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HomeMy WebLinkAboutZ-5936-F Staff AnalysisFILE NO.: Z -5936-F Owner: Deltic Timber Corporation Applicant: Tim Daters; White-Daters and Associates Location: Northwest corner of Chenal Parkway and Rahling Road Area: 40.03 Acres Request: Rezone from MF -18, 0-2 and C-3 to R-2, 0-3, C-3 and OS Purpose: Future development Existing Use,: Undeveloped SURROUNDING LAND USE AND ZONIN North — Residential uses and Chenal golf course; zoned R-2 and MF -6 South — Undeveloped property and residential uses; zoned R-2 East — Undeveloped property; zoned C-2 West — Residential uses and Chenal Golf Course; zoned R-2 and MF -18 A. PUBLIC WORKS COMMENTS: No Comments. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. C. PUBLIC NOTIFICATION: All owners of properties located within 200 feet of the site and all residents within 300 feet who could be identified were notified of the public hearing. There was no nearby neighborhood association to notify. D. LAND USE ELEMENT: This request is located in the Chenal Planning District. The Land Use Plan shows Neighborhood Commercial, Low Density Residential and Single Family for this property. The applicant has applied for a rezoning to C-3 General Commercial, 0-3 General Office and R-2 Single Family. FILE NO.: Z -5936-F (Cont. A land use plan amendment for a change to Commercial, Office and Single Family is a separate item on this agenda. MASTER STREET PLAN: Chenal Parkway and Rahling Road are shown as Arterials on the plan. LaGrande is shown as a Collector on the Plans. An Arterial functions to move traffic through and area the urban area or from activity centers to the Arterial system. These roads are designed to be four or more lanes and move large numbers of vehicles at high speed. They are not intended to provide access to adjacent land. A Collector functions to bring vehicles from the neighborhoods to the Arterial system as well as to provide access to adjacent property. These roads are designed to be three -lane roads. Not all of the roads are built to standard. Currently, there are no plans by the City to make road improvements at this location. At the time of development additional right-of-way and road improvements may be required. BICYCLE PLAN: The Master Street Plan, bicycle section, proposes a Class I bike route along Chenal Parkway and Rahling Road. A Class I route has a separate pavement for the sole use of bicycles. 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. E. STAFF ANALYSIS: Deltic Timber Corporation, owner of the 40.03 acre tract at the northwest corner of Chenal Parkway and Rahling Road, is requesting that the zoning be reclassified from "MF -18" Multifamily District, "0-2" Office and Institutional District and "C-3" General Commercial District to "R-2" Single Family District, "0-3" General Office District, "C-3" General Commercial District and "OS" Open Space District. The rezoning is proposed for future development of the property. The applicant has divided the 40.03 acre property into eight (8) parcels proposed for rezoning. The individual parcels are as follows. K FILE NO.: Z -5936-F (Cont.) _ Parcel # Area Proposed Zoning 1 10.43 acres 0-2 to R-2 2 8.78 acres MF -18 to R-2 3 0.71 acre MF -18 to OS 4 0.44 acre C-3 to OS 5 1.00 acres 0-2 to OS 6 1.94 acres 0-2 to 0-3 7 6.93 acres 0-2 to C-3 8 9.80 acres 0-2 to OS This property was previously zoned PCD — Planned Commercial Development. The Planning Commission approved a request to revoke the PCD zoning on February 16, 2006. On March 21, 2006, the Board of Directors approved the revocation (Ordinance No. 19501), reverting the property's zoning back to MF -18, 0-2 and C-3. The 40.03 acre property is currently undeveloped and wooded. The property slopes downward from Chenal Parkway to the west. There are residential uses and the Chenal Golf Course property to the north, with undeveloped property and additional residences to the south. Undeveloped property, zoned MF -18, C-2 and C-3, is located to the east. Additional portions of the golf course and additional residences are located to the west. The City's Future Land Use Plan designates this property as Neighborhood Commercial, Low Density Residential and Single Family. A Land Use Plan Amendment for a change to commercial, office and single family is a separate item on this agenda (LU06-19-02). The Land Use Plan Amendment was expanded to include property in addition to the 40.03 acres proposed for rezoning. Staff is supportive of the rezoning request. Staff views the request as reasonable. The applicant is proposing a total of 19.21 acres for R-2 zoning and 11.95 acres of OS zoning. The proposed OS zoning will serve as a buffer between the existing and proposed R-2 zoning to the north and west, and the future office and commercial uses along the future extension of Rahling Road, west of Chenal Parkway. A minimal amount of the overall property is proposed for 0-3 (1.94 Acres) and C-3 (6.93 Acres). Staff believes this rezoning request is appropriate and is also supporting this portion of the proposed Land Use Plan Amendment (LU06-19-02). The proposed zonings should have no adverse impact on the adjacent properties or the general area. 3 FILE NO.: Z -5936-F (Cont. F. STAFF RECOMMENDATION: Staff recommends approval of the requested R-2, 0-3, C-3 and OS rezoning. PLANNING COMMISSION ACTION: (APRIL 13, 2006) The applicant was not present. There were no objectors present. Staff presented the item and recommended deferral. There was no further discussion. The item was placed on the Consent Agenda and deferred to the May 25, 2006 Agenda by a vote of 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION: (MAY 11, 2006) Staff recommended to the Commission that the application be deferred to the May 25, 2006 Agenda, to allow staff additional time to study the Land Use Plan issues in the area. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the May 25, 2006 Agenda. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. The application was deferred. PLANNING COMMISSION ACTION: (MAY 25, 2006) Tim Daters and Bill Spivey were present, representing the application. The proposed rezoning was presented by staff and discussed by the Planning Commission simultaneously with other items (rezonings, land use amendments and planned zoning developments) in the Chenal area. Ernie Peters, of Peters and Associates, made a presentation to the Commission regarding a traffic study, which his firm recently completed for this area of Chenal. The Planning Commission discussed deferring the applications in order to allow more time to consider the traffic study. Tim Daters and Bill Spivey addressed the Commission. They briefly discussed the issue of deferral. Mr. Spivey presented the Commission with a letter and copy of Resolution No. 9,158 which addresses the use of public funds for the future widening of Chenal Parkway. Mr. Daters requested deferral of the application. Staff noted the deferral would be to the July 6, 2006 Agenda. There was a motion to defer the application to the July 6, 2006 Agenda. The motion passed by a vote of 6 ayes, 0 nays and 5 absent. The application was deferred. 4 FILE NO.: Z -5936-F (Cont.) PLANNING COMMISSION ACTION: (JULY 6, 2006) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays, and 2 absent. The application was approved. 5 July 6, 2006 ITEM NO.: F FILE NO.: Z -5936-F Owner: Deltic Timber Corporation Applicant: Tim Daters; White-Daters and Associates Location: Northwest corner of Chenal Parkway and Rahling Road Area: 40.03 Acres Request: Rezone from MF -18, 0-2 and C-3 to R-2, 0-3, C-3 and OS Purpose: Future development Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North — Residential uses and Chenal golf course; zoned R-2 and MF -6 South — Undeveloped property and residential uses; zoned R-2 East — Undeveloped property; zoned C-2 West — Residential uses and Chenal Golf Course; zoned R-2 and MF -18 A. PUBLIC WORKS COMMENTS: No Comments. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA Bus Route. C. PUBLIC NOTIFICATIO All owners of properties located within 200 feet of the site and all residents within 300 feet who could be identified were notified of the public hearing. There was no nearby neighborhood association to notify. July 6, 2006 ITEM NO.: F (Cont. D. LAND USE ELEMENT: FILE NO.: Z -5936-F This request is located in the Chenal Planning District. The Land Use Plan shows Neighborhood Commercial, Low Density Residential and Single Family for this property. The applicant has applied for a rezoning to C-3 General Commercial, 0-3 General Office and R-2 Single Family. A land use plan amendment for a change to Commercial, Office and Single Family is a separate item on this agenda. Master Street Plan: Chenal Parkway and Rahling Road are shown as Arterials on the plan. LaGrande is shown as a Collector on the Plans. An Arterial functions to move traffic through and area the urban area or from activity centers to the Arterial system. These roads are designed to be four or more lanes and move large numbers of vehicles at high speed. They are not intended to provide access to adjacent land. A Collector functions to bring vehicles from the neighborhoods to the Arterial system as well as to provide access to adjacent property. These roads are designed to be three -lane roads. Not all of the roads are built to standard. Currently, there are no plans by the City to make road improvements at this location. At the time of development additional right-of-way and road improvements may be required. Bicycle Plan: The Master Street Plan, bicycle section, proposes a Class I bike route along Chenal Parkway and Rahling Road. A Class I route has a separate pavement for the sole use of bicycles. 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. E. STAFF ANALYSIS, Deltic Timber Corporation, owner of the 40.03 acre tract at the northwest corner of Chenal Parkway and Rahling Road, is requesting that the zoning be reclassified from "MF -18" Multifamily District, "0-2" Office and Institutional District and "C-3" General Commercial District to "R-2" Single Family District, "0-3" General Office District, "C-3" General Commercial District and "OS" Open Space District. The rezoning is proposed for future 2 July 6, 2006 ITEM NO.: F (Cont - development Cont. development of the property. FILE NO.: Z -5936-F The applicant has divided the 40.03 acre property into eight (8) parcels proposed for rezoning. The individual parcels are as follows: Parcel # Area Proposed Zoning 1 10.43 acres 0-2 to R-2 2 8.78 acres MF -18 to R-2 3 0.71 acre MF -18 to OS 4 0.44 acre C-3 to OS 5 1.00 acres 0-2 to OS 6 1.94 acres 0-2 to 0-3 7 6.93 acres 0-2 to C-3 8 9.80 acres 0-2 to OS This property was previously zoned PCD — Planned Commercial Development. The Planning Commission approved a request to revoke the PCD zoning on February 16, 2006. On March 21, 2006, the Board of Directors approved the revocation (Ordinance No. 19501), reverting the property's zoning back to MF -18, 0-2 and C-3. The 40.03 acre property is currently undeveloped and wooded. The property slopes downward from Chenal Parkway to the west. There are residential uses and the Chenal Golf Course property to the north, with undeveloped property and additional residences to the south. Undeveloped property, zoned MF -18, C-2 and C-3, is located to the east. Additional portions of the golf course and additional residences are located to the west. The City's Future Land Use Plan designates this property as Neighborhood Commercial, Low Density Residential and Single Family. A Land Use Plan Amendment for a change to commercial, office and single family is a separate item on this agenda (LU06-19-02). The Land Use Plan Amendment was expanded to include property in addition to the 40.03 acres proposed for rezoning. Staff is supportive of the rezoning request. Staff views the request as reasonable. The applicant is proposing a total of 19.21 acres for R-2 zoning and 11.95 acres of OS zoning. The proposed OS zoning will serve as a buffer between the existing and proposed R-2 zoning to the north and west, and the future office and commercial uses along the future extension of Rahling Road, west of Chenal Parkway. A minimal amount of the overall 4A July 6, 2006 ITEM NO.: F Cont. FILE NO.: Z -5936-F property is proposed for 0-3 (1.94 Acres) and C-3 (6.93 Acres). Staff believes this rezoning request is appropriate and is also supporting this portion of the proposed Land Use Plan Amendment (LU06-19-02). The proposed zonings should have no adverse impact on the adjacent properties or the general area. F. STAFF RECOMMENDATION: Staff recommends approval of the requested R-2, 0-3, C-3 and OS rezoning. PLANNING COMMISSION ACTION: (APRIL 13, 2006) The applicant was not present. There were no objectors present. Staff presented the item and recommended deferral. There was no further discussion. The item was placed on the Consent Agenda and deferred to the May 25, 2006 Agenda by a vote of 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION- (MAY 11, 2006) Staff recommended to the Commission that the application be deferred to the May 25, 2006 Agenda, to allow staff additional time to study the Land Use Plan issues in the area. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the May 25, 2006 Agenda. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. The application was deferred. PLANNING COMMISSION ACTION: (MAY 25, 2006) Tim Daters and Bill Spivey were present, representing the application. The proposed rezoning was presented by staff and discussed by the Planning Commission simultaneously with other items (rezonings, land use amendments and planned zoning developments) in the Chenal area. Ernie Peters, of Peters and Associates, made a presentation to the Commission regarding a traffic study, which his firm recently completed for this area of Chenal. The Planning Commission discussed deferring the applications in order to allow more time to consider the traffic study. Tim Daters and Bill Spivey addressed the M July 6, 2006 ITEM NO.: F (Cont.) FILE NO.: Z -5936-F Commission. They briefly discussed the issue of deferral. Mr. Spivey presented the Commission with a letter and copy of Resolution No. 9,158 which addresses the use of public funds for the future widening of Chenal Parkway. Mr. Daters requested deferral of the application. Staff noted the deferral would be to the July 6, 2006 Agenda. There was a motion to defer the application to the July 6, 2006 Agenda. The motion passed by a vote of 6 ayes, 0 nays and 5 absent. The application was deferred. PLANNING COMMISSION ACTION: (JULY 6, 2006) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays, and 2 absent. The application was approved. 5