HomeMy WebLinkAboutStaff Report 090221September 9, 2021
ITEM NO.: 14.1 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.
September 9, 2021
ITEM NO.: 14.1 (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.
September 9, 2021
ITEM NO.: 14.1 (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.
September 9, 2021
ITEM NO.: 14.1 (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).
September 9, 2021
ITEM NO.: 14.1 (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
September 9, 2021
ITEM NO.: 14.1 (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.
R2CUP
R2CUP
O2CUP
R2
R2
OS
PD-R
MF18
MF6
MF6
OS
PCD
C3
O2
OS
PD-R
PD-R
PCD
PD-R
C3
OS
C1
PRD
C2
PODPCD
MF18
MF24
PRD
POD
PCD
O2
PD-R
PCD
PCDDUCLAIR CTC H E N A L V I L L A G E C I RCHENAL HEIGHTS DRBRETAGNE CIR CHENAL
PKYFOUNDERS DRVALLON LNQUERCUS CIRLAMARCHE BLVD
C H E N A L VA L L E Y D R
R A H L I N G R D
AURIELLN
TALAIS DR
FONTENAYCI
RLA
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VILLAS CIR
CHENAL VILLAG E LNA U R IE L D R
CHENALCIR
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VILLAGE DR
PINEY LN
AVI G NON CT
VILLASHEIGHTS DR
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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: 7/21/2021
THIS SITE
0 380 760
Feet
RL
C
O
C
MX
NC
RH
RH
RL
O
NC
RL
O
C
C
PK/OS
PK/OS
PK/OS
RL
RL
O
PI
ODUCLAIR CTC H E N A L V I L L A G E C I RCHENAL HEIGHTS DRBRETAGNE CIR CHENAL
PKYFOUNDERS DRVALLON LNQUERCUS CIRLAMARCHE BLVD
CHENAL VALLEY DRR A H L I N G R D
AURIELLN
TALAIS DR
FONTENAYCI
RLA
M
A
R
C
H
E D
R
VILLAS CIR
CHENAL VILLAG E LNA U R IE L D R
CHENALCIR
A
L
B
A L
N CHAMBORDLNPHELLOSCTC
H
E
N
A
LWO
O
D
S
D
R VILLAS LNKERIEN LNH AY W O O D C T
CHENAL
VILLAGE DR
PINEY LN
AVI G NON CT
VILLAS HEIGHTS DR
R
A
H
LI
N
G
C
I
R
^_
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: 7/21/2021
THIS SITE
0 380 760
Feet