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HomeMy WebLinkAboutZ-4807-E Staff AnalysisAugust 23, 2001 ITEM NO.: C FILE NO.: Z -4807-E Owner: Deltic Timber Corporation Applicant: White-Daters Location: Various sites in Chenal Valley Request: Rezone from Various Districts to Various Districts Purpose: Future development Size: 7 tracts totaling 192+ acres Existing Use: Undeveloped PUBLIC WORKS COMMENTS 1. Traffic study will be required to determine rezoning and Master Street Plan amendment. 2. Public Works requests that site plan review be required to determine access to tract 94. PUBLIC TRANSPORTATION ELEMENT None of the sites are located on a CATA Bus Route. PUBLIC NOTIFICATION All owners of property located within 200 feet of the tracts, all residents within 300 feet who could be identified and the DuQuesne, Chenal Ridge, Johnson Ranch, Aberdeen Court and Bayonne Place Neighborhood Associations were notified of the rezoning request. LAND USE PLAN ELEMENT All of the sites are located in the Chenal Planning District. Land Use Plan Amendments have been filed for some of the sites; see item LU01-19-05. August 23, 2001 ITEM NO.: C (Cont.) FILE NO.: Z -4807-E The sites are not located in an area currently covered by a neighborhood Action Plan. No Action Plan is proposed for the near future. STAFF UPDATE Due to a pending Master Street Plan Amendment, the applicant has requested that the rezoning requests be deferred to the July 26, 2001 agenda. PLANNING COMMISSION ACTION: (JUNE 14, 2001) The applicant was present. There were no objectors present. Staff informed the Commission of the need to defer the item. There was no further discussion. The item was placed on the Consent Agenda and approved for deferral to the July 26, 2001 meeting. The vote was 7 ayes, 0 noes, 3 absent and 1 open position. STAFF UPDATE Due to the unresolved Master Street Plan issue, the applicant has requested that the item be deferred to the August 23, 2001 agenda. PLANNING COMMISSION ACTION: (JULY 26, 2001) The applicant was present. There were no objectors present. Staff informed the Commission of the applicant's wish to have the item deferred. The item was placed on the Consent Agenda and deferred to the August 23, 2001 meeting. The vote was 9 ayes, 0 noes and 2 absent. 2 August 23, 2001 ITEM NO.: C [Cont. STAFF ANALYSIS FILE NO.: Z -4807-E Deltic Timber Company has proposed the rezoning of 7 tracts in Chenal Valley. The identification number, acreage and rezoning request for each tract are as follow: Tract 15 94.2 Acres MF -6 to R-2 Tract 16 16.1 Acres C-2 to R-2 Tract 53 (partial) 5.4 Acres R-2 to C-2 Tract 53 (partial) 6.2 Acres R-2 to 0-2 Tract 94 12.0 Acres R-2 to MF -18 Tract 102 & 103 28.6 Acres MF -6 to R-2 Tract 109 29.4 Acres Park to R-2 The tracts are indicated on the attached map. All of the tracts are undeveloped and most are heavily wooded. Most of the tracts are not located on developed city streets. Tracts 15 and 16 are located on Chenal Parkway and Tract 53 is located at the intersection of Rahling Road and Chenal Valley Drive. Since the inception of Deltic's original plan for Chenal Valley in 1987, there have been several occasions when the zoning of the various tracts has been "moved around" to accommodate the changing economy and the "real-world" constraints of terrain and topography. As a whole, the development has remained true to the initial plan. Staff is supportive of most all of the rezoning requests. With one exception, the proposed rezonings are perceived as non - issues that should have no impact on the surrounding properties and uses. Tracts 15 and 16, a total of 110+ acres, are proposed for "downzoning" from MF -6 Multifamily and C-2 Shopping Center commercial to R-2 Single Family. These tracts are located on the west side of Chenal Parkway, north of Chenal Club. Abutting properties to the north and west are undeveloped. Additional single family lots are to be developed to the west. Single family homes and the Chenal Country Club are located to the south. A church and additional undeveloped land are located across Chenal Parkway to the east. The proposed R-2 zoning is compatible with uses and zoning in the area. 3 August 23, 2001 ITEM NO.: C (Cont. FILE NO.: Z -4807-E Tract 94 is an undeveloped, 12 acre tract located at the southern fringe of the Chenal Development. The tract lies on the east side of what will be the extension of Rahling Road. Undeveloped properties are adjacent to the west and north. A shopping center has been approved for the large, C-2 zoned tract located 500-600 feet north of the site. An office development is located on the PD -0 zoned property to the east. Several deep, residential tracts are located adjacent to the south. These tracts front onto Kanis Road. One was recently rezoned to AF and had a conditional use permit approved for a kennel. Staff believes this proposed R-2 Single Family to MF - 18 Multifamily rezoning is compatible with uses and zoning in the area. Tracts 102, 103 and 109, a total of 58 acres, are proposed for rezoning to R-2 Single Family. These tracts are now zoned MF -6 Multifamily and R-2 Single Family. The properties are located in an undeveloped portion of the Chenal development. All surrounding properties are wooded and undeveloped. These properties lie at the southeast corner of proposed Chenal Valley Phases 28 and 29, a 205 lot single family subdivision. See item no. S-867-KKKK. The proposed R-2 zoning is compatible with uses and zoning in the area. Tract 53 is located at the northeast corner of Rahling Road and Chenal Valley Drive. This undeveloped tract is proposed for rezoning from R-2 Single Family to two different classifications. 5.4± acres directly at the corner are proposed for rezoning to C-2 Shopping Center Commercial and the 6.62± acre portion to the east is proposed for rezoning to 0-2 Office and Institutional district. The large, undeveloped, PD -R zoned tract to the north is proposed for development as the Teachers Retirement Community. Undeveloped, 0-2 zoned tracts are located to the west, across Chenal Valley Drive, and to the south, across Rahling Road. Undeveloped R-2 zoned property and a proposed church site are to the east. A convenience store is located on the PCD zoned property to the southeast, at the corner of Rahling and Champlin. Two large apartment developments are located in the immediate vicinity, on Chenal Valley Drive and on Champlin. Staff is supportive of the proposed 0-2 zoning for a portion of Tract 53. 0-2 is compatible with uses and zoning in the area and has the added element of required site plan review to assure the appropriateness of any development. Although the requested C-2 zoning also has the element of required site plan 4 August 23, 2001 ITEM NO.: C (Cont.) FILE NO.: Z -4807-E review, staff is concerned that the intensity of development allowed under C-2 may not be compatible with the adjacent residential developments, both existing and proposed. Staff would prefer to see the 5.4 acres at the corner of Chenal Valley Drive and Rahling Road zoned to C-1 Neighborhood Commercial. C-1 is the least intensive commercial zoning and is the most compatible with adjacent residential. The uses allowed in C-1 are designed to serve the residents of the adjacent community where C-2 envisions development that could be classified as more city-wide or regional in nature. STAFF RECObMNDATION Staff recommends approval of the requested rezonings, with one exception. Staff recommends that the 5.4 acre portion of Tract 53 located at the corner of Chenal Valley Drive and Rahling Road be zoned C-1, not C-2 as requested. PLANNING COMMISSION ACTION: (AUGUST 23, 2001) The applicant was present. There were no objectors present. Staff informed the Commission that the applicant had amended the application to conform to staff's recommendation; specifically that the 5.4 acre portion of Tract 53 at the corner of Rahling and Chenal Valley be zoned C-1. Staff recommended approval of the amended application. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved, as amended. The vote was 10 ayes, 0 noes and 1 absent. 5 June 14, 2001 ITEM NO.: 1.1 FILE NO.: LURAF Name: Land Use Plan Amendment - Chenal Planning District Location: Multiple locations in the vicinity of Chenal Parkway and Rahling Road. Request:_ Various to Various Source: Timothy E. Daters, White-Daters & Associates, Inc. PROPOSAL/REQUEST: Land Use Plan amendment in the Chenal Planning District from: 1.) Commercial to Single Family, 2.) Low Density Residential and Public Institutional to Single Family, 3.) Single Family and Multi -family to Commercial, and 4.) Single Family to Commercial. The Single Family 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. The Commercial 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 they serve. The applicant wishes to develop the property for residential and commercial uses. Staff is not expanding the application. EXISTING LAND USE AND ZONING: Area 1: The property is vacant land currently zoned C-2 Shopping Center and is approximately 16.1 ± acres in size. The neighboring property to the north is vacant land zoned MF -12 Multi -family. The property on the east side of Chenal Parkway is vacant land zoned C-2 Shopping Center to the northeast and the remaining land to the east is zoned R-2 Single Family. A small parcel of land along the southern boundary of the study area is zoned C-2 Shopping Center. The remainder of the property west of Area 1 is vacant land zoned R-2 Single Family. Area 2: The property is vacant land currently zoned MF -6 Multi -family and R-2 Single Family and is approximately 28.6 ± acres in size. The neighboring property is zoned Open Space to the southwest, and MF -6 Multi -family to the west. The remainder of the surrounding property is vacant land zoned R-2 Single Family. Area 3: The property is vacant land currently zoned Planned Commercial Development and R-2 Single Family and is approximately 18.0 ± acres in size. The vacant land to the north is zoned C-2 Shopping Center. An office campus occupies the Planned Development — Office immediately to the east. The vacant land to the south is zoned R-2 Single Family. The vacant property to the west is zoned MF -24 Multi -family to the southwest and Planned Commercial Development to the northwest. Area 4: The property is vacant land currently zoned R-2 Single Family and is approximately 12.0 ± acres in size. The vacant land to the north is zoned Planned Development - Residential while the neighboring property to the east is vacant land zoned R-2 Single Family. The remainder of the neighboring property is vacant land zoned 0-2 Office and Institutional. DRAFT FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On April 17, 2001 a change was made from Multi -family, Single Family, and Community Shopping to Community Shopping at the southwest corner of the Chenal Parkway / Rahling Road intersection next to Area 3. On January 4, 2000 a change took place from Office to Mixed Office and Commercial at 15500 Chenal Parkway about 1 mile southeast of both Areas 3 and 4. On April 20, 1999 a change was made from Office to Commercial on Chenal Parkway east of Kirk Road about 1 mile southeast of both Areas 3 and 4. On December 15, 1998 a change was made from Single Family to Public Institutional at 715 Wellington Village Road about 1 mile southeast of Areas 3 and 4. On September 1, 1998 a change was made from Single Family to Multi -family on Chenal Valley Drive next to Area 4. On September 1, 1998 a change was made from Multi -family to Single Family on Rahling Road about 3/ of a mile southeast of Area 2 and about % of a mile northeast of Area 4. On May 6, 1997 multiple changes were made in Chenal Valley at various locations within a 1 -mile radius of all amendment areas covered by this application. Area 1 is shown as Commercial on the Future Land Use Plan. The property to the north is shown as Multi -family. The property on the east side of Chenal Parkway is shown as Commercial to the northeast, Public Institutional to the east, and Single Family to the southeast. The property to the south is shown as Single Family while the land to the southwest is shown as Park/Open Space. The remainder of the land to the west is shown as Single Family. Area 2 is shown as Low Density Residential and Public Institutional on the Future Land Use Plan. The surrounding land is shown as either Park/Open Space or Single Family. A large area of Park/Open Space is shown to the south of Area 2 on top of a ridgeline. The land to the west of Area 2 below the ridge is shown as Single Family. A strip of Park/Open Space is shown along the banks of a creek starting at the northwest corner of Area 2. The remainder of the land to the east is shown as Single Family. Area 3 is shown as Single Family and Multi -family on the Future Land Use Plan. The property to the immediate north is shown as Commercial while the property to the east is shown as Office. The land to the south is shown as Multi -family while the land to the west along the banks of Rock Creek is shown as Park/Open Space. A small area to the northwest is shown as Low Density Residential. Area 4 is shown as Single Family on the Future Land Use Plan. The property to the north is shown as Multi -family while the property to the east is shown as Single Family. The remainder of the neighboring land to the south and west is shown as Office. DRAF MASTER STREET PLAN: The Master Street Plan shows Chenal Parkway as a Principal Arterial next to Areas 1 and 3. The Proposed West Loop is shown as a Proposed Principal Arterial next to Area 3 starting at the Chenal Parkway / Rahling Road intersection and connecting to Interstate 30. The amendment at Area 3 is likely to be accessed from the proposed West Loop and have an impact on traffic. The Master Street Plan shows Rahling Road as a Minor Arterial. Commercial development of property in Area 4 will impact traffic on Rahling Road. The Master Street Plan shows a Proposed Minor Arterial connecting the west leg of Taylor Loop to Chenal Parkway and is proposed to bisect Area 2. The Master Street Plan shows Chenal Valley Drive as a Collector Street bounding the west side of Area 4. Commercial development of property in Area 4 will impact traffic on Chenal Valley Drive. A Proposed Collector Street is shown starting at Chenal Parkway and continuing west that will be impacted by residential development in Area 1. A Proposed Collector Street is shown starting at Rahling Road and connecting to the Proposed Minor Arterial located in Area 2. This Proposed Collector will be affected by residential development in Area 2. Development of the amendment areas adjacent to streets proposed on the Master Street Plan will be subject to relevant improvements according to the Design Standards found in Section 3 of the Master Street Plan. The Master Street Plan shows a Class I Bikeway on Chenal Parkway connecting Bowman Road to State Highway 10. A Class II Bikeway on Chenal Valley Drive will connect Chenal Valley Drive to the proposed West Loop. Development of the amendment areas will have a traffic impact on adjacent Bikeways. PARKS: The 1983 Park System Master Plan shows three areas likely to be affected by this application. The first area is a large area shown as a Priority 2 Proposed Open Space that spans property along Chenal Parkway and Rahling Road. Any development of Areas 1 and 2 should address increased traffic, impacts on the floodway of the creeks and the ecological balance of the natural area affecting the proposed open space. The second area shown on the Park System Master Plan is a proposed neighborhood park, while a Priority 2 Proposed Open Space is shown close to Rock Creek near the southwest corner of Area 3. Development of Commercial uses is likely to increase the traffic in the area. Any development of this site should address increased traffic, impacts on the floodway of the creek and the ecological balance of the natural area affecting the proposed neighborhood park and proposed open space. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. ANALYSIS: The areas of review are located in a developing area of Chenal Valley. Most of the developed land in the immediate area consists of shopping centers, office parks, single-family subdivisions, and apartments. Most of the areas shown as Commercial and Community Shopping are located at the Chenal Parkway / Rahling Road intersection and are oriented towards Chenal Parkway. Thep FT shown as Office are located along, and oriented towards, Chenal Parkway and Rahling Road. The residential subdivisions in the surrounding area do not front on arterial streets. Most of the surrounding land remains undeveloped. The change from Commercial to Single Family in Area 1 will eliminate an area shown as Commercial located away from the core of Commercial uses located at the Chenal Parkway / Rahling Road intersection and will eliminate the remaining Commercial on the west side of Chenal Parkway north of Rahling Road. The change from Low Density Residential to Commercial located in Area 2 is consistent with other subdivisions located in the area that do not front arterial streets. The proposed change to Commercial in Area 3 will reduce the amount of land available for multiple types of housing. The proposed change to Commercial in Area 4 is not located in the core of Commercial uses located at the Chenal Parkway / Rahling Road intersection. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Aberdeen Court Property Owners Association, Bayonne Place Property Owners Association, Carriage Creek Property Owners Association, Eagle Pointe Property Owners Association, Glen Eagles Property Owners Association, Hillsborough Property Owners Association, Hunters Cove Property Owners Association, Hunters Green Property Owners Association, Johnson Ranch Neighborhood Association, Marlowe Manor Property Owners Association, and St Charles Property Owners Association. Staff has received comments from area residents. are in support, are opposed to the change and were neutral. Neighborhood Association, which covers this site, is to the change. STAFF RECOMMENDATIONS: Staff believes the change to Single Family in Areas 1 and 2 are appropriate. In Area 3 the change to Commercial south of the Proposed Collector Street is not appropriate. The change to Commercial in Area 4 is not appropriate.