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HomeMy WebLinkAboutPC Minutes for LU2023-14-01March 9, 2023 ITEM NO.: 6 FILE NO.: LU2023-14-01 NAME: Land Use Plan Amendment – Geyer Springs East Planning District Residential Low Density (RL) to Commercial (C) LOCATION: 10305 Geyer Springs Road OWNER/AUTHORIZED AGENT: Jose Sierra 3025 Highway 5 N Lot 39 Benton, AR 72019 AREA: 1.25 acres WARD: 2 PLANNING DISTRICT: 14 CENSUS TRACT: 14.08 CURRENT ZONING: R-2, Single Family District BACKGROUND: The applicant requested a reclassification of the property from R-2, Single Family District to C-4, Open Display Commercial District (File No. Z-9745). The application is for an area of approximately 1.25 acres. The site is located on the east side of Geyer Springs Road between Palo Alto Drive and Rinke Road. This request is in conflict with the adopted Land Future Land Use Plan Map and therefore an amendment to the Future Land Use Plan Map was filed for the site. A. PROPOSAL/REQUEST: The applicant requests a Future Land Use Plan Map amendment in the Geyer Springs East Planning District changing approximately 1.25 acres from Residential Low Density (RL) to Commercial (C) at 10305 Geyer Springs Road. The request is on the west boundary of East Geyer Springs Planning District. This boundary coincides with Geyer Road. The Land Use Plan Map shows Residential Low Density (RL) for the requested area. The Residential Low Density (RL) 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 but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. March 9, 2023 ITEM NO.: 6 (Cont.) FILE NO.: LU2023-14-01 2 The application is to amend the Land Use Plan Map from Residential Low Density (RL) to Commercial (C). The Commercial (C) 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 that they serve. B. EXISTING CONDITIONS/ZONING: The subject site is an unplatted tract with a house on it. The land is zoned R-2 (Single Family District). To the west, across Geyer Springs Road, is an undeveloped tract. The portion of the tract at the intersection of Geyer Springs Road and Mabelvale Cutoff Road is zoned C-3 (General Commercial District). Surrounding the C-3 is C-2 (Shopping Center District) zoning to the west and north transitioning to the existing single-family neighborhood beyond.. To the south of subject site are two vacant tracts and to the north are two vacant tracts. Each of the four tracts was previously used for single family homes and are zoned R-2 (Single Family District). North along both sides of Geyer Springs Road are developed platted single-family subdivisions, zoned R-2 (Single Family District). C. NEIGHBORHOOD NOTIFICATIONS: Following are the neighborhood associations that the applicant was encouraged to contact concerning their application: OUR Neighborhood Association (Carla Coleman) – chines-coleman@sbcglobal.net; and Southwest United for Progress (Troy Laha) - lahaengrls@sbcglobal.net. Staff notified the same two association of the application the week of January 30, 2023. Notice was also provided to all associations by the Planning & Development Department with notice of this hearing. G. TRANSPORTATION/PLANNING: Land Use Plan: Along the east side of Geyer Springs Road surrounding the subject site is shown as a large area of Residential Low Density (RL). Much of this area is developed with completed single-family subdivisions. The Residential Low Density (RL) 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 but may also include patio or garden homes and cluster homes, provided that the density remains less than 6 units per acre. There are several large tracts (two with houses) then a developed single-family subdivision to the north and east. To the south are larger tracts much of the area is undeveloped and wooded. But there are two houses on tracts along Rinke Road to the south. The area is bordered a flood zone shown as Park/Open Space March 9, 2023 ITEM NO.: 6 (Cont.) FILE NO.: LU2023-14-01 3 (PK/OS). The Park/Open Space category includes all public parks, recreation facilities, greenbelts, flood plains, and other designated open space and recreational land. This is the floodway/floodplain of Little Fourche Creek. Continuing northward is an area of Residential Medium Density (RM) developed with apartments and an area of Public/Institutional (PI) with a school. The Residential Medium Density (RM) 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 twelve (12) dwelling units per acre. The Public/Institutional (PI) category 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. To the south of the subject site past the Park/Open Space (PK/OS) is an area of Public/Institutional (PI) with a religious institution with a school. Across Geyer Springs Road to the west is an area of undeveloped Commercial (C) between Mabelvale Cutoff and Santa Monica Drive. West and north of the Commercial (C) is Residential Low Density (RL) developed with single-family subdivisions. The Residential Low Density (RL) area is bordered on the west with an area of Commercial (C) and Residential High Density (RH) developed with apartments. The Residential High Density (RH) category accommodates residential development of more than twelve (12) dwelling units per acre. North of the Residential Low Density (RL) on the west side of Geyer Springs Road is Public/Institutional (PI) with a religious institution, then Park/Open Space (PK/OS). South of Mabelvale Cutoff Road on the west side of Geyer Springs Road is undeveloped Residential Medium Density (RM), then Residential High Density (RH) developed with apartments. To the south of these areas is undeveloped Park/Open Space (PK/OS) which bounds an area of undeveloped Residential Medium Density (RM). The Future Land Use Plan Map was last amended by Ordinance No. 20755 in 2013. File No. LU13-01 Southwest LUP was a Staff generated special study. Two areas north of the subject site on the westside of Geyer Springs Road were changed to PI and are developed with faith-based organizations. One area south of the subject site on the eastside of Geyer Springs Road was changed to PI and is developed with a faith-based organization and private school. Master Street Plan: Geyer Springs Road is shown as a Minor Arterial on the Master Street Plan Map. Minor Arterials are high volume roads designed to provide the connections to and through an urban area. Curb cuts should be minimized to allow for continuous traffic flow while still allowing some access to adjoining property, Deceleration March 9, 2023 ITEM NO.: 6 (Cont.) FILE NO.: LU2023-14-01 4 Lanes are required. Right of way is 90 feet. Sidewalks are required on both sides. This road may need more ROW or paving width. Bicycle Plan: The Master Bike Plan Map does not show existing or proposed facilities in this area of Geyer Springs Rd. Historic Preservation Plan: There are no Historic Sites or Districts in vicinity. H. ANALYSIS: The application area is in a partially developed portion of Little Rock. The land in the vicinity was annexed in 1968. This site has been used for residential purposes in the past. The Future Land Use Plan Map shows Residential Low Density (RL) for the site. It is currently zoned R-2, Single-Family District. The land to the southeast in the Residential Low Density (RL) area is vacant and wooded to Rinke Road. Along Rinke Road there are some residential properties. South of Rinke Road, the RL area is vacant timber land. East of the application site is residentially developed. North, along the eastside of Geyer Springs Road, the RL is developed with residential subdivisions. A Park/Open Space (PK/OS) area north of Trenton Lane along the Little Fourche Creek floodway borders the RL on the north and east sides. To the northwest of the Geyer Springs Road -Mabelvale Cutoff Road intersection is a vacant Commercial (C) area. This land is zoned for commercial use (C-3, General Commercial District and C-2, Shopping Center District). Then to the north and west is RL land developed residentially. Beyond the RL is an area of C along the northside of Mabelvale Cutoff Road. On this land is a convenience store with fuel pumps as well as undeveloped land. One of the tracts has been rezoned for a use car lot; File No. 5352-A (4/20/21). North of this Commercial strip is an area of Residential High Density (RH) developed with apartments. North, along the west side of Geyer Springs Road, beyond the RL is an area of Public/Institutional (P/I) developed with a religious institution and then a mostly undeveloped area of PK/OS, excepting a fraternal organization at the southeast corner abutting Geyer Springs Road. South of Mabelvale Cutoff Road along the west side of Geyer Springs Road is vacant and wooded Residential Medium Density (RM) then vacant and wooded PK/OS. West of the RM along the southside of Mabelvale Cutoff Road is an area of RH partially developed with apartments. Beyond the RH area is a RL area, March 9, 2023 ITEM NO.: 6 (Cont.) FILE NO.: LU2023-14-01 5 further to the west with developed residential subdivisions. Within the northeast corner of the RL area is an area of RM developed with Duplexes. This is a stable portion of Little Rock that has not seen much change over the last several years. There has been little to no building permit activity for either residential or commercial uses in the vicinity. There have also only been a few requests for reclassifications of zoning in the portion of Little Rock. These have tended to be to recognize an existing non-residential use on residential zoned land or to allow for a more intense commercial use on land already commercially zoned. There is existing undeveloped land shown and zoned for commercial use in the immediate area. Most notably immediately to the west, across Geyer Springs Road from the application site. This land is undeveloped, ‘for sale’ and has been zoned for commercial use for decades. There is also undeveloped zoned land for single-family in the vicinity. For either use, there appears to be availability land and a lack of demand as shown by the lack permit and zoning activity over the last decade plus. There is no non-residential use along the eastside of Geyer Springs Road in this area. The introduction of non-residential use on this site could have impacts on the surrounding single-family developments. The introduction of ‘open display’ commercial to the area would be major change in the use pattern in this area. If there is to be any change in the use pattern care should be taken to minimize the negative impacts that such a change could have on the surrounding properties. There does not appear to be a need for a change at this time. A change in an area such as this should only be done with protections for the existing residential areas. I. STAFF RECOMMENDATION: Denial of the request as filed. PLANNING COMMISSION ACTION: (MARCH 9, 2023) Walter Malone, Planning Staff, reviewed the staff report. Torrence Thrower, Planning Staff, reviewed the related zoning case file, Z-9745. (For complete minute report see the casefile Z-9745). The applicant reviewed their proposal. They wish to replace what has been a residence with a commercial car lot. The applicant stated there is commercial across the street. The car lot would be limited to 10 to 12 cars and there would be no repairs on site. They also gave the proposed hours of operation. In response to a question, it was stated that the existing dwelling is currently not in use and will be the office for the business. March 9, 2023 ITEM NO.: 6 (Cont.) FILE NO.: LU2023-14-01 6 Mr. Hunter Douglas spoke against the application. He identified his ownership around the application site. The change in use would have a drastic effect on his property. He described some previous actions which had affected his property. Pam Noble, property to the south, spoke against the application. She also gave some past actions which had negatively affected her property. She feels that there has been some work happening on the site. Ms. Walker, spoke against the change from R-2 to C-4. The changes would bring down the value of the homes in the area. This is not a good place for a businesses (car lot). Ms. Walker does not believe that the applicant has notified or talked with the surrounding neighborhood organizations. Troy Laha, Vice-president of Southwest United for Progress, spoke against the application. The applicant did attend their recent meeting. The group present voted against the application at that time. He indicated all the things he and they felt were needed and not done - landscape plan, drainage, plan etc. The City Attorney did cut Mr. Laha short when discussing some issues with the survey. The applicant readdressed the Commission. She indicated the fence was removed before they acquired the property. She also discussed the tree removal and the work they have done on the structure. She did state that there has been some work done on their personal vehicles on the property. She also indicated they would have the parking area professionally designed before it is constructed. Commissioner Hodge asked about the commercial across the street. Mr. Collins indicated there was vacant C-2 and C-3 zoned land across Geyer Springs Road. He also described where C-4, Open Display Commercial would be appropriate. There was discussion about the order of the two items (Land Use and Zoning). A motion was made for the approval of LU2023-14-01. By a vote of 0 for, 10 against and 1 absent the motion was denied.