HomeMy WebLinkAboutBoard of Directors itemsOFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
June 17, 2003 AGENDA
Subject
Land Use Plan Amendment —
Chenal Planning District —
LU03-19-01 at various
locations on Rahling,
Champlin and Wellington
Hills Roads
Action Required I Submitted By
gOrdinance
Resolution
Approval
Information Report
Bruce Moore
City Manager
SYNOPSIS
Land Use Plan amendments in the Chenal Planning District
from Office, Multi -family, Single Family to Multi -family and
Low Density Residential for future multi -family development
and to recognize existing zoning.
FISCAL IMPACT
N/A
RECOMMENDATION
Planning Staff recommends approval. Planning Commission
recommended approval on May 15, 2003 (10-1-0 in favor).
CITIZEN
Notices were sent to the following neighborhood associations:
PARTICIPATION
Aberdeen Court Property Owners Association, Bayonne Place
Property Owners Association, Carriage Creek Property Owners
Association, Chenal Ridge Property, Du Quesne Place P.O.A.,
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, Maywood Manor Neighborhood Association, St.
Charles Property Owners Association, and Margeaux Place
Property Owners Association
BACKGROUND
The property in all four areas under consideration consists of
vacant property. Area #1, the original application area, is 18.7
+ acres of wooded land zoned 0-2 Office and Institutional.
Area #2 is 28.1 + acres of hillside property zoned MF -6 Multi-
BACKGROUND
CONTINUED
family. Area #3 is 8.2 + acres of isolated land located east of
the end of Kirk Road zoned R-2 Single Family, R-3 Single
Family, and MF -18 Multi -family. Area 44 located at the end of
Wellington Hills Road on a ridge is 44.8 + acres of land zoned
MF -6 Multi -family.
Area #1 (O to MF), the original application area, is shown as
Office on the Future Land Use Plan. Area #2 (MF to LDR) is
shown as Multi -family, Area #3 (SF to MF) is shown as Single
Family, Area #4 (SF & MF to LDR) is shown as Multi -family
for the western half and Single Family for the eastern half.
The land use pattern for the area provides vacant land for future
developments. Areas #1 and #3 will increase the amount of
land shown for Multi -family. A tract of undeveloped land will
be available for future residential development if Area 41 is
changed to Multi -family. The change for Area #3 will increase
the area shown as Multi -family along the west side of the
Proposed Minor Arterial intended to link Champlin with
Wellington Hills. The changes in areas #2 and #4 will decrease
the acreage of land shown as Multi -family with a change to
Low Density Residential. The change in Area #2 would
recognize the MF -6 zoning of the property. The change in Area
#4 would see a decrease in the maximum density of potential
development for the portion currently shown as MF and
increase maximum density of potential development for the
portion currently shown as SF. The change in Area #4 would
also recognize the MF -6 zoning of the property. All of these
changes combined would result in a net increase in the area
shown as LDR by 60.8 + acres, decrease in the area shown as
Multifamily by 21.3 + acres, decrease in the area shown as
Single Family by 20.8 + acres, and a decrease in the area shown
as Office by 18.7 + acres.
FILE NO.: LU03-19-01
Name: Land Use Plan Amendment - Chenal Planning District
Location: South side of Rahling Rd. at Chenal Valley Dr.
Request: Area #1: Office to Multi -family. Area #2: Multi -family to Low Density
Residential. Area #3: Single Family to Multi -family. Area #4: Single
Family & Multi -family to Low Density Residential.
Source: Joe White, White-Daters & Associates Inc.
PROPOSAL / REQUEST:
Land Use Plan amendment in the Chenal Planning District from Office to Multi-
family. The Multi -family category accommodates residential development of ten
(10) to thirty-six (36) dwelling units per acre. The Low Density Residential
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 other housing types may fall in
this category provided that the density is between six (6) and ten (10) dwelling
units per acre. The applicant wishes to develop the property for residential uses
at multi -family densities.
Prompted by this Land Use Amendment request, the Planning Staff expanded
the area of review into four study areas. Area #1 is the original application area
for a change from Office to Multi -family located on the south side of Rahling
Road at Chenal Valley Drive. Area #2 is located further east where Rahling
Road curves to the northeast for a change from Multi -family to Low Density
Residential. Area #3 is an isolated piece of property located south of the end of
Champlin Drive for a change from Single Family to Multi -family. Area #4 sits on
top of a ridge at the end of Wellington Hills Road and is under consideration for a
change of Single Family & Multi -family to Low Density Residential. This
expansion is intended to maintain a balance between the lands available for
development at Multi -family densities with land available for residential
development at lower densities. This expansion would also more accurately
reflect the existing zoning and likely future development pattern of the area.
EXISTING LAND USE AND ZONING:
The property in all four areas under consideration consists of vacant property.
Area #1, the original application area, is 18.7 ± acres of wooded land zoned 0-2
Office and Institutional. Area #2 is 28.1 ± acres of hillside property zoned MF -6
Multi -family. Area #3 is 8.2 ± acres of isolated land located east of the end of
Kirk Road zoned R-2 Single Family, R-3 Single Family, and MF -18 Multi -family.
FILE NO.: LU03-19-01 (Cont.
Area #4 located at the end of Wellington Hills Road on a ridge is 44.8 ± acres of
land zoned MF -6 Multi -family.
Most of the land surrounding the study areas is vacant properties of a semi -rural
character. The land on the north side of Rahling Road is zoned 0-2 at the
northwest corner of Rahling and Chenal Valley Drive, R-2 Single Family from
Chenal Valley Drive to the ridge top bordering Area #2. The R-2 zoned property
on the north side of Rahling Road at Champlin has a Conditional Use Permit for
a church that is currently under construction. The land north of Rahling Road at
Area #2 is zoned Open Space. The south side of Rahling Road is zoned 0-2
west of Champlin and includes Area #1. The southwest corner of the Rahling /
Champlin intersection is a vacant piece of property zoned Planned Commercial
Development. The southeast corner of the Rahling / Champlin intersection is a
vacant tract of land zoned 0-3 General Office. The remainder of the land on the
south side of Rahling Road consists of large tracts of land zoned R-2, which
wraps around the MF -6 zoned Area #2.
The land located along Champlin Drive and the proposed extension to Wellington
Hills Road sits along a ridge top. The vacant land on the west side consists of 0-
3 at the end of the completed portion of Champlin, R-2 south of the end of
Champlin, R-2 (including a portion of Area #3), MF -18 (including a portion of
Area #3), 0-2 (between the Champlin /Wellington Hills proposed route), Planned
Office Development for a mini -ware house and C-1 Neighborhood Commercial
for a radio station at the end of the completed portion of Wellington Hills Road on
the south side. The east side consists of MF -18 for the apartments located at the
end of Champlin, R-2, R-3 next to Area #4, MF -6 for Area #4, a small property
zoned MF -18 near the end of Wellington Hills Road. The vacant land east of the
study areas is zoned R-2.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
On September 18, 2001 a change was made from Single Family to
Neighborhood Commercial and Office on the northeast corner of the Rahling
Road / Chenal Valley Drive intersection across the street from the applicant's
property to accommodate proposed development.
On September 18, 2001 a change was made from Low Density Residential and
Public Institutional to Single Family south of Taylor Loop Road west of Hinson
Road about a Y2 mile north of the application area to reflect the lack of Low
Density Residential and Public Institutional type development.
On April 17, 2001 multiple changes were made from Multi -family, Park / Open
Space, and Single Family to Community Shopping on the west side of Chenal
Parkway at Rahling Road about 1/3 of a mile southwest of the amendment area
to reflect the cancellation of a proposed development.
On December 15, 1998 a change was made from Single Family to Public
Institutional at 715 Wellington Village Road about 1 mile southeast of the study
area to accommodate a proposed development.
2
FILE NO.: LU03-19-01 (Cont.)
Area #1 (O to MF), the original application area, is shown as Office on the Future
Land Use Plan. Area #2 (MF to LDR) is shown as Multi -family, Area #3 (SF to
MF) is shown as Single Family, Area #4 (SF & MF to LDR) is shown as Multi-
family for the western half and Single Family for the eastern half.
The north side of Rahling Road is shown as Office (on the northwest corner of
the Rahling / Chenal Valley intersection), Neighborhood Commercial (on the
northeast corner of the Rahling / Chenal Valley intersection), Office (on the
northwest corner of the Rahling / Champlin intersection), Single Family, and Park
/ Open Space (across from Area #2). The south side of Rahling Road is shown
as Office west of Champlin (including Area #1), Neighborhood Commercial (at
the southeast corner of the Rahling / Champlin intersection), Office, and Single
Family. The area on the south side of Rahling wraps around the area shown as
Multi -family in Area #2.
The land located along the west side of Champlin Drive and the proposed
extension to Wellington Hills Road is shown as Office (at the southwest corner of
the Rahling / Champlin intersection), Multi -family (including Area #3 and the
western portion of Area #4), Suburban Office (at the end of the completed portion
of Wellington Hills), and Neighborhood Commercial at the intersection of
Wellington Village Drive. The land located along the east side Champlin Drive
and the proposed extension to Wellington Hills Road is shown as Neighborhood
Commercial (at the southeast corner of the Rahling / Champlin intersection),
Multi -family at the end of the completed section of Champlin, and Single Family
(including the eastern portion of Area #4).
MASTER STREET PLAN:
Rahling Road is shown on the Master Street Plan as a Minor Arterial street and is
built to Minor Arterial standards with four lanes and a raised median. Champlin
Drive is shown as a Minor Arterial with a Proposed Minor Arterial extension to
link Champlin to Wellington Hills Road. The completed portion of Champlin Drive
has a paved width necessary for a Minor Arterial with curb and gutter installed
but does not have painted stripes. Wellington Hills Road is completed to Minor
Arterial standards from Chenal Parkway to the dead-end at Area #4. Chenal
Valley Drive is shown as a Collector Street with an extension shown as a
Proposed Collector Street linking Chenal Valley to the proposed Champlin /
Wellington Hills extension. Kirk Road is a two-lane street with open drainage that
is shown as a Collector Street on the Master Street Plan. The applicant may be
responsible for half street improvements for any portion of the property that fronts
proposed street extensions.
A Class I Bikeway is shown on Rahling Road from Chenal Parkway to Taylor
Loop Road. A Class III Bikeway is shown on Chenal Valley Drive from Chenal
Parkway to Rahling Road. The bikeways shown will not be affected by this
amendment.
3
FILE NO.: LU03-19-01 (Cont.
PARKS:
The Little Rock Parks and Recreation Master Plan of 2001 shows that the
applicant's property lies in a service deficit area. Adequate park facilities would
need to be developed in order to fulfill the plan goals of providing park facilities
within an eight -block walking distance of all City of Little Rock Residents.
HISTORIC DISTRICTS:
There are no historic districts that would be affected by this amendment.
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 land use pattern for the area provides vacant land for future developments.
Areas #1 and #3 will increase the amount of land shown for Multi -family. A tract
of undeveloped land will be available for future residential development if Area #1
is changed to Multi -family. The change for Area #3 will increase the area shown
as Multi -family along the west side of the Proposed Minor Arterial intended to link
Champlin with Wellington Hills. The changes in areas #2 and #4 will decrease
the acreage of land shown as Multi -family with a change to Low Density
Residential. The change in Area #2 would recognize the MF -6 zoning of the
property. The change in Area #4 would see a decrease in the maximum density
of potential development for the portion currently shown as MF and increase
maximum density of potential development for the portion currently shown as SF.
The change in Area #4 would also recognize the MF -6 zoning of the property. All
of these changes combined would result in a net increase in the area shown as
LDR by 60.8 ± acres, decrease in the area shown as Multifamily by 21.3 ± acres,
decrease in the area shown as Single Family by 20.8 ± acres, and a decrease in
the area shown as Office by 18.7 ± acres.
Currently Kirk Road serves as a boundary between the existing non-residential
developments to the west and the existing residential uses to the east.
Wellington Hills Road serves a similar function by separating the non-residential
land uses to the south from the residential land uses to the north. Champlin
Drive acts as a boundary on Rahling Road with the non-residential uses located
to the west and residential uses located to the east with the two exceptions of
property shown as Neighborhood Commercial and Office east of the Champlin /
Rahling intersection. These changes would create a residential area along the
Champlin / Wellington Hills Proposed Minor Arterial, while most of the future non-
residential uses would develop to the west along the Chenal Parkway. In
addition, most of the future non-residential locating on Rahling Road would
develop towards Chenal Parkway (with the exception of the Rahling / Champlin
El
FILE NO.: LU03-19-01 (Cont.
intersection) while most of the future development east of Rahling Road would be
residential. Most of the new non-residential development in the area is occurring
along Chenal Parkway west on Chenal Parkway while most of the new
residential development is occurring to the east and south of the study areas.
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, Chenal Ridge Property, Du
Quesne Place P.O.A., 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, Maywood Manor Neighborhood Association,
St. Charles Property Owners Association, and Margeaux Place Property Owners
Association. Staff has received one neutral comment from area residents.
STAFF RECOMMENDATIONS:
Staff believes the changes are appropriate. These changes would increase the
diversity of housing options available for future development.
PLANNING COMMISSION ACTION: (MAY 15, 2003)
Brian Minyard, City Staff, made a brief presentation to the commission. Monte
Moore made a presentation of item 6.1 so the discussion could coincide with the
discussion for item 6. Brian Minyard made a presentation of item 6.2 so the
discussion could coincide with the discussion for item 6. See item 6.1 for a
complete discussion concerning the rezoning from 0-2 Office and Institutional to
MF -18 Multifamily and Item 6.2 for a complete discussion concerning the Master
Street Plan Amendment to remove a portion of a collector street (Chenal Valley
Drive extension).
Planning Commission Chair, Obray Nunnley asked Staff what prompted the filing
of this Land Use Plan Amendment. Brian Minyard stated that this item was filed
in response to the zone change filed for item 6.1.
A motion was made to approve the item as presented. The item was approved
with a vote of 10 ayes, 1 noes, and 0 absent.
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Case # LU03-19-01 N
S. Side of Rahling Road @
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CT: 42.06
TRS: T7NR13W30 0 200 400 Feet
PD: 19
Vicinity Map Ward: 5
ORDINANCE NO.
AN ORDINANCE TO AMEND THE LAND USE PLAN
(16,222) IN THE CHENAL PLANNING DISTRICT
FROM OFFICE, MULTI -FAMILY, AND SINGLE
FAMILY TO MULTI -FAMILY AND LOW DENSITY
RESIDENTIAL; 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 a portion of the Office on the south side of Rahling Road at
intersection of Chenal Valley Drive be amended to Multi -family.
SECTION 2. That a portion of the Single Family and Multi -family on the east
side of the extension of Wellington Hills Road be amended to Low Density Residential.
SECTION 3. That Single Family on the west side of Champlin Road/Wellington
Hills Road be amended to Multi -family.
SECTION 4. That Multi -family on the south side of Rahling Road across from the
Park/Open Space east of Champlin Road be amended to Low Density Residential.
SECTION 5. That the ordinance shall take effect and be in full force from and
after its passage and approval.
PASSED:
ATTEST:
City Clerk
APPROVED:
Mayor