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HomeMy WebLinkAboutBoard of Director itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION September 18, 2001 AGENDA Subject Land Use Plan Amendment — Chenal Planning District — LU01-19-05 — Chenal area RECOMMENDATION CITIZEN PARTICIPATION Action Required 4Ordinance Resolution Approval Information Report Cy Carney City Manager Land Use Plan Amendment in the Chenal Planning District: Area 1- Commercial to Single Family; Area 2 - Low Density Residential and Public Institutional to Single Family; Area 3 has been deleted from the application, see below; and Area 4 - Single Family to Neighborhood Commercial and Office. Planning Staff recommends approval. Planning Commission meeting on August 23, 2001 (10-0-1 in favor). Notices were sent to the following neighborhood associations: Aberdeen Court Property Owners Association, Bayonne Place Property Owners Association, Carriage Creek Property Owners Association, Eagle Pointe Property Owners Association, Glen Eagles Property Owners Association, Hillsborough Property Owners Association, Hunters Cove Property Owners Association, Hunters Green Property Owners Association, Johnson Ranch Neighborhood Association, Marlowe Manor Property Owners Association, and St Charles Property Owners Association. BACKGROUND BACKGROUND CONTINUED Area 1 at the northern intersection of Chenal Parkway and Chenal Valley Drive is a proposed change from Commercial to Single Family, which removes the only commercial for the western side of the parkway from Rahling Road intersection to Highway 10 intersection. This commercial area is outside of that established core of commercial uses. This area is also the subject of a preliminary site plan that was submitted for a new single- family neighborhood surrounding a proposed golf course. The proposed change to Single Family is less intense than the current Commercial and will generate less traffic than the current uses. Area 2 is at the intersections of a proposed minor arterial and two proposed collectors. The proposed change is from Low Density Residential and Public Institutional to Single Family. At one time, this was a location of a parcel of ground that was slated for a public park. The parcel that was slated for a public park is no longer slated as a public park in the new 2001 Little Rock Parks and Recreation Master Plan and is not owned by the city. The proposed change to Single Family is less intense than the current from Low Density Residential and Public Institutional and will generate less traffic than the current uses. Area 3 has been deleted from the application. In area 3, there were two rezoning applications; one of which required a Land Use Plan Amendment, one of which did not. The rezoning application has been withdrawn on that part that required the Land Use Plan Amendment and a plan amendment is not being sought by the applicant. The portion that is being rezoned complies with the Land Use Plan. Area 4 is the proposed change from Single Family to Neighborhood Commercial and Office on Rahling Road. It is not located in the core of Commercial uses located at the Chenal Parkway / Rahling Road intersection. The application was amended two times from the original Single Family to Commercial. A logical transition to lesser intensity developments from west to east is desired. The Neighborhood Commercial and Office can serve as part of that transition. FILE NO.: LU01-19-05 Name: Land Use Plan Amendment - Chenal Planning District Location: Multiple locations in the vicinity of Chenal Parkway and Rahling Road. Request: Area 1: Commercial to Single Family, Area 2: Low Density Residential and Public Institutional to Single Family, Area 3: Single Family and Multi -family to Commercial, Area 4: Single Family to Commercial. Source: Timothy E. Daters, White-Daters & Associates, Inc. PROPOSAL / REQUEST: Land Use Plan amendment in the Chenal Planning District from: 1.) Commercial to Single Family, 2.) Low Density Residential and Public Institutional to Single Family, 3.) Single Family and Multi -family to Commercial, and 4.) Single Family to Commercial. 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, but may also include patio or garden homes and cluster homes, provided that the density remain less than 6 units per acre. 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 applicant wishes to develop the property for residential and commercial uses according to a preliminary site plan submitted to the City of Little Rock. Staff is not expanding the application. EXISTING LAND USE AND ZONING: Area 1: The property is vacant land currently zoned C-2 Shopping Center and is approximately 16.1 + acres in size. The neighboring property to the north is vacant land zoned MF -12 Multi -family. The property on the east side of Chenal Parkway is a church on land zoned C-2 Shopping Center to the northeast and the remaining land to the east is zoned R-2 Single Family. A small parcel of land along the southern boundary of the study FILE NO.: LU01-19-05 (Cont.) area is zoned C-2 Shopping Center. The remainder of the property west of Area 1 is vacant land zoned R-2 Single Family. Area 2: The property is vacant land currently zoned MF -6 Multi- family and R-2 Single Family and is approximately 28.6 + acres in size. The neighboring property is zoned Open Space to the southwest, and ME -6 Multi -family to the west. The remainder of the surrounding property is vacant land zoned R-2 Single Family. Area 3: The property is vacant land currently zoned Planned Commercial Development and R-2 Single Family and is approximately 18.0 + acres in size. The vacant land to the north is zoned C-2 Shopping Center. An office campus occupies the Planned Development - Office immediately to the east. The vacant land to the south is zoned R-2 Single Family. The vacant property to the southwest is zoned MF -24 Multi -family and the vacant property to the northwest is zoned Planned Commercial Development. Area 4: The property is vacant land currently zoned R-2 Single Family and is approximately 12.0 + acres in size. The vacant land to the north is zoned Planned Development - Residential while the neighboring property to the east is vacant land zoned R-2 Single Family. The remainder of the neighboring property is vacant land zoned 0-2 Office and Institutional. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On April 17, 2001 a change was made from Multi -family, Single Family, and Community Shopping to Community Shopping at the southwest corner of the Chenal Parkway / Rahling Road intersection next to Area 3. On January 4, 2000 a change took place from Office to Mixed Office and Commercial at 15500 Chenal Parkway about 1 mile southeast of both Areas 3 and 4. On April 20, 1999 a change was made from Office to Commercial on Chenal Parkway east of Kirk Road about 1 mile southeast of both Areas 3 and 4. On December 15, 1998 a change was made from Single Family to Public Institutional at 715 Wellington Village Road about 1 mile southeast of Areas 3 and 4. On September 1, 1998 a change was made from Single Family to Multi -family on Chenal Valley Drive next to Area 4. On September 1, 1998 a change was made from Multi -family to Single Family on Rahling Road about :a of a mile southeast of Area 2 and about :h of a mile northeast of Area 4. On May 6, 1997 multiple changes were made to Commercial, Single Family, Public Institutional, Office, Multi -family, Low Density 2 FILE NO.: LU01-19-05 (Cont.) Residential, and Public Institutional in Chenal Valley at various locations within a 1 -mile radius of all amendment areas covered by this application. Area 1 is shown as Commercial on the Future Land Use Plan. The property to the north is shown as Multi -family. The property on the east side of Chenal Parkway is shown as Commercial to the northeast, Public Institutional to the east, and Single Family to the southeast. The property to the south is shown as Single Family while the land to the southwest is shown as Park/Open Space. The remainder of the land to the west is shown as Single Family. Area 2 is shown as Low Density Residential and Public Institutional on the Future Land Use Plan. The surrounding land is shown as either Park/Open Space or Single Family. A large area of Park/Open Space is shown to the south of Area 2 on top of a ridgeline. The land to the west of Area 2 below the ridge is shown as Single Family. A strip of Park/Open Space is shown along the banks of a creek starting at the northwest corner of Area 2. The remainder of the land to the east is shown as Single Family. Area 3 is shown as Single Family and Multi -family on the Future Land Use Plan. The property to the immediate north is shown as Commercial while the property to the east is shown as Office. The land to the south is shown as Multi -family while the land to the west along the banks of Rock Creek is shown as Park/Open Space. A small area to the northwest is shown as Low Density Residential. Area 4 is shown as Single Family on the Future Land Use Plan. The property to the north is shown as Multi -family while the property to the east is shown as Single Family. The remainder of the neighboring land to the south and west is shown as Office. MASTER STREET PLAN: There are three functional classifications of streets in the areas affected by this amendment. The first functional classification discussed is the Principal Arterial, which serves through traffic and to connect major traffic generators or activity centers within an urbanized area. The second functional classification noted is the Minor Arterial, which provides connections to and through an urban area. The third functional classification mentioned is the Collector street, 3 FILE NO.: LU01-19-05 (Cont. which provides a traffic connection from residential streets to arterials or to activity centers, with the secondary function of providing access to adjoining property. Area 1: This area is at the southwest corner of the intersection of Chenal Parkway and Chenal Valley Drive. Chenal Parkway is a Principal Arterial while Chenal Valley Drive to the west of the parkway is shown as a collector and an unbuilt Minor Arterial to the east is unbuilt and is the subject of a Master Street Plan Amendment on this agenda. Area 2: This area is at the southeast corner of the intersection of the Chenal Valley Drive extension and an unbuilt east -west Collector Street from that minor arterial to Rahling Road. The Chenal Valley Drive extension is shown as an unbuilt Minor Arterial and is the subject of a Master Street Plan Amendment on this agenda. Area 3: This area is located on the east side of the intersection of the unbuilt Rahling Road extension and an unbuilt east -west Collector Street. The Rahling Road extension is shown as a proposed Principal Arterial. The proposed collector street will border Area 3 to the north. Area 4: This area is located at the northeast corner of the Rahling Road and Chenal Valley Drive intersection. Rahling Road is shown as a Minor Arterial while Chenal Valley Drive is shown as a Collector Street. The Master Street Plan shows a Class I Bikeway on Chenal Parkway connecting Bowman Road to State Highway 10. A Class II Bikeway on Chenal Valley Drive will connect Chenal Valley Drive to the proposed Rahling Rd. Development of the amendment areas will have a traffic impact on adjacent Bikeways. PARKS: The Little Rock Parks and Recreation Master Plan (2001 version) shows a 100 -Year Floodplain, and a Potential Recreation Area, along the banks of Rock Creek. The plan recommends the preservation of open spaces in flood plains to serve as green space corridors throughout the city. Any developments should address increased impacts on the floodway of the creek and the ecological balance of the natural area that will affect run-off into Rock Creek. 4 FILE NO.: LU01-19-05 (Cont.) CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. ANALYSIS: The areas of review are in a developing area of Chenal Valley. The development pattern is for a core of commercial development at the intersections of Chenal Parkway and Rahling Road and Chenal Valley Drive and the east intersection of Kanis Road. Office uses can form a buffer between the commercial uses and single-family residential areas with some multi -family adding to the transitioning process. Area 1 at the northern intersection of Chenal Parkway and Chenal Valley Drive is a proposed change from Commercial to Single Family, which removes the only commercial for the western side of the parkway from Rahling Road intersection to Highway 10 intersection. This commercial area is outside of that established core of commercial uses. This area is also the subject of a preliminary site plan that was submitted for a new single-family neighborhood surrounding a proposed golf course. This part of the proposed amendment will not affect any parks and open spaces. The proposed change to Single Family is less intense than the current Commercial and will generate less traffic than the current uses. Area 2 is at the intersections of a proposed minor arterial and two proposed collectors. The proposed change is from Low Density Residential and Public Institutional to Single Family. At one time, this was a location of a parcel of ground that was slated for a public park. The parcel that was slated for a public park is no longer slated as a public park in the new 2001 Little Rock Parks and Recreation Master Plan and is not owned by the city. This change will remove the option of different types of housing in the Chenal area: namely town homes, and condominiums. This part of the proposed amendment will not affect any parks and open spaces. The proposed change to Single Family is less intense than the current Commercial and will generate less traffic than the current uses. Area 3 is at the southern extension of Rahling Road east of Chenal Parkway. It is bounded by a proposed collector to the north that lies at the southern boundary of the Community Shopping area. This collector can function as the dividing line between the commercial to the north and multi family to the 5 FILE NO.: LU01-19-05 (Cont. south. It is desirable to have a variety of housing in any neighborhood and this multi -family could provide worker housing for the retail businesses. This multi -family also serves as part of the transition westward along Kanis Road. Any development of this site should address increased traffic, impacts on the floodway of the creek and the ecological balance of the natural area affecting the Potential Recreation Area along the banks of Rock Creek. Area 4 is the proposed change to Commercial from Single Family on Rahling Road. It is not located in the core of Commercial uses located at the Chenal Parkway / Rahling Road intersection. This amendment is contrary to the existing transition from commercial uses at Chenal Parkway descending in intensity to residential uses located to the east. This part of the proposed amendment will not affect any parks and open spaces. In addition the proposed change at this site will establish a land use that will act as a traffic generator bringing traffic into the neighborhood from a larger area of the city. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Aberdeen Court Property Owners Association, Bayonne Place Property Owners Association, Carriage Creek Property Owners Association, Eagle Pointe Property Owners Association, Glen Eagles Property Owners Association, Hillsborough Property Owners Association, Hunters Cove Property Owners Association, Hunters Green Property Owners Association, Johnson Ranch Neighborhood Association, Marlowe Manor Property Owners Association, and St. Charles Property Owners Association. Staff has not received any comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change to Single Family in Areas 1 and 2 are appropriate. The changes to Commercial in Areas 3 and 4 are not appropriate. PLANNING COMMISSION ACTION: (JUNE 14, 2001) The item was placed on the consent agenda for deferral to the July 26, 2001 Planning Commission Meeting. A motion was made to approve the consent agenda and was approved with a vote of 7 ayes, 0 noes, 3 absent and 1 open position. C FILE NO.: LU01-19-05 (Cont.) STAFF UPDATE: The applicant has requested a deferral to the August 23, 2001 agenda via fax on July 6, 2001. PLANNING COMMISSION ACTION: (JULY 26, 2001) The item was placed on the consent agenda for deferral to the August 23, 2001 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: Staff believes the change to Single Family in areas 1 and 2 are appropriate. In area 3, there were two rezoning applications; One of which required a Land Use Plan Amendment, one of which did not. The rezoning application has been withdrawn on that part that required the Land Use Plan Amendment and a plan amendment is not being sought by the applicant. The portion that is being rezoned complies with the Land Use Plan. Staff also received a request to modify the application for the Land Use Plan Amendment in area 4 from the previous Single Family to Commercial to 1) Single Family to Community Shopping and 2) Single Family to Office to coincide with the proposed rezoning from R-2 to C-2 and R-2 to 0-2, respectively. For reasons stated on page 6 of this report, Staff believes the change to Community Shopping is not appropriate. A logical transition to lesser intensity developments from west to east is desired. Community Shopping is for regional shopping centers and would be contrary to the transition desired. In addition, the proposed zoning is C-2, not a PZD for a specific use, therefore all possible community shopping development should be considered. The applicant has not shown a need for more commercial land and there are sufficient areas still undeveloped shown as Community Shopping on the Land Use Plan and zoned appropriately. 7 FILE NO.: LU01-19-05 (Cont. STAFF RECOMMENDATIONS: Staff believes the change to Single Family in areas 1 and 2 are appropriate. Staff supports the withdrawal of the amendment in Area 3. Staff does not support the change in Area 4 to Community Shopping. PLANNING COMMISSION ACTION: (AUGUST 23, 2001) The item was placed on the consent agenda for approval including all staff comments, recommendations, and applicant amendments approved by the staff. A motion was made to approve the consent agenda and was approved with a vote of 10 ayes, 0 noes and 1 absent. 8 vid Plan Amendment Case # LU01-19-05 N CHENAL AREA VARIOUS TO VARIOUS Cr: 42.06 TRS: T2NR14W26 0 333666 Feet PD. 19 p # Ward. 5 Item D Area Zoning ` Case # LU01-19-05 N CHENAL AREA VARIOUS TO VARIOUS Cr: 42.06 � - TRS: T21,R14W26 0333166 Feet M PD: 19 Vicinity Map I 1 ward: 5 Item # B ORDINANCE NO. AN ORDINANCE TO AMEND THE LAND USE PLAN (16,222) IN THE CHENAL PLANNING DISTRICT FROM COMMERCIAL, LOW DENSITY RESIDENTIAL, PUBLIC INSTITUTIONAL, AND SINGLE FAMILY TO SINGLE FAMILY, NEIGHBORHOOD COMMERCIAL AND OFFICE; 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 on the southwest corner of the north intersection of Chenal Valley Drive and Chenal Parkway be amended to Single Family on the Land Use Plan. SECTION 2. That Low Density Residential and Public Institutional south of Taylor Loop Road and west of Hinson Road be amended to Single Family on the Land Use Plan. SECTION 3. That Single Family at the northeast corner of Chenal Valley Drive and Rahling Road be amended to Neighborhood Commercial and Office on the Land Use Plan. SECTION 4. That the ordinance shall take effect and be in full force from and after its passage and approval. PASSED: ATTEST: City Clerk APPROVED: Mayor