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Planning Commission approves Gonzales open-air market PCD with conditions after neighbor concerns
Summary
The commission approved rezoning 32 acres for a phased open-air market and soccer field (Z100104) on Geyer Springs Road, subject to right-of-way dedications, low-impact development for parking, limits on hours/days, and other staff conditions. Neighbors and nearby school raised traffic, trash and safety concerns during the hearing.
The Little Rock Planning Commission voted March 13 to rezone a 32-acre property on the west side of Geyer Springs Road to Planned Commercial Development (PCD) to allow an open-air market and soccer field in phases (file Z1000104).
Planning staff described the concept as using roughly the northern 11 acres for an open-air market with four 40-by-100-foot open metal pavilions, a restroom building, trash area, food-truck parallel parking along the entry drive and a soccer field on the southwest portion of the site. The plan includes multiple parking areas: 56 spaces adjacent to the pavilions (with a number of accessible spaces), additional gravel/compacted-aggregate parking to the west and southwest and a small across-street lot. Staff recommended approval subject to standard PCD conditions and specified that low-impact development (LID) measures must be used for parking and drives; “gravel alone will not be accepted as a parking material.”
Owner representative Joe Lopez and Vianney (Vianne) Gonzalez said the market is intended as a family-friendly gathering place with food trucks and limited pavilion activity. At the hearing the applicants said they do not plan permanent on-site alcohol sales, plan security and gated hours, will require food vendors to be permitted and certified, and will phase the project. The applicants said their intended public hours would be limited (Thursday–Sunday) and they offered to close earlier in the winter and keep gates secured when not open.
Nearby Southwest Christian Academy and several residents opposed the rezoning at the hearing, citing traffic and safety concerns because school drives are adjacent to the proposed market entry; worries about illegal dumping and trash accumulation along the road; and the potential for late-night activity and alcohol consumption. James Stewart, representing Southwest Christian Academy, asked whether any alcohol sales would be permitted and whether the market’s entry drive location could be offset from the school driveway to reduce conflict; city staff noted the right-of-way and driveway location are subject to engineering review and that drive alignment often is preferred opposite existing drives to reduce hazardous turning movements.
The applicant clarified during the hearing that notices had been mailed to property owners within the 200-foot notice radius and that the applicant had provided an affidavit authorizing the applicant-agent to act for the owner. City counsel also reminded the commission that under city code section 4-93, alcohol sales near churches and schools are restricted and an ABC permit would be subject to distance limitations enforced by the ABC board.
Commissioners pressed the applicant on operational details; in response, the applicant committed to gated hours, vendor permitting, site security, trash collection and no permanent alcohol sales. After discussion the commission voted to approve the PCD rezoning with the staff-recommended conditions (including right-of-way dedications, LID design for parking and driveway improvements) and the operational clarifications offered at the hearing. Recorded votes included yes votes from Commissioners Brown, Hodges, Person, Russell, Trimble, Baxter and Vickers and a no vote from Commissioner Hart; the motion passed.
