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HomeMy WebLinkAboutZ-5703-A Staff AnalysisFILE NO.: Z NAME: Shackleford Commercial Long -form POD LOCATION: On the Southeast corner of Colonel Glenn Road and Shackleford Road DEVELOPER: Shackleford and Colonel Glenn LLC c/o Dickson Flake Partners P.O. Box 3546 Little Rock, AR 72203 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 11.4 Acres CURRENT ZONING: ALLOWED USE PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 2 R-2, Single-family FT. NEW STREET: 0 Non -conforming commercial use and single-family residential POD and C-3 General Commercial and Office/Showroom/Warehouse VARIANCESM/AIVERS REQUESTED BACKGROUND: None requested. In June of 1993, the applicant filed a request for the consideration of a plan to construct a mini -storage complex in two phases on a portion of this site. The request was approved through a Planned Commercial Development by the Little Rock Board of Directors at their September 21, 1993, Public Hearing by the adoption of Ordinance No. 16,491. There was no development within the allotted three years and the ordinance expired on September 21, 1996. The Board of Directors adopted Ordinance No. 17,760 at their July 7, 1998, Board of Director's meeting repealing the PCD zoning classification and restoring the R-2, Single-family District. FILE NO.: Z -5703-A (Cont.) A. PROPOSAUREQUEST: The applicant is requesting the rezoning of 1.58 acres at the hard corner of Colonel Glenn and Shackleford Roads to C-3, General Commercial District. The applicant has indicated both streets are proposed as arterial streets on the Master Street Plan and states this would be an appropriate location for the commercial zoning. The applicant is also requesting a Planned Office Development involving 9.85 acres with frontage on both streets as well. The proposed development would provide 128,000 square feet of Office/Showroom/Warehouse in three buildings. The applicant has indicated 133 parking spaces on the proposed site plan. The applicant has indicated a shared thirty-six foot access and utility easement to serve the development. The applicant has also indicated a single sign on each of the proposed lots consistent with signage allowed in commercial zones. B. EXISTING CONDITIONS: The site is presently a non -conforming junk yard, with vehicles and vehicle parts scattered over the site. There are trees and high grass over the site. Property to the north, east, and west is zoned 1-2, Light Industrial. Part of the property to the north, is zoned R-2, Single-family.. The property to the south is zoned 1-1. Other uses in the area included a lawn service to the west of the site and a tree service to the northeast of the site. There is a scattering of single-family homes located along Colonel Glenn Road both northeast and northwest of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several. phone calls in support of the proposed use from area residents. All residents who could be identified located within 300 -feet of the site, the John Barrow Neighborhood Association, the Stagecoach Dodd Neighborhood Association, Southwest Little Rock United for progress and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The developer proposes on the plan to dedicate right-of-way and build to Master Street Plan requirements. 2. In addition to the improvements indicated, turn lanes are required at arterial intersections. On Shackleford, provide Y2 of a 59 -foot street plus a right turn lane with additional 10 -foot right-of-way dedication. 2 FILE NO.: Z -5703-A (Co 3. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for Lot 1. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: A 30 -foot easement is required for all overhead 3 -Phase electrical facilities. Contact Entergy for additional details. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned -Line Agreement is required. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the 65th Street -West Planning District. The Land Use Pian shows Light Industrial for this property. The 3 FILE NO.: Z -5703-A (Cont. applicant has applied for a Planned Commercial Development for offices, warehouses and commercial uses. A land use plan amendment for a change to Service Trades District and Commercial is a separate item on this agenda (LU04-12-01). City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Stagecoach -Dodd section of the Pecan Lake / Westwood / Stagecoach -Dodd Neighborhood Action Plan. The opening paragraph of the Zoning and Land Use chapter recommends that non-residential developments be encourage to locate in the area bounded by 1-430, Shackleford, Colonel Glenn, and David O -Dodd Roads. The Goal listed in the Zoning and Land Use chapter recommends maintaining and encouraging single family and low-density residential developments for most of the study area while placing non-residential uses in areas already shown for non-residential uses on the Future Land Use Plan. The objective listed supports a separation of uses and buffering between non-residential and residential uses. An action statement relevant to this case encourages non-residential development to take place west of Shackleford Road and north of David O'Dodd Road in the area where the applicant's property is located. Landscape: A total of eight (8) percent of the interior of the vehicular use area must be landscaped with interior landscaping islands. The plan submitted does not fulfill this requirement. These interior landscape islands must be at least 300 square feet in area and be generally evenly distributed. A 3 -foot wide building landscape area is required between the public parking areas and building or in the general area. Considerable flexibility is allowed with this requirement. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a registered landscape architect. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Joe White was present representing the request. Staff gave an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff requested the applicant provide details concerning signage, site lighting and dumpster locations. Staff stated they were not supportive of allowing a straight zoning of C-3 on proposed Lot 1. Staff suggested the applicant request a PCD zoning for the entire site and revise the PCD when a development was secured. Public Works comments were addressed. Staff stated street improvements to both roadways would be required. Staff stated three lanes total would be 4 FILE NO.: Z -5703-A (Cont. required adjacent to the development. Staff stated the intersection was scheduled for signalization when warrants were met. Landscaping comments were addressed. Staff noted a total of eight percent of the interior of the vehicular use area must be landscaped. Staff stated the plan submitted did not fulfill this requirement. Staff also noted a three foot wide building landscape area was required between the public parking area and the building. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the February 19, 2004 Subdivision Committee meeting. The applicant has indicated signage, site lighting, and proposed dumpster locations. The applicant has also indicated three lanes total adjacent to each of the roadways per the Master Street Plan requirement. The applicant has indicated the site will be developed with two lots. The site plan indicates Lot 1 as zoned C-3, General Commercial District and Lot 2 will be developed as a POD with office/showroom uses. Lot 1 will contain 1.39 acres and Lot 2 will contain 9.51 acres. The applicant has indicated a 30.90 percent building coverage for proposed Lot 2 with 21.98 percent dedicated to green space. The applicant has indicated three dumpsters ori proposed Lot 2. The note on the proposed site plan indicates the proposed dumpsters will be screened per the zoning ordinance or on at least three sides at least two feet above the finished height of the container. The applicant has also indicated all site lighting will be directed inward to eliminate over -spill onto adjoining single-family properties. The applicant has indicated signage will be located on proposed Lot 2 on each street. The applicant has indicated signage will be the maximum allowed by ordinance for office zones. The applicant has requested a POD for proposed Lot 2. The ordinance typically allows a maximum of six feet in height and sixty- four square feet in area in offices zones. The applicant has indicated the buildings for proposed Lot 2 will be single -story buildings with a maximum building height of twenty-four feet. The proposed site plan includes the development of 233 parking spaces and separate "truck courts" on the site. The applicant has also indicated the buildings will total 128,000 square feet. The site plan includes three buildings; two with 50,000 square feet and one with 28,000 square feet. The typical minimum parking required for a site containing 128,000 square feet of office/showroom space would be sixty-nine spaces. 5 FILE NO.: Z -5703-A (Cont. The cover letter refers to a court ruling dated 1983 stating 11.42 acres of this site is zoned C-3, General Commercial District. Staff is not in agreement that the ruling rezoned the site. There has not been an ordinance rezoning the site and staff contends the site is zoned R-2, Single-family with a non -conforming status. Staff is not supportive of the proposed request as filed. The applicant has requested the hard corner of the site be zoned C-3, General Commercial District with the remainder of the site zoned POD. The site is shown as Light Industrial on the City's Future Land Use Plan, which allows for warehouse, distribution or storage uses. Staff feels the applicant's request for the development of officelshowroom would be an appropriate use for the entire site and not just the indicated portion of the site. Staff feels the proposed commercial use on the site is not appropriate due to the inconsistency with the City's Future Land Use Plan. In addition there are large areas of undeveloped commercial zoned properties in the area. Staff feels the rezoning of this site to allow commercial development is premature. !. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 3, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated the applicant had amended his request to a Planned Office Development (POD) for the entirety of the site and was no longer requesting C-3, General Commercial District uses for proposed Lot 1. Staff stated the applicant was requesting Lot 1 be held for future office or commercial development. Staff stated the applicant would be required to bring Lot 1 back to the Commission for review of design and appropriateness prior to development. Staff stated they were now supportive of the proposed request. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. 0 June 3, 2004 ITEM NO.: A.1 FILE NO.: Z -5703-A NAME: Shackleford Commercial Long -form POD LOCATION: On the Southeast corner of Colonel Glenn Road and Shackleford Road DEVELOPER: Shackleford and Colonel Glenn LLC c/o Dickson Flake Partners P.O. Box 3546 Little Rock, AR 72203 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 11.4 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Non -conforming commercial use and single-family residential PROPOSED ZONING: POD and C-3 PROPOSED USE: General Commercial and Office/Showroom/Warehouse VARIAN C ESNVAIVE RS REQUESTED: None requested. BACKGROUND: In June of 1993, the applicant filed a request for the consideration of a plan to construct a mini -storage complex in two phases on a portion of this site. The request was approved through a Planned Commercial Development by the Little Rock Board of Directors at their September 21, 1993, Public Hearing by the adoption of Ordinance No. 16,491. There was no development within the allotted three years and the ordinance expired on September 21, 1996. The Board of Directors adopted Ordinance No. 17,760 at their July 7, 1998, Board of Directoes meeting repealing the PCD zoning classification and restoring the R-2, Single-family District. June 3, 2004 SUBDIVISION ITEM NO.: A.1 Cont. FILE NO.: Z -5703-A A. PROPOSAUREQUEST: The applicant is requesting the rezoning of 1.58 acres at the hard corner of Colonel Glenn and Shackleford Roads to C-3, General Commercial District. The applicant has indicated both streets are proposed as arterial streets on the Master Street Plan and states this would be an appropriate location for the commercial zoning. The applicant is also requesting a Planned Office Development involving 9.85 acres with frontage on both streets as well. The proposed development would provide 128,000 square feet of Office/Showroom/Warehouse in three buildings. The applicant has indicated 133 parking spaces on the proposed site plan. The applicant has indicated a shared thirty-six foot access and utility easement to serve the development. The applicant has also indicated a single sign on each of the proposed lots consistent with signage allowed in commercial zones. B. EXISTING CONDITIONS: The site is presently a non -conforming junk yard, with vehicles and vehicle parts scattered over the site. There are trees and high grass over the site. Property to the north, east, and west is zoned 1-2, Light Industrial. Part of the property to the north, is zoned R-2, Single-family. The property to the south is zoned 1-1. Other uses in the area included a lawn service to the west of the site and a tree service to the northeast of the site. There is a scattering of single-family homes located along Colonel Glenn Road both northeast and northwest of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls in support of the proposed use from area residents. All residents who could be identified located within 300 -feet of the site, the John Barrow Neighborhood Association, the Stagecoach Dodd Neighborhood Association, Southwest Little Rock United for progress and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: The developer proposes on the plan to dedicate right-of-way and build to Master Street Plan requirements. K June 3, 2004 SUBDIVISION ITEM NO.: A.1 Cont. FILE NO.: Z -5703-A 2. In addition to the improvements indicated, turn lanes are required at arterial intersections. On Shackleford, provide Y of a 59 -foot street plus a right turn lane with additional 10 -foot right-of-way dedication. 3. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for Lot 1. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: A 30 -foot easement is required for all overhead 3 -Phase electrical facilities. Contact Entergy for additional details. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. 3 June 3, 2004 SUBDIVISION ITEM NO.: A.1 Cont. FILE NO.: Z -5703-A CATA: No comment received. F. ISS U ESITECH N ICAL/DESIGN: Planning Division: This request is located in the 65th Street -West Planning District. The Land Use Plan shows Light Industrial for this property. The applicant has applied for a Planned Commercial Development for offices, warehouses and commercial uses. A land use plan amendment for a change to Service Trades District and Commercial is a separate item on this agenda (LU04-12-01). City Recognized Nei hborhood Action Plan: The applicants property lies in the area covered by the Stagecoach -Dodd section of the Pecan Lake / Westwood / Stagecoach -Dodd Neighborhood Action Plan. The , opening paragraph of the Zoning and Land Use chapter recommends that non-residential developments be encourage to locate in the area bounded by 1-430, Shackleford, Colonel Glenn, and David O -Dodd Roads. The Goal listed in the Zoning and Land Use chapter recommends maintaining and encouraging single family and low-density residential developments for most of the study area while placing non-residential uses in areas already shown for non-residential uses on the Future Land Use Plan. The objective listed supports a separation of uses and buffering between non-residential and residential uses. An action statement relevant to this case encourages non-residential development to take place west of Shackleford Road and north of David ODodd Road in the area where the applicants property is located. Landscape: A total of eight (8) percent of the interior of the vehicular use area must be landscaped with interior landscaping islands. The plan submitted does not fulfill this requirement. These interior landscape islands must be at least 300 square feet in area and be generally evenly distributed. A 3 -foot wide building landscape area is required between the public parking areas and building or in the general area. Considerable flexibility is allowed with this requirement. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a registered landscape architect. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Joe White was present representing the request. Staff gave an overview of the proposed development indicating there were additional items necessary to 4 June 3, 2004 SUBDIVISION ITEM NO.: A.1 Cont. FILE NO,: Z -5703-A complete the review process. Staff requested the applicant provide details concerning signage, site lighting and dumpster locations. Staff stated they were not supportive of allowing a straight zoning of C-3 on proposed Lot 1. Staff suggested the applicant request a PCD zoning for the entire site and revise the PCD when a development was secured. Public Works comments were addressed. Staff stated street improvements to both roadways would be required. Staff stated three lanes total would be required adjacent to the development. Staff stated the intersection was scheduled for signalization when warrants were met. Landscaping comments were addressed. Staff noted a total of eight percent of the interior of the vehicular use area must be landscaped. Staff stated the plan submitted did not fulfill this requirement. Staff also noted a three foot wide building landscape area was required between the public parking area and the building. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the February 19, 2004 Subdivision Committee meeting. The applicant has indicated signage, site lighting, and proposed dumpster locations. The applicant has also indicated three lanes total adjacent to each of the roadways per the Master Street Plan requirement. The applicant has indicated the site will be developed with two lots. The site plan indicates Lot 1 as zoned C-3, General Commercial District and Lot 2 will be developed as a POD with office/showroom uses. Lot 1 will contain 1.39 acres and Lot 2 will contain 9.51 acres. The applicant has indicated a 30.90 percent building coverage for proposed Lot 2 with 21.98 percent dedicated to green space. The applicant has indicated three dumpsters on proposed Lot 2. The note on the proposed site plan indicates the proposed dumpsters will be screened per the zoning ordinance or on at least three sides at least two feet above the finished height of the container. The applicant has also indicated all site lighting will be directed inward to eliminate over -spill onto adjoining single-family properties. The applicant has indicated signage will be located on proposed Lot 2 on each street. The applicant has indicated signage will be the maximum allowed by ordinance for office zones. The applicant has requested a POD for proposed �1 June 3, 2004 SUBDIVISION ITEM NO.: A.1 Cont. FILE NO.: Z -5703-A Lot 2. The ordinance typically allows a maximum of six feet in height and sixty- four square feet in area in offices zones. The applicant has indicated the buildings for proposed Lot 2 will be single -story buildings with a maximum building height of twenty-four feet. The proposed site plan includes the development of 233 parking spaces and separate "truck courtd' on the site. The applicant has also indicated the buildings will total 128,000 square feet. The site plan includes three buildings; two with 50,000 square feet and one with 28,000 square feet. The typical minimum parking required for a site containing 128,000 square feet of office/showroom space would be sixty-nine spaces. The cover letter refers to a court ruling dated 1983 stating 11.42 acres of this site is zoned C-3, General Commercial District. Staff is not in agreement that the ruling rezoned the site. There has not been an ordinance rezoning the site and staff contends the site is zoned R-2, Single-family with a non -conforming status. Staff is not supportive of the proposed request as filed. The applicant has requested the hard corner of the site be zoned C-3, General Commercial District with the remainder of the site zoned POD. The site is shown as Light Industrial on the Citys Future Land Use Plan, which allows for warehouse, distribution or storage uses. Staff feels the applicants request for the development of office/showroom would be an appropriate use for the entire site and not just the indicated portion of the site. Staff feels the proposed commercial use on the site is not appropriate due to the inconsistency with the Citys Future Land Use Plan. In addition there are large areas of undeveloped commercial zoned properties in the area. Staff feels the rezoning of this site to allow commercial development is premature. I. STAFF RECOMMENDATION: Staff recommends denial of the request. ITEM NO.: 21.1FILE NO.: Z -5703-A NAME: Shackleford Commercial Long -form PCD LOCATION: On the Southeast corner of Colonel Glenn Road and Shackleford Road Plannina Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide details of any proposed signage (height/area/location) on the proposed site plan. 3. Any site lighting must be low level and directional, directed inward away from residentially zoned properties. 4. Provide details concerning any dumpsters to be located on the site (location/screening), 5. Provide details of any proposed fencing (height/area/construction material) on the proposed site plan. 6. The area identified as C-3 zoning should be included in the PCD development plan and shown as a future phase revising the PCD when a potential development is secured. Variance/Waivers: None requested. Public Works: ���-vv►�'Ilr`H`',,,,`,�V_"s� 1. The developer proposes on the plan to dedicate right-of-way and build to Master Street Plan requirements. 2. In addition to the improvements indicated, turn lanes are required at arterial intersections. On Shackleford, provide '/ of a 59 -foot street plus a right turn lane with additional 10 -foot right-of-way dedication. 3. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for Lot 1. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: A 30 -foot easement is required for all overhead 3 -Phase electrical facilities. Contact Entergy for additional details. Center -Point Energy: Approved as submitted SBC: No comment received. Central Arkansas Water. All Central Arkansas Water requirements in effect at the time of request for water service must be met. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992- 2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918- 3752 for additional details. County Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the 65th Street -West Planning District. The Land Use Plan shows Light Industrial for this property. The applicant has applied for a Planned Commercial Development for offices, warehouses and commercial uses. A land use plan amendment for a change to Service Trades District and Commercial is a separate item on this agenda. Citv Recoanized Neighborhood Action Plan: The applicant's property lies in the area covered by the Stagecoach -Dodd section of the Pecan Lake / Westwood / Stagecoach -Dodd Neighborhood Action Plan. The opening paragraph of the Zoning and Land Use chapter recommends that non-residential developments be encourage to locate in the area bounded by 1-430, Shackleford, Colonel Glenn, and David O -Dodd Roads. The Goal listed in the Zoning and Land Use chapter recommends maintaining and encouraging single family and low-density residential developments for most of the study area while placing non-residential uses in areas already shown for non-residential uses on the Future Land Use Plan. The objective listed supports a separation of uses and buffering between non-residential and residential uses. An action statement relevant to this case encourages non-residential development to take place west of Shackleford Road and north of David O'Dodd Road in the area where the applicant's property is located. l-andscape.. A total of eight (8) percent of the interior of the vehicular use area must be landscaped with interior landscaping islands. The plan submitted does not fulfill this requirement. These interior landscape islands must be at least 300 square feet in area and be generally evenly distributed. A 3 -foot wide building landscape area is required between the public parking areas and building or in the general area. Considerable flexibility is allowed with this requirement. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a registered landscape architect. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, February 25, 2004.