HomeMy WebLinkAboutStaf Report + LUA 100821October 14, 2021
ITEM NO.: D.1 FILE NO.: Z-9606
NAME: Rezoning from MF-24 and O-2 to C-3
LOCATION: Southeast corner of Chenal Parkway and Chenal Valley Drive
DEVELOPER:
Deltic Real Estate, LLC
210 E. Elm Street
El Dorado, AR 71730
OWNER/AUTHORIZED AGENT:
Deltic Real Estate, LLC – Owner
Tim Daters – Agent
SURVEYOR/ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 39.88 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12
CURRENT ZONING: MF-24 and O-2
Variance/Waivers: None requested.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to rezone the 39.88 acre property from MF-24 and O-2 to C-3
for future commercial development.
October 14, 2021
ITEM NO.: D.1 (Cont.) FILE NO.: Z-9606
2
B. EXISTING CONDITIONS:
The property is currently undeveloped and mostly wooded, with varying degrees of
slope.
C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with The City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
1. A 20 feet radial dedication of right-of-way is required at the intersection of Chenal
Valley Drive and Chenal Parkway.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project.
Entergy: No comments received.
CenterPoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met.
Provide a 10-ft utility easement along Chenal Parkway and Chenal Valley Drive
frontage.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with
a hydrant. Where a fire hydrant is located on a fire apparatus access road, the
minimum road width shall be 26 feet, exclusive of shoulders.
October 14, 2021
ITEM NO.: D.1 (Cont.) FILE NO.: Z-9606
3
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief. If the grade
exceeds 10 percent, approval will be denied and the applicant must submit
request to be reviewed by Fire Chief for Approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings
or portions of buildings hereafter constructed shall be accessible to fire department
apparatus by way of an approved fire apparatus access road with an asphalt, concrete
or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments – 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or
facilities exceeding 30 feet or three stories in height shall have at least two means of
fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be provide
with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet
that have a single approved fire apparatus access road when all building are
equipped throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they shall
be placed a distance apart equal to not less than one half of the length of the maximum
overall diagonal dimension of the lot or area to be served, measured in a straight line
between accesses.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention
Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull
501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes
501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and
Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
October 14, 2021
ITEM NO.: D.1 (Cont.) FILE NO.: Z-9606
4
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division: The request is in the Chenal District. The Land Use Plan shows
Office (O) for the requested area. Office (O) category represents services provided
directly to consumers (e.g., legal, financial, medical) as well as general offices which
support more basic economic activities. The application is to rezone from MF-24
(Multifamily District 24 units/acre) and O-2 (Office and Institutional District) to C-3
(General Commercial District) to allow for the future commercial development of the
site. There is an accompanying item to amend the Land Use Plan for this site to
Commercial (C). The site is within the Chenal Design Overlay District.
Surrounding the application area, the Land Use Plan shows Office (O) to the north of
the site. Residential Low Density (RL) is shown on the Plan to the west. Residential
High Density (RH) is shown to the east and southwest from the site. There is an area
of Commercial (C) land use shown on the Plan to the south of the application area.
Office (O) category represents services provided directly to consumers (e.g., legal,
financial, medical) as well as general offices which support more basic economic
activities. These tracts are either side of Chenal Valley Drive and are currently wooded
(except for a Fire Station) parcels, zoned O-2 (Office and Institutional District). The
Residential Low Density (RL) 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. This land is across Chenal Parkway and a developed single-family
subdivision zoned R-2 (Single Family District). The Residential High Density (RH)
category accommodates residential development of more than twelve (12) dwelling
units per acre. The area to the east is two apartment developments (one completed,
and one partially developed). The RH to the southwest across Chenal Parkway is a
Condo development, zoned PDR (Planned Development Residential) District. The
Commercial (C) 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 that they
serve. This area has been recently cleared and one new structure has permitted for
a bank, zoned C-3 (General Commercial District).
October 14, 2021
ITEM NO.: D.1 (Cont.) FILE NO.: Z-9606
5
Master Street Plan: To the west of the application is Chenal Parkway and it is a
Principal Arterial on the Master Street Plan. To the north is Chenal Valley Drive and it
is shown as Collector on the Master Street. A Principal Arterial is to serve through
traffic and to connect major traffic generators or activity centers within the urbanized
area. Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Chenal Parkway since it is a Principal Arterial. The primary function of
a Collector Road is to provide a connection from Local Streets to 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 is shown along Chenal Parkway. 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). There is a Class III Bike Route
shown on Chenal Valley Drive. Bike Routes require no additional right-of-way, but
either a sign or pavement marking to identify and direct the route.
H. ANALYSIS:
Deltic Real Estate, LLC, owner of the 39.88 acre property located at the southeast
corner of Chenal Parkway and Chenal Valley Drive, is requesting that the property be
rezoned from “MF-24” Multifamily District and “O-2” Office and Institutional District to
“C-3” General Commercial District. The rezoning is proposed to allow future
commercial development of the site. The property is currently undeveloped and
mostly wooded, with varying degrees of slope. The majority of the property is currently
zoned O-2 (34.51 acres), with a small portion (5.37 acres) at the southeast corner of
the overall property being zoned MF-24.
The property is located in an area of mixed zoning and uses, along Chenal Parkway,
between Chenal Valley Drive and Rahling Road. A mixture of commercial zoning and
uses (C-2, C-3 and PCD) is located to the south along both sides of Chenal Parkway
and Rahling Road. Multifamily developments are located to the east, with single family
neighborhoods across Chenal Parkway to the west. Office zoned property and single
family residences are located across Chenal Valley Drive to the north.
The City’s Future Land Use Plan designates this property as “O” Office. A proposed
land use plan amendment to “C” Commercial is a separate item on this agenda.
Staff is supportive of the requested C-3 zoning. Staff views the request as reasonable.
This O-2 zoned property has been sitting undeveloped for over 25 years. The
proposed C-3 zoning might help expedite the site’s development. The property
immediately south of this property is currently zoned C-3. The proposed C-3 zoning
October 14, 2021
ITEM NO.: D.1 (Cont.) FILE NO.: Z-9606
6
will represent a continuation of the current zoning pattern northward from the
intersection of Chenal Parkway and Rahling Road.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested C-3 rezoning.
PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2021)
The applicant submitted a letter to staff requesting the application be deferred to the
October 14, 2021 Planning Commission agenda in order to meet with the three (3) nearby
neighborhood associations on the rezoning request. There was no further discussion. The
vote was 9 ayes, 0 nays, 1 absent and 1 open position.
STAFF UPDATE:
The applicant submitted a letter to staff on September 30, 2021 revising the proposed
rezoning application. The applicant has reduced the overall area of proposed rezoning from
39.88 acres to 34.74 acres. The applicant is also proposing that a portion of the property be
rezoned to C-1 instead of C-3. The revised request is as follows:
7.20 Acres – O-2 to C-1
22.17 Acres – O-2 to C-3
5.37 Acres – MF-24 to C-3
Staff supports the revised application, as it is less intense in land area and proposed zoning
than the original application.
REVISED STAFF RECOMMENDATION:
Staff recommends approval of the requested C-1 and C-3 rezoning, as revised by the
applicant.
R2CUP
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MF18
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Vicinity Map
Case:
Location:
CT:
Ward:
TRS:
PD:
Area Zoning
±
Z-9606
Southeast corner of Chenal Parkway and Chenal Valley Drive
5
42.12
T2N R14W 25
19
City of Little Rock Planning & Development
Rev: 10/4/2021
TO C-3
0 420 840
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TO C-1
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C H E N A L V A L L E Y D R
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FONTENAYCIR
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CHENAL VILLAGE LNA U R IE L D R
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Vicinity Map
Case:
Location:
CT:
Ward:
TRS:
PD:
Lan d Use Plan
±
Z-9606
Southeast corner of Chenal Parkway and Chenal Valley Drive
5
42.12
T2N R14W 25
19
City of Little Rock Planning & Development
Rev: 10/4/2021
TO C-3
0 420 840
Feet
TO C-1
October 14, 2021
ITEM NO.: D FILE NO.: LU2021-19-04
Name: Land Use Plan Amendment – Chenal Planning District
Location: Southeast Corner of Chenal Parkway and Chenal Valley Drive
Request: Office (O) to Commercial (C)
Source: White – Daters & Associates, Inc., 24 Rahling Circle
PROPOSAL / REQUEST:
Applicant requests a Land Use Plan amendment from Office (O) to Commercial
(C) on an approximate 34.75-acre unplatted parcel located on the southeast
Corner of Chenal Parkway and Chenal Valley Drive in the Chenal Planning District.
The western most part of the subject site, where lands front Chenal Parkway, is
within the Chenal Overlay District.
The existing Office land use designation represents services provided directly to
consumers (e.g., legal, financial, medical) as well as general offices which support
more basic economic activities.
The proposed Commercial land use designation allows for 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 that they serve.
This land use amendment application is accompanied by a zoning map
amendment request. It is the applicant’s intent to rezone the site to a General
Commercial District (C3) zoning
designation (File No. Z-9606).
EXISTING LAND USE AND
ZONING:
The subject site is part of an urban
area of commerce where the City
anticipated higher intensity
development to occur. This area is
supporting the needs of the western
expansion of detached single-
family homes and multi-family
projects in Little Rock. Lands in
this area are primarily zoned
for Commercial and Office
Developments, with Multi-Family
Figure 1. Zoning
October 14, 2021
ITEM NO.: D (Cont.) FILE NO.: LU2021-19-04
2
(PDR) and Single Family (R2) surrounding the perimeter of the Rahling Road and
Chenal Parkway corridor.
The subject site is part of a large swath of land in the Rahling/Chenal Parkway
corridor zoned Office (O2). North of the subject site, across Rahling Road are
additional O2 zoned lands. Approximately 24-acres, these O2 zoned lands would
remain for Office developments south of Chenal Valley Drive. East of the site is a
Planned Residential Development (PRD), the PRD is a multi-family development
(Vallor condominiums). In addition, there is a Multi Family (MF24) project (Pinnacle
Park at Chenal Valley) along the southeast boundary. South of the site, northeast
of the intersection of Chenal Parkway and Rahling Road are vacant wooded lands
zoned Neighborhood Commercial (C3). West of the site, across Chenal Parkway
on lands zoned Multi-Family (MF6) and Single-Family (R2) is a large detached
single family residential development built around a private golf course.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
At the time the City’s Land use Plan was crafted, it envisioned Commercial Land
Uses in Chenal Planning District to be concentrated at the Cantrell Road/Chenal
Parkway and Rahling Road/Chenal Parkway intersections, with smaller
commercial areas proposed at intersections of major roads.
The site is within a high intensity land use corridor, where Commercial and Office
uses dominate the landscape. The subject site is part of a larger swath of Office
designated lands in the northern most part of the Chenal/Rahling Road
development corridor. North of the subject site, on lands across Chenal Valley
Drive, are additional lands designated for Office. Only a small single parcel of these
lands has been developed - with a public institutional land use (Fire Station No.
21). To the northeast of the subject site, but south of Chenal Valley Drive, there is
a significant remanent of the subject parcel that would remain designated Office
and available for
development.
East of the site is
situated a significant
amount of Residential
High (RH) designated
lands where the
aforementioned multi-
family projects were
developed. Figure 2.
illustrates that there
are additional lands
to accommodate the
potential for multi-
Figure 2. Comprehensive Plan
October 14, 2021
ITEM NO.: D (Cont.) FILE NO.: LU2021-19-04
3
family development. South of the site are about 15 acres of Commercial
designated lands – with frontage along Rahling Road and limited frontage along
Chenal Parkway, vacant and available for development. Approval of this
application would extend the Commercial frontage along Chenal Parkway from
about a tenth of a mile to about a fourth of a mile. The lands would be within the
Chenal Overlay District.
Lands west of the site have been developed with residential. Across Chenal
Parkway, to the northwest is a gated community of detached single-family homes
surrounding a golf course, designated Residential Low. South of these lands are
some PK/OS lands that were developed with elements of the golf course. Further
south are Residential High lands that have been developed with a multi-family
condominium development (Chenal Woods). Just south of this site at the
intersection of Rahling Road and Chenal Parkway is a small Office designated
parcel where the previous headquarters to Bank OZ was developed.
MASTER STREET PLAN:
The site is bound to the north by
Chenal Valley Drive, designated
a Collector Street in the Master
Streets Plan.
The primary function of a
Collector is to provide a traffic
connection from Local Streets
to Arterials or to activity centers,
with the secondary function of
providing access to adjoining
property. The Collector system
should not be continuous but
should direct traffic to Arterials.
This class of road is generally at
a spacing of a quarter to a half-
mile.
The site is immediately adjacent to Chenal Parkway, designated as a Principal
Arterial. The primary function of a Principal Arterial is to serve through traffic and
to connect major traffic generators or activity centers within an urbanized area.
Lower design standards are required for Principal Arterials compared to
Expressways. Since these roads are designed for through traffic and are generally
located three or more miles apart, dedication of additional right-of-way is required
to allow for future expansion to six through lanes plus left and right turn lanes.
Figure 3. Master Street Plan
October 14, 2021
ITEM NO.: D (Cont.) FILE NO.: LU2021-19-04
4
BICYCLE PLAN:
There is no existing bicycle infrastructure along Chenal Parkway. There is an
existing Class II Bikeway is along Chenal Valley Drive. The Class II Bike Lane on
Chenal Valley Drive consist of a paved area on both sides of the roadway with a
painted stripe separating the bikeway from motor vehicle traffic.
A Class I Bikeway is proposed along Chenal Parkway. A Class I bikeway or "Bike
Paths" are constructed and designed for the exclusive use of bicyclists. These
paths are completely separated from motor vehicle traffic. Future development at
this site may require dedication of right-of-way and may require street
improvements. These routes may either be a smooth paved shoulder or a section
of the paved roadway.
PARKS:
There are no city recognized parks in the immediate vicinity.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
ANALYSIS:
The subject site is in a part of the Chenal Planning District that has seen significant
development. The site is part of a land mass designated Office (O) on the Future
Land Use Map. This category represents services provided directly to consumers
(e.g., legal, financial, medical) as well as general offices which support more basic
economic activities. If this application is approved, nearly 1/3 of the total Office
designated lands in the immediate area would remain for office development. The
applicant is requesting a Commercial designation, which would not preclude Office
development.
The request to amend the Future Land Use Map to Commercial at the subject site
would expand the amount of Commercial lands to the northeast of the intersection
of Chenal-Rahling Road, increasing the capacity of Commercial development.
Lands within the other three corners of the Chenal Parkway and Rahling Road
have mostly been developed. This intersection serves as a major Commercial
corridor for the City of Little Rock. At the next major intersection south of the site,
Chenal Parkway and Rahling Road, Commercial and Office designated lands have
been developed over the last decade by range of commercial and office uses.
October 14, 2021
ITEM NO.: D (Cont.) FILE NO.: LU2021-19-04
5
The change in land use at the site would not eliminate in entirety the amount of
lands designated for Office in this area, nor would the extension of the Commercial
designation north onto these lands preclude Office developments. To the east of
the subject site is a large swath of multi-family and planned residential
developments, many targeted for seniors. Commercial at this site has the potential
to bring uses that may serve the new residents in this area, while leaving several
acres of lands still designated for Office development.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Lamarche Place
POA. Staff has received no comments from area residents or from Neighborhood
Associations.
STAFF RECOMMENDATIONS:
Staff recommends approval of the applicant’s request to amend the land use
designation at the subject site from Office (O) to Commercial (C).
STAFF UPDATE:
The item was first placed on the September 9, 2021 Planning Commission consent
agenda for deferral. By a vote of 9 for, 0 against,1 absent and 1 vacant position
the consent agenda was approved. The applicant has since amended the
application by reducing the amount of land to be amended from an Office (O) land
use designation to Commercial (C) by approximately 5.25 acres. Staff finds the
reduction of lands to be designated Commercial (C) does not significantly impact
the analysis and maintains our recommendation for approval of the applicant’s
request.
R2CUP
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MF18CUP R2CUP
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Vicinity Map
Case:
Location:
CT:
Ward:
TRS:
PD:
Area Zoning
±
LU21-19-04
Southeast corner of Chenal Parkway and Chenal Valley Drive
5
42.12
T2N R14W 25
19
City of Little Rock Planning & Development
Rev: 10/4/2021
THIS SITE
0 420 840
Feet
MX
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Q U E R C U S C I R
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Vicinity Map
Case:
Location:
CT:
Ward:
TRS:
PD:
Lan d Use Plan
±
LU21-19-04
Southeast corner of Chenal Parkway and Chenal Valley Drive
5
42.12
T2N R14W 25
19
City of Little Rock Planning & Development
Rev: 10/4/2021
THIS SITE
0 420 840
Feet