HomeMy WebLinkAboutstaff reportNovember 29, 2012
ITEM NO.: 1.1 FILE NO.: Z -8165-B
Owner: Deltic Timber Corporation and Ager Shuffield
Joint Venture
Applicant: Tim Daters, White-Daters and Associates
Location: East side of Rahling Road, south of Pebble
Beach Drive
Area: 69.1716 Acres
Request: Rezone from R-2 and MF -18 to R-2,
MF -12, 0-3, C-1 and OS (with conditions)
Purpose: Future development
Existing Use: Undeveloped
SURROUNDING LAND USE AND ZONING
A.
North — Undeveloped property and single family residences; zoned R-2
South — Undeveloped property and single family residences; zoned R-2
East — Undeveloped property and single family residences; zoned R-2
West — Undeveloped property (across Rahling Road); zoned OS,
R-2 and MF -12
PUBLIC WORKS COMMENTS.-
Per
OMMENTS:
Per City Ordinance #17.183, Rahling Road is to be widened at the time
traffic counts reach 12,000 vehicles per day. Current traffic counts
show 12,000 or more vehicles per day travel on Rahling Road.
Therefore, widening of Rahling Road to meet Master Street Plan
standard is required.
2. Driveway locations, traffic access and circulation must meet the
requirements of Sections 30-43 and 31-210.
3. Provide a traffic study showing the impacts of the zoning change on
existing and future streets in the area.
PUBLIC TRANSPORTATION ELEMENT:
The site is not located on a CATA bus route.
November 29, 2008
ITEM N0. 1.1 [Cant.} FILE NO.: Z -8165-B
C. PUBLIC NOTIFICATION:
All owners of property located within 200 feet of the site, the Chenal
Ridge, Hillsborough and Villages of Wellington Neighborhood
Associations, and the Coalition of West Little Rock Neighborhoods were
notified of the public hearing.
D. LAND USE ELEMENT:
This request is located in the Chenal Planning District. The Land Use
Plan shows Residential High Density (RH) and Residential Low Density
(RL) for this property. Residential Low Density allows 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
Residential High Density category provides for residential development of
more than twelve (12) dwelling units per acre. The applicant has applied
for a rezoning from R-2 (Single Family District) and MF -18 (Multifamily
District — 18 units/acre) to R-2 (Single Family District), OS (Open Space
District), MF -12 (Multifamily District — 12 units/acre), C-1 (Neighborhood
Commercial District) and 0-3 (General Office District) to allow for future
development on this site. A Land Use Plan Amendment has been filed
and accompanies this application.
Master Street Plan:
Rahling Road is a Minor Arterial and Beckenham and Wellington
Plantation Drive extensions are shown as Collectors on the
Master Street Plan. A Minor Arterial provides connections to and
through an urban area and their primary function is to provide
short distance travel within the urbanized area. The primary
function of a Collector Street is to provide a connection from Local
Streets to Arterials. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Rahling
Road since it is a Minor Arterial. These streets may require
dedication of right-of-way and may require street improvements
for entrances and exits to the site.
Bicycle Plan:
A Class I Bike Path is shown along Rahling Road. A Bike Path is to be a
paved path physically separate for the use of bicycles. Additional right-of-
way or an easement is recommended. Nine -foot paths are recommended
to allow for pedestrian use as well (replacing the sidewalk).
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November 29, 2008
ITEM NO: 1.1 (Cont.) FILE NO.: Z -8165-B
E. STAFF ANALYSIS:
Deltic Timber Corporation and Ager Shuffield Joint Venture, owner of the
69.1716 acre property located along the east side of Rahling Road, south
of Pebble Beach Drive, are requesting to rezone the property from "R-2"
Single Family District and "MF -18" Multifamily District to "OS" Open Space
District, "R-2" Single Family District, "MF -12" Multifamily District, "0-3"
General Office District and "C-1" Neighborhood Commercial District (with
conditions). The rezoning is proposed for future development of the
property. The 69.1716 acres proposed for rezoning is comprised of 11
areas within the property. Following is a list of the 11 areas within the
69.1716 total acres proposed for rezoning, from north (at the southeast
corner of Rahling Road and Pebble Beach Drive) to south:
AREA LOCATIONS ACREAGE
Area
1 — R-2 to OS
( 1.57 Acres)
Area
2 — R-2 to 0-3
(13.69 Acres)
Area
3 — R-2 to C-1
(13.21 Acres)
Area
4 — MF -18 to C-1
( 2.12 Acres)
Area
5 — MF -18 to C-1
( 9.96 Acres)
Area
6 — R-2 to MF -12
(11.96 Acres)
Area
7 — MF -18 to MF -12
( 8.28 Acres)
Area
8 — MF -18 to OS
( 5.46 Acres)
Area
9 — R-2 to OS
( 0.04 Acre)
Area 10 — MF -18 to R-2
( 1.53 Acres)
Area 11 — R-2 to OS
( 1.35 Acres)
The property owner has a total of approximately 134.9 (27.34 acres of
MF -18 and 107.59 acres of R-2) acres located along the east side of
Rahling Road, south of Pebble Beach Drive. As noted above, 69.1716
acres is proposed to be rezoned, leaving 65.23 acres of existing R-2
zoned property. The proposed rezoning will result in the following zonings
for the overall 134.4 acre property:
■ OS —
8.38 Acres
0 R-2 —
66.8 Acres
0 MF -12 —
20.24 Acres
■ 0-3 —
13.69 Acres
• C-1 —
25.29 Acres
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November 29, 2008
ITEM NO: 1.1 (Cont.) FILE NO.: Z -8165-B
The applicant is proposing several conditions for the proposed rezoning,
as well as an edited list of permitted uses for the 0-3 portion. The
conditions are as follows and presented as attachments to the agenda
staff report.
1. Restrictions to the "O-3" area are as follows:
(i) List of specific permitted and conditional uses is attached as
Exhibit "A" hereto;
(ii) Height limitation on building of no more than three (3) stories;
and
(iii) Building footprints limited to 20,000 square foot per floor (total of
60,000 square feet for three (3) story office building);
2. Site plan review for all commercial and office development.
3. All developments subject to Chenal Valley Architectural Control
Committee review and approval.
4. Chenal Valley Master Property Owners' Association will govern use,
maintenance and upkeep of all properties.
5. Removal of Plantation Drive as a through collector street from the
Villages of Wellington to Rahling Road, provided, however, that
Plantation Drive may be extended to serve a single family residential
area contiguous to the northern boundary of the Villages of Wellington.
6. Construction of only so much of Beckenham Drive is required by the
boundary street ordinance (no off-site construction in the S1/2 SW1/4,
Section 30, T2N, R13W and no connection to the eastern most portion
of Beckenham Drive.)
The property is currently undeveloped and wooded. The property has
varying degrees of topography throughout the site.
There is undeveloped R-2 zoned property immediately north, south and
east of the property proposed for rezoning. Single family residences are
located further north, south and east. There is undeveloped property,
zoned OS and R-2 located across Rahling Road to the west. Multifamily
developments are located further west near the Rahling Road/Kirk Road
intersection. There are other non-residential uses also further west along
Rahling Road.
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November 29, 2008
ITEM NO: 1.1 _(,Cont.) _ FILE NO.: Z -8165-R
The City's Future Land Use Plan designates this property as Residential
Low Density and Residential High Density. A proposed Land Use Plan
amendment to Park/Open Space, Office, Neighborhood Commercial,
Residential Medium Density and Residential Low Density is a separate
item on this agenda. The applicant has also requested a Master Street
Plan amendment to change Wellington Plantation Drive to a local street
from its current terminus to Rahling Road. This is also a separate item on
this agenda.
Staff is not supportive of the requested rezoning. Staff believes it is
appropriate, based partially on the existing topography, for this property to
develop as it is currently zoned (R-2 and MF -18). Several streets within
adjacent developed single family residential neighborhoods currently "stub
out" at the boundary of this overall property. Staff believes continuation of
these streets into the subject property, with additional single family
residential development, would be the best use of the property. A portion
of the property (with the south half) is currently zoned MF -18, and a future
development of this property would take access from Rahling Road or an
extension of Wellington Plantation Drive. Additionally, there is a large
amount of undeveloped property, currently zoned for Multifamily, Office
and Commercial development, within the nearby Chenal Parkway and
Highway 10 vicinity. Staff feels that additional Multifamily, Office and
Commercial zoning along this section of Rahling Road which is more
single family residential in nature, would be detrimental to the existing
neighborhoods, creating additional traffic and a level of noise and light
pollution which should not be introduced into this area.
F. STAFF RECOMMENDATION:
Staff recommends denial of the requested OS, R-2, MF -12, 0-3 and C-1
rezoning.
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