tract 41.05, and twenty-one of these were for houses on Castle Valley Drive, Whispering Oak Drive and Whispering Oak Trail, which is just west of the application area. While this change would remove some Multi Family and Commercial from the Future Land Use Plan, there would still be other opportunities for these uses in the area. More than half of the planned Commercial area at the corner of Bunch Road and Chicot Road will remain Commercial in use. Some Commercial at this location could be beneficial, since there is no real opportunity for commercial services within a mile. The closest commercial center to the application area is located north at the intersection of Chicot and Mabelvale Pike. One commercial building permit was issued this year in the application area's census tract. The Multi Family will be completely changed at this location, but there are almost fifty acres of Low Density Residential planned within a mile north of the application area. There is also approximately six acres of M-6 Multi Family zoning at the corner of Castle Valley Road and Coulter Lake Road. This will allow for other types of housing in the area. There does not appear to be a demand for multi family housing in this area since there has only been one permit issued within the last five years for multi family within this census tract. A change from Multi Family to Single Family on the Future Land Use plan would also be less demanding on the existing infrastructure. Chicot Road needs improvements in this area, and a new development may spur some much needed road improvements. FA ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE GEYER SPRINGS WEST PLANNING DISTRICT FROM COMMERCIAL AND MULTI FAMILY TO SINGLE FAMILY; 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 Commercial and Multi Family at the northwest corner of Chicot and Castle Valley Roads be amended to Single Family. 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 lu aD CO3 � v - p b 00D C! 3 pCi o � 0 0 0 . c�n��" C3 !� op �o ooq po C] 0^ 0 � p o a a SF ¢ 0 f � r SF /I° ° [ O o b we b - 4 q09 O b a Q ods ° 4 b 13 c3 •° o A BUNEADooa ❑ ■� o Q Q - — — •I C% O" o q T .• • .,� y CA TLE LEY . ❑ `+r►' i ,o PK/OS a •+ - �� SF 0 0 PERM( LI� P SF a. bQ rn q a � a a + 4 - 49 WALT.",D a MR Mx Plan Amendment _ i y Vicinity Map Al Case: LU06-15-03 Location: SW corner of Bunch and Chicot Rds. MF & C to SF N Ward: 7 PD: 15 CT: 41.05 0 400 800 Feet TRS: T1SR13W]4 1 n 43 o c3 R� ARS ao�� (13 o a. 00 ❑oq po o� 3 >� n. O Q• HI LSB RD, eoo •. bYy4 kti QP ° a o b a,q Clv } ......__ _. C2 ra. a. - w :0� CA TLE V LEY D MF6r Cys Vicinity Map 7��l1.dJPERLI,� d° pe ° L RiO Q 't7 O WALT. G t3 7 Area [julliIILI F Case: LU06-15-03 Location: SW corner of Bunch and Chicot Rds. MF & C to SF N Ward: 7 PD: 15 CT: 41.05 0 400 800 Feet TRS: T1SR13W14 FILE NO.: LU06-15-03 Name: Land Use Plan Amendment - Geyer Springs West Planning District Location: Southwest corner of Bunch and Chicot Roads Request: Commercial and Multi Family to Single Family Source: Mizan Rahman, ETC Engineers, Inc. PROPOSAL/REQUEST: Land Use Plan amendment in the Geyer Springs West Planning District from Commercial and Multi Family to Single Family. Single Family provides for single family homes at densities no greater than six dwelling units per acre. The request is to allow development of single-family lots as part of the Village on the Green Subdivision. EXISTING LAND USE AND ZONING: The property is rural and is currently zoned MF -12 and is C-2. The property is approximately 5.5 acres in size. This area is surrounded to the south, west and east by R-2 Single Family zoning and is mostly undeveloped except for some new houses to the west. Also, there are several houses along the north side of Bunch Road. To the east of this area is a church and a few houses. To the southwest of the amendment area is OS Open Space and MF -6 Multifamily district zoning for the Lake View Country Club and golf course. To the north is zoned C-2 and undeveloped, and further north of this area is a PID Planned Industrial Development for Graves Insulation. This building appears vacant and is for sale. South and southeast of this area (south of the old railroad bed) is located within the Little Rock extraterritorial boundary, but there is no zoning practiced in this area. This area is also rural and consists of scattered single- family housing. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: Ordinance 18,724 was passed on July 16, 2002. This ordinance amended an area west of Heinke Road, north of the county line and south of the railroad bed from Single Family to Low Density Residential for a special population residential development. Ordinance 18,665 was passed on April 2, 2002. This ordinance amended many different areas in this planning district. These amendments were brought about by a staff review of the area. These amendments were made to update the plan to reflect current and future needs of the area. A change was made on the west side of Chicot Road north of Nolen Drive from Office, Multi Family, and Single Family to Mixed Use. The Single Family and Commercial at the west side of Chicot between Burnelle Drive and Rebecca Drive was changed to Mixed Use. The Multi Family on the west side of Chicot Road between Morris Drive and Rebecca Drive was changed to Commercial, Office and Suburban Office. The Single Family on Mabelvale Cutoff Road at Shiloh FILE NO.: LU06-15-03 (Cont.) Drive east of the Heinke Road intersection was changed to Mixed Use. The Single Family on Heinke Road north of Johnson Road at the proposed route of the South Loop was amended to Neighborhood Commercial. Ordinance 18,626 was passed on January 2, 2002. This ordinance changed many different areas in the planning district. The Multi Family on Topaz Court was amended to Low Density Residential to recognize existing duplexes. The Multi Family and Single Family in an area on the east side of Chicot near the 12600 block was amended to Single Family and Public Institutional to recognize the existing church and residences. The `Area for Future Study' north of Green Road on Chicot Road was amended to Mixed Use. The 'Area for Future Study' on the northeast and northwest corners of Green Road and Geyer Springs Road was amended to Single Family. The Commercial and Single Family at Willow Springs and Hilaro Springs Roads was amended to Public Institutional to recognize the existing church and parsonage. The amendment area is currently planned for Commercial and Multi Family. The Commercial area extends north to the corner of Bunch and Chicot Roads. Most of the surrounding area is either planned for Single Family or Park Open Space for the Lake View Country Club and golf course. The Park Open Space also extends northeast across Chicot Road and follows the floodplain. Directly east of the application area is an area of Public Institutional for an existing church. MASTER STREET PLAN: Chicot Road is shown as a Principal Arterial on the plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Chicot Road since it is a Principal Arterial. Bunch Road is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLA According to the Master Street Plan Bicycle Section, a Class I bike route is proposed southeast of this location. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. PARKS: According to the Master Parks Plan, this area is not within eight city blocks of a park or open space. There is a need for recreation space in this area. K FILE NO.: LU06-15-03 HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The applicant's property lies in the area covered by the Chicot West -1-30 South Neighborhood Action Plan. The Housing and Neighborhood Revitalization Goal states: Encourage new single-family growth and maintain and enhance the quality of existing housing. W&I6Y The application area has been undeveloped for many years. Located just north of the city limits, it is surrounded by mostly residential uses. Demand for new single-family residences is shown in the new houses on Coulter Lake Road, Castle Valley Drive, Whispering Oak Drive and Whispering Oak Trail. Forty-six building permits have been issued in 2006 for Census Tract 41.05, and twenty-one of these were for houses on Castle Valley Drive, Whispering Oak Drive and Whispering Oak Trail, which is just west of the application area. While this change would remove some Multi Family and Commercial from the Future Land Use Plan, there would still be other opportunities for these uses in the area. More than half of the planned Commercial area at the corner of Bunch Road and Chicot Road will remain Commercial in use. Some Commercial at this location could be beneficial, since there is no real opportunity for commercial services within a mile. The closest commercial center to the application area is located north at the intersection of Chicot and Mabelvale Pike. One commercial building permit was issued this year in the application area's census tract. The Multi Family will be completely changed at this location, but there are almost fifty acres of Low Density Residential planned within a mile north of the application area. There is also approximately six acres of M-6 Multi Family zoning at the corner of Castle Valley Road and Coulter Lake Road. This will allow for other types of housing in the area. There does not appear to be a demand for multi family housing in this area since there has only been one permit issued within the last five years for multi family within this census tract. A change from Multi Family to Single Family on the Future Land Use plan would also be less demanding on the existing infrastructure. Chicot Road needs improvements in this area, and a new development may spur some much needed road improvements. 3 FILE NO.: LU06-15-03 (Cont. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Deer Meadow Neighborhood Association, Legion Hut Neighborhood Association, and Southwest Little Rock United for Progress. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The item was placed on consent agenda to allow more to resolve outstanding issues. By a vote of 10 for, 0 against the consent agenda was approved. STAFF UPDATE: No new information has been provided. Staff recommendation remains the same. PLANNING COMMISSION ACTION: (JANUARY 18, 2007) The item was placed on consent agenda for approval. By a vote of 10 for, 0 against the consent agenda was approved. 4