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Home My WebLink Aboutminutes april 2009April 2, 2009 ITEM NO.: B FILE NO.: LU08-19-02 Name: Land Use Plan Amendment - Chenal Planning District Location: The east side of Rahling Road, south of Pebble Beach Drive Request: Low Density Residential and Single Family to Multi Family, Commercial, Office, Single Family and Open Space Source: Tim Daters, for Deltic Timber Co. PROPOSAL / REQUEST: The applicant has requested a deferral to the October 2, 2008 Planning Commission hearing. Staff is supportive of this request. PLANNING COMMISSION ACTION: (AUGUST 21, 2008) The item was placed on the consent agenda for deferral to the October 2, 2008 hearing at the request of the applicant. By a vote of 9 for and 0 against the consent agenda was approved. PROPOSAL / REQUEST: A Land Use Plan amendment in the Chenal Planning District from Low Density Residential and Single Family to Multi Family, Commercial, Office, Single Family and Park/Open Space. The applicant has also filed a large rezoning for this site and a Master Street Plan amendment for this site. The applicant is proposing these changes to allow for commercial uses, multi family residential which would accommodates ten to thirty six units per acre, office uses and some open space. EXISTING LAND USE AND ZONING: The property is vacant and undeveloped. It is currently zoned MF -18 and R-2 and is approximately 73 acres in size. All of the properties to the north, east and south are also zoned R-2 Single Family and are mostly developed with single family residences. A portion of that land is still vacant and undeveloped. The west side of Rahling Road is zoned OS Open Space and R-2 Single Family; this area is undeveloped. Southwest of the amendment area is zoned 0-3 General Office for a medical office and MF -18 for an apartment complex. To the northwest along Rahling is a large area of undeveloped land that is zoned MF -12 Multi Family District. April 2, 2009 ITEM NO.: B (Cont.) HISTORIC DISTRICTS: FILE NO.: LU08-19-02 There are no city recognized historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: This area is covered by both the Rock Creek and the River Mountain Neighborhood Action Plans. Rock Creek's Residential goal states: Ensure that future developments of existing undeveloped land meet neo -traditional design standards, including the placement of neighborhood passive green space and community services within developing neighborhoods. River Mountain's Sustainable Environment goals states: Vigorously enforce the ordinance for hillside protection and for tree preservation. ANALYSIS: This amendment area is approximately 73 acres of undeveloped, wooded land along Rahling Road. This amendment proposes to add 41.13 acres of Multi Family, 19.91 acres of Commercial, 2.24 acres of Office, 7.99 acres of Park/Open Space and 1.62 acres of Single Family. The majority of this land is currently shown as Single Family on the Plan. This vicinity has been growing almost continually over the past twenty years. Many single-family subdivisions have been built during this time both to the east and to the south of this area. While much of this area is planned for Single Family use, the Land Use Plan has also allotted room for Low Density Residential and Multi Family Development. Along Rahling Road, there are currently 17 acres of undeveloped Multi Family and 28 acres of undeveloped Low Density Residential. Low Density Residential provides an option other than Single Family detached for future development. The Plan classifications and zoning have been in place for approximately two decades with no proposals for development. Rahling Road provides the link between the major commercial center of Chenal Parkway with Cantrell Road to the north. When the Land Use Plan and zoning for the Chenal (Deltic) ownership and surrounding areas was approved in the mid-1980s, a major office and commercial center was proposed at and near the intersection of what is now Chenal Parkway and Rahling Road. This general area has been seen as the community or regional shopping and employment center of western Little Rock. The retail is just now developing with the recent construction of the 'Promenade at Chenal'. 3 April 2, 2009 ITEM NO.: B (Cont. FILE NO.: LU08-19-02 and vehicular traffic. While each of these separate areas might be designed and built to work together, the normal development pattern is for each separate use area to develop independently. The amendment would create at least four new use areas with all that is associated with this along Rahling Road. Also, by placing destination uses (commercial and office) at the end of the collectors, the trips from the neighborhoods to the east and south of the application area could increase thereby causing more traffic on the collectors. Some trips from the immediate neighborhood might no long proceed further west along the Arterial to areas at Kirk and Chenal Parkway, but stop at the proposed commercial and office areas. However, additional trips east of the amendment area, that might have been attracted to the commercial and office at Napa Valley and Rodney Parham may well move west along Beckenham to the proposed commercial and office areas. As well, trips that might have gone south and west along Kirk to commercial and office areas may be attracted up Wellington Plantation Drive to the proposed new uses. NEIGHBORHOOD COMMENTS - Notices were sent to the following neighborhood associations: Chenal Ridge POA and The Villages of Wellington. Staff has received four phone calls against this amendment from area residents. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. PLANNING COMMISSION ACTION: (OCTOBER 2, 2008) Walter Malone, Planning Staff reviewed the Land Use Plan in the area. Mr. Malone talked about the major commercial area at Rahling Road and Chenal Parkway. This area is only now beginning to development after twenty years of zoning. There have been changes along Rahling Road to Commercial and Office around Kirk Road. Staff is concerned that by making the changes proposed, Commercial and Office, Rahling Road will be combined with commercial and office rather than the originally proposed various densities of residential. Monte Moore, Planning Staff, presented the related reclassifications, Z -8165-A. (See Item A.1 for a complete minute record.) Most of the presentation by - representatives of the applicant dealt the transportation issues of the western part of Little Rock and some history of development of roads in the City. In addition, the applicant's consultant presented the findings of a traffic study dealing with the street changes and reclassifications. April 2, 2009 ITEM NO.: B (Cont.) FILE NO.: LU08-19-02 Mr. Monte Moore, Planning Staff reviewed the related zoning case (Z -8165-A). Mr. Bill Spivey, Tim Daters and Larry Peterson spoke on behalf of the applicant. There was some discussion about the need for neighborhood commercial and services and that this area would serve that market, rather than a community or regional level as that at Chenal Parkway and Rahling Road. (See Minute record for item Z -8165-A, Item F.1 for a complete minute record) A motion was made to approve the requested Land Use Plan Amendment, by a vote of 4 for and 6 against the motion failed. STAFF UPDATE: This item is being brought back before the Planning Commission to determine whether or not the approximately 20 acres of Multi Family at the north of this area should be amended to Office. The whole amendment area has been previously approved, but the applicant wishes to amend this small portion before going to the Board of Directors. The Commission is now asked to vote on just the request of Multi Family or Office. The remaining portion of this amendment is approved as submitted previously. 7 LU08-19-02 Legend MF6 change ®MFto0 f� C MF12 MF PREVIOUSLY o APPROVED 7777 OS SF Proposed >~ Area MFtoO 0s �QQ c vPD-R r a 6q�io 4- HICK(YRYULLStIff' D n , -Z � � a R2 �. r r a 4 0 O d �o b E2 �,ocaoCSo �q, m O Q �a p n 0 0 �a000c 02 m ° C1 a° 02 = .. C1 F1844. Vicinity Map QF� a T k K.11 r • � _ . sp Y j�or Area " I-JU I11I1 ❑ p p 'racy c� YJ-A�c4 4Q a a.° a gw a a o 0 o C-2 a 0 pcti �� x'0.46 „p p - 4 6 pa oob 0 opa ,b o O o O D bo n pgraPt3 � Q a 1.❑ b�o°67� o °4 Case: LU08-19-02 N Location: East side of Rahling Road south of Pebble Beach MF TOO Ward: 5 PD: 19 0 250500 1,000 Feet CT: 42.10 TRS: T2N R13W30 �QQ 0 e d a a 6q�io 4- HICK(YRYULLStIff' 0�o n , -Z � � a R2 �. 5 C3 a 4 0 O d �o b E2 �,ocaoCSo �q, p� 6 O Q �a p n 0 0 �a000c m ° a a Q ° o o�lz�!Q a a),, C3 � � �) a oo �6 CP (PCZ f3 S[6 �4�a4,�� oada�od oo aA ¢ �`�p0� � •` p [ain � � �!�`�yticeD QF� a T k K.11 r • � _ . sp Y j�or Area " I-JU I11I1 ❑ p p 'racy c� YJ-A�c4 4Q a a.° a gw a a o 0 o C-2 a 0 pcti �� x'0.46 „p p - 4 6 pa oob 0 opa ,b o O o O D bo n pgraPt3 � Q a 1.❑ b�o°67� o °4 Case: LU08-19-02 N Location: East side of Rahling Road south of Pebble Beach MF TOO Ward: 5 PD: 19 0 250500 1,000 Feet CT: 42.10 TRS: T2N R13W30