HomeMy WebLinkAboutStaff Report with MinutesNovember 15, 2018
ITEM NO.: 5 FILE NO.: LU18-19-01
Name: Land Use Plan Amendment – Chenal Planning District
Location: Northeast of Rahling Road and Kirk Road Intersection between
Chenal Village Circle and Rahling Road.
Request: Residential Low (RL) to Office (O)
Source: White-Daters & Associates, Inc.
PROPOSAL / REQUEST:
Land Use Plan amendment in the Chenal Planning District from Residential Low
(RL) to Office (O). Office represents services provided directly to consumers
(e.g., legal, financial, medical) as well as general offices which support more
basic economic activities.
EXISTING LAND USE AND ZONING:
The area is currently zoned R-2 and is 12 acres ± in size. North of the property
is Chenal Village Lane, zoned as Plan Development Residential (PD-R) and
mostly vacant. The south of the property is zoned as General Office District (O-3)
and currently a medical office, bank and a middle school. The east of the
property is zoned as Open Space (OS), owned by Deltic Properties, currently
vacant, and west of the property is R-2 zoned and it is currently Chenal Valley
Baptist Church.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The property is currently shown as Residential Low density (RL) on the plan, it is
vacant and wooded land and 12 acres ± in size. North of the property is Chenal
Village Circle, it is Residential Low (RL) on the plan and mostly vacant, south of
the property is Mixed Use (MX) and is a Middle School and Bank of Ozk, east of
the property is Park/Open Space (PK/OS) along Rahling Road. West of the
property is shown as Public Institution (PI) and it is occupied by Chenal Valley
Baptist Church.
On January 20, 2004, by ordinance number 19039, a change was made from O
to MX to the south of the property at the southwest corner of Rahling Road and
Champlin and on the south side of Rahling Road approximately three hundred
feet east of Champlin Road be amended to Mixed Use.
On August 19, 2014, by ordinance number 20921, a change was made from RL
to PI to the west of property at Northeast of Kirk-Rahling Road intersection.
November 15, 2018
ITEM NO.: 5 (Cont.) FILE NO.: LU18-19-01
MASTER STREET PLAN:
To the south of area is Rahling Road, to the southwest of the property is Kirk
Road and they are both shown as a Minor Arterials on the 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. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on
Rahling Road and Kirk Road since they are Minor Arterials. These streets may
require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
BICYCLE PLAN:
There is a Class I Bike Path all along Rahling Road and a Class III Bike Route on
Kirk Road from Rahling till Wellington Village Road. A Class I Bike Path is built
separate from or alongside a road. Additional paving and right of way may be
required. A Class III Bike Route is a signed route on a street shared with traffic.
No additional paving or right-of-way is required. Class III bicycle route signage
may be required.
PARKS:
There are no public parks shown in the immediate vicinity.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
ANALYSIS:
The property requested for this application is northeast of the Rahling Road and
Kirk Road Intersection between Chenal Village Circle and Rahling Road. It is
currently shown as Residential Low density (RL) on Land Use Plan. The request
for the area is amending 12+ acres of RL use between PI and PK/OS uses to the
Office (O) use. Along Rahling Road there is a Residential High density (RH) use
at North West and there is a Residential Low density (RL) use at North East and
South West of Rahling/Pebble Beach Intersection which continues all the way up
to the Hinson/Taylor Loop Intersection and afterwards to Cantrell Road. In
addition to these residential uses there is also approximately +24 acres of
multifamily development to the south of Chenal Valley Drive/Rahling intersection.
The office uses shown on future land use plan are approximately +15 acres
along Rahling Road.
November 15, 2018
ITEM NO.: 5 (Cont.) FILE NO.: LU18-19-01
Along Rahling Road is mostly Mixed Use (MX), Commercial (C), Neighborhood
Commercial (NC), and Office (O) uses. To the east and north east of the property
is Park and Open Space (PK/OS) and vacant. The PK/OS to the north of Rahling
Road is approximately half a mile long and just across this long strip PK/OS there
is a half a mile long strip Neighborhood Commercial (NC) use. To the north of
this NC is approximately +14 acres of vacant office use and to the south of this
NC is approximately +20 acres of Residential Medium (RM) use. To the west of
the property is Public Institution (PI) and occupied by Chenal Valley Baptist
church. To the south across the amendment requested area is a Mixed Use (MX)
and occupied by a middle school, bank, and a neighborhood medical center. To
the west of this MX use to the SE of the Kirk/Rahling Road intersection there is
Neighborhood Commercial (NC) use which is recently (on 2018) built two floor
dentist clinic. To the south of that MX there is a Residential High (RH) use and it
is currently a 12 acres of multifamily development. To the north of the property is
an approved Planned District Residential development (PD-R). The construction
this elderly housing development has already started there and the amendment
requested area is not part of this development.
The office land uses supply and demand balance in the area is less than the
residential uses supply and demand in that area according the numbers
mentioned. This area should not be adversely affected by the proposed changed
of Residential Low Density to Office use.
NEIGHBORHOOD COMMENTS:
Notice was sent to the following neighborhood association: Village of Wellington
Community Association. Staff has received no comments from area residents
and neighborhood association.
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate since the Office use is complying with
the other non-residential uses and since it will not affect the current residential
use density along Rahling Road.
PLANNING COMMISSION ACTION: (NOVEMBER 15, 2018)
The item was placed on the consent agenda for approval. By a vote of 6 for,
0 against and 5 absent the consent agenda was approved.
November 15, 2018
ITEM NO.: 5 (Cont.) FILE NO.: LU18-19-01