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HomeMy WebLinkAboutZ-4807-I Staff AnalysisFILE NO.: Z-4807-1 Owner: Deltic Timber Corp. Applicant: Tim Daters, White-Daters and Associates Location: Along Champagnolle Drive, west of the future extension of Rahling Road Area: 14.46 Acres and 1.604 Acres Request: Rezonings from R-2 and MF -24 to C-1 and C-2; and from R-2 to OS Purpose: Future development (proposed C-1 and C-2) and Open Space (proposed OS) Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North — Undeveloped property; zoned 0-2 and OS South — Single family residence and two (2) commercial buildings; zoned C-3 and R-2 East — Undeveloped property; zoned MF -18 and 0-2 West — Single family residences and neighborhood park; zoned R-2 A. PUBLIC WORKS COMMENTS: 1. As shown on the Master Street Plan, Champagnolle Drive is shown to connect with Rahling Road, which is currently under construction. Champagnolle Drive is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Rahling Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 3. Per the Master Street Plan, where principal arterial streets intersect collector streets the applicant shall dedicate an additional 10 ft. of right- of-way for a right turn lane. The additional right-of-way shall normally be 250 ft. in length measured from the intersecting right-of-way. 4. A 20 -foot radial dedication of right-of-way is required at the intersection of Champagnolle Drive and Rahling Road. FILE NO.: Z -4807-I Cont. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the Bascom Place, Champagnolle Court and Witry Court Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Chenal Planning District. The Land Use Plan shows Multifamily for this property. The applicant has applied for a rezoning from R-2 Single Family and MF -24 Multifamily District to C-1 Neighborhood Commercial, C-2 Shopping Center District, and OS Open Space District. A Land Use Plan Amendment (LU08-19-01) is a separate item on this agenda. Master Street Plan: Rahling Road is shown 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 urbanized areas. Entrances and exit s should be limited to minimize negative effects of traffic and pedestrians on Rahling since it is a Principal Arterial. Champagnolle is shown as a Collector extending to Rahling. The primary function of a Collector Street 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: A Class I bike route is shown along Rahling Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right-of- way may be required. A Class II route is shown along Champagnolle. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right-of-way may be required. Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. 2 FILE NO.: Z-4807-1 (Cont. E. STAFF ANALYSIS: Deltic Timber Corporation, owner of two (2) tracts of property located along Champagnolle Drive, west of its future intersection with a future extension of Rahling Road, is requesting to rezone the property from R-2 and MF -24 to C-1, C-2 and OS. The rezoning is proposed for future commercial development and open space buffer. Tract 1 is comprised of 1.604 acres and located immediately east of the Witry Court Neighborhood, along the north side of Champagnolle Drive. The applicant is requesting rezoning of this tract from "R-2" Single Family District to "OS" Open Space District. This rezoning is requested to provide an open space buffer between the Witry Court Neighborhood and future office development to the east. Tract 2 consists of 14.46 acres and is located immediately east of the Champagnolle Neighborhood Park at what will be the southwest corner of the intersection of the future extensions of Champagnolle Drive and Rahling Road. The applicant is requesting rezoning 2.73 acres of this tract from "R-2" Single Family District and "MF -24" Multifamily District to "C-1" Neighborhood Commercial District, and 11.73 acres from "R-2" Single Family District and "MF -24" Multifamily District to "C-2" Shopping Center District. The rezoning of this tract is proposed for future commercial development. Both tracts are currently undeveloped and mostly wooded. Tract 1 slopes downward slightly from Champagnolle Drive. Tract 2 has varying degrees of slope. Site work has begun on the future extensions of Champagnolle Drive and Rahling Road. Undeveloped OS zoned property is located immediately north of the proposed OS rezoning, with undeveloped 0-2 zoned property being north of the proposed C -1/C-2. The Witry Court neighborhood is located west of the proposed OS tract. The Champagnolle Drive neighborhood park and pool facilities are located immediately west of the proposed C -1/C-2. Undeveloped 0-2 and MF -18 zoned property is located east of the proposed rezonings. Undeveloped R-2 property is located across Champagnolle Drive from the proposed OS, with C-3 zoned property south of the proposed C -1/C-2, along the north side of Kanis Road. The City's Future Land Use Plan designates Tract 1 as Single Family and Tract 2 as Multifamily. The applicant has filed an application for a Land Use Plan amendment, which is a separate -item on this agenda. The applicant is proposing to eliminate certain permitted and conditional uses from the requested C-1 and C-2 zoned areas. Attached is the applicant's list, dated May 13, 2008, of uses to be eliminated. The applicant is also agreeing to require site plan review approval by the 3 FILE NO.: Z-4807-1 Cont. Planning Commission for the proposed C-1 zoning. The elimination of uses and site plan review will be made conditions of the ordinance, which will be presented to the City's Board of Directors for approval. Staff is supportive of the requested rezonings and the associated Land Use Plan amendment. Staff views the request as reasonable, given the current surrounding zonings and land use plan designations. Staff believes the requested 1.604 acres of OS will provide an appropriate buffer between the Witry Court neighborhood and a future office development to its east. With respect to the proposed C -1/C-2 rezoning, staff feels that the commercial zoning will be appropriate at what will be the southwest corner of the future intersection of Champagnolle Drive and Rahling Road. There is currently C-3 zoned property immediately south of the proposed C -1/C-2 area. The C-2 zoning district is a site plan review district, with a development plan for the property requiring approval by the Planning Commission. With the proposed C-1 zoning being adjacent to the Champagnolle Drive neighborhood park and pool facilities and undeveloped R-2 zoned property, staff also feels it appropriate to require site plan review for this zoning. With site plan review for all of the proposed commercial zoning, staff believes the rezoning will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested OS, C-1 and C-2 rezoning, subject to the C-1 zoned area requiring site plan review approval by the Planning Commission, and the elimination of certain permitted/conditional uses within the C -1/C-2 zoning as proposed by the applicant. PLANNING COMMISSION ACTION: (APRIL 10, 2008) Staff informed the Commission that the applicant agreed to defer the application to the May 22, 2008 Agenda to allow staff additional time to review the Land Use Plan Amendment associated with the rezoning request. Staff supported the deferral request. The chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the May 22, 2008 Agenda. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. PLANNING COMMISSION ACTION: (MAY 22, 2008) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. n FILE NO.: Z -4807-I Cont. Staff informed the Commission that the applicant had made a minor revision to the application by increasing the proposed OS zoning by 0.75 acre, adding 50 feet of width to the proposed OS zoned area. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval, as recommended by staff. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 5 May 22, 2008 ITEM NO.: A.1 FILE NO.: Z-4807-1 Owner: Deltic Timber Corp. Applicant: Tim Daters, White-Daters and Associates Location: Along Champagnolle Drive, west of the future extension of Rahling Road Area: 14.46 Acres and 1.604 Acres Request: Rezonings from R-2 and MF -24 to C-1 and C-2; and from R-2 to OS Purpose: Future development (proposed C-1 and C-2) and Open Space (proposed OS) Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North — Undeveloped property; zoned 0-2 and OS South — Single family residence and two (2) commercial buildings; zoned C-3 and R-2 East — Undeveloped property; zoned MF -18 and 0-2 West — Single family residences and neighborhood park; zoned R-2 A. PUBLIC WORKS COMMENTS: 1. As shown on the Master Street Plan, Champagnolle Drive is shown to connect with Rahling Road, which is currently under construction. Champagnolle Drive is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Rahling Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 3. Per the Master Street Plan, where principal arterial streets intersect collector streets the applicant shall dedicate an additional 10 ft. of right- of-way for a right turn lane. The additional right-of-way shall normally be 250 ft. in length measured from the intersecting right-of-way. 4. A 20 -foot radial dedication of right-of-way is required at the intersection of Champagnolle Drive and Rahling Road. May 22, 2008 ITEM NO: A.1 Cont. FILE NO.: Z-4807.1 B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the Bascom Place, Champagnolle Court and Witry Court Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Chenal Planning District. The Land Use Plan shows Multifamily for this property. The applicant has applied for a rezoning from R-2 Single Family and MF -24 Multifamily District to C-1 Neighborhood Commercial, C-2 Shopping Center District, and OS Open Space District. A Land Use Plan Amendment (LU08-19-01) is a separate item on this agenda. Master Street Plan: Rahling Road is shown 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 urbanized areas. Entrances and exit s should be limited to minimize negative effects of traffic and pedestrians on Rahling since it is a Principal Arterial. Champagnolle is shown as a Collector extending to Rahling. The primary function of a Collector Street 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: A Class I bike route is shown along Rahling Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right-of- way may be required. A Class II route is shown along Champagnolle. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right-of-way may be required. KI May 22, 2008 ITEM NO: A.1 Cont. FILE NO.: Z-4807-1 Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. E. STAFF ANALYSIS: Deltic Timber Corporation, owner of two (2) tracts of property located along Champagnolle Drive, west of its future intersection with a future extension of Rahling Road, is requesting to rezone the property from R-2 and MF -24 to C-1, C-2 and OS. The rezoning is proposed for future commercial development and open space buffer. Tract 1 is comprised of 1.604 acres and located immediately east of the Witry Court Neighborhood, along the north side of Champagnolle Drive. The applicant is requesting rezoning of this tract from "R-2" Single Family District to "OS" Open Space District. This rezoning is requested to provide an open space buffer between the Witry Court Neighborhood and future office development to the east. Tract 2 consists of 14.46 acres and is located immediately east of the Champagnolle Neighborhood Park at what will be the southwest corner of the intersection of the future extensions of Champagnolle Drive and Rahling Road. The applicant is requesting rezoning 2.73 acres of this tract from "R-2" Single Family District and "MF -24" Multifamily District to "C-1" Neighborhood Commercial District, and 11.73 acres from "R-2" Single Family District and "MF -24" Multifamily District to "C-2" Shopping Center District. The rezoning of this tract is proposed for future commercial development. Both tracts are currently undeveloped and mostly wooded. Tract 1 slopes downward slightly from Champagnolle Drive. Tract 2 has varying degrees of slope. Site work has begun on the future extensions of Champagnolle Drive and Rahling Road. Undeveloped OS zoned property is located immediately north of the proposed OS rezoning, with undeveloped 0-2 zoned property being north of the proposed C -1/C-2. The Witry Court neighborhood is located west of the proposed OS tract. The Champagnolle Drive neighborhood park and pool facilities are located immediately west of the proposed C-1 /C-2. Undeveloped 0-2 and MF -18 zoned property is located east of the proposed rezonings. Undeveloped R-2 property is located across Champagnolle Drive from the proposed OS, with C-3 zoned property south of the proposed C -1/C-2, along the north side of Kanis Road. KI May 22, 2008 ITEM NO: A.1 Cont. FILE NO.: 7-4807-1 The City's Future Land Use Plan designates Tract 1 as Single Family and Tract 2 as Multifamily. The applicant has filed an application for a Land Use Plan amendment, which is a separate item on this agenda. The applicant is proposing to eliminate certain permitted and conditional uses from the requested C-1 and C-2 zoned areas. Attached is the applicant's list, dated May 13, 2008, of uses to be eliminated. The applicant is also agreeing to require site plan review approval by the Planning Commission for the proposed C-1 zoning. The elimination of uses and site plan review will be made conditions of the ordinance, which will be presented to the City's Board of Directors for approval. Staff is supportive of the requested rezonings and the associated Land Use Plan amendment. Staff views the request as reasonable, given the current surrounding zonings and land use plan designations. Staff believes the requested 1.604 acres of OS will provide an appropriate buffer between the Witry Court neighborhood and a future office development to its east. With respect to the proposed C -1/C-2 rezoning, staff feels that the commercial zoning will be appropriate at what will be the southwest corner of the future intersection of Champagnolle Drive and Rahling Road. There is currently C-3 zoned property immediately south of the proposed C -1/C-2 area. The C-2 zoning district is a site plan review district, with a development plan for the property requiring approval by the Planning Commission. With the proposed C-1 zoning being adjacent to the Champagnolle Drive neighborhood park and pool facilities and undeveloped R-2 zoned property, staff also feels it appropriate to require site plan review for this zoning. With site plan review for all of the proposed commercial zoning, staff believes the rezoning will have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested OS, C-1 and C-2 rezoning, subject to the C-1 zoned area requiring site plan review approval by the Planning Commission, and the elimination of certain permitted/conditional uses within the C -1/C-2 zoning as proposed by the applicant. PLANNING COMMISSION ACTION: (APRIL 10, 2008) Staff informed the Commission that the applicant agreed to defer the application to the May 22, 2008 Agenda to allow staff additional time to review the Land Use Plan Amendment associated with the rezoning request. Staff supported the deferral request. 4 May 22, 2008 ITEM NO: A.1 Cont. FILE NO.: Z-4807-1 The chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the May 22, 2008 Agenda. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. PLANNING COMMISSION ACTION: (MAY 22, 2008) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. Staff informed the Commission that the applicant had made a minor revision to the application by increasing the proposed OS zoning by 0.75 acre, adding 50 feet of width to the proposed OS zoned area. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval, as recommended by staff. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 5