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HomeMy WebLinkAboutZ-7701 Staff AnalysisFILE NO.: Z-7701 NAME: Sach's Suburban Tract's Short -form PD -C LOCATION: Located near the Kanis Road and Cooper Orbit Road intersection DEVELOPER: Pat Malstrome 11610 Kanis Road Little Rock, AR 72212 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue Little Rock, AR 72201 AREA: 1.11 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential PD -C Dog Kennel and grooming facility VARIAN C ESNVAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: FT. NEW STREET: 0 The applicant proposes the redevelopment of the site as a dog kennel and grooming facility. The applicant has indicated there will be approximately 30 stalls within the. enclosed building. The applicant has indicated there will be no outdoor runs or kennels located on the site. The proposed hours of operation are from 6:00 am to 6:00 pm seven days per week. The applicant is not proposing any exterior modifications to the site. All existing parking will be maintained and no new on-site paved areas will be added. The applicant has indicated one-half street improvements will be put in place for an existing 40 -foot right-of-way located along the eastern property line. FILE NO.: Z-7701 (Cont.) The applicant is also proposing a preliminary plat in conjunction with the proposed request (Item No. 1 File No. S-878-13). The proposal includes the subdivision of a 9.15 acre tract into two lots. One lot will remain zoned R-2, Single-family and held for future residential development. The second lot is proposed as this rezoning to PD -C. The lots are proposed as 1.11 acres and 8.04 acres. The applicant has indicated annexation will be sought to provide wastewater service from the Little Rock Wastewater Utility for the development of proposed Lot 2. B. EXISTING CONDITIONS: The site is located outside the City limits but within the City's Extraterritorial Planning Jurisdiction. The site contains an existing vacant industrial building, the former FMC manufacturing company. South of the site is an area currently zoned MF -6 which once housed several manufactured homes; this site is now vacant with the exception of one unit. North of the site are single-family homes along with a non -conforming retail shop. North and west of the site are vacant R-2, Single-family zoned properties. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received two informational phone calls from area residents. The Gibralter Heights/Point West/Timber Ridge Neighborhood Association and the Parkway Place Property Owners Association along with all property owners located within 200 -feet of the site and all residents located within 300 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. See related comments on the pending new plat. 2. The existing driveway should be relocated west to the shared drive location when the Master Street Plan improvements occur. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide an approval letter from the Pulaski County Sanitarian concerning the proposed septic system treatment. Entergy: No comment received. Center -Paint Energy: Approved as submitted. 2 FILE NO.: Z-7701 Cont. SBC: No comment received. Central Arkansas Water: If a kennel is operated at this site, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: There is a question related to the 40 -foot right-of-way indicated on the proposed site plan. The site plan indicates a gravel drive in the right-of- way. Staff has some concerns with the multiple access points and the angles of the drives onto Kanis Road. The site plan does not indicate setbacks sufficient to meet the commercial building site plan review set by County Ordinances. CATA: No comment received. F. ISSU ESITECHN ICALIDESI GN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a Planned Commercial District for a kennel. A land use plan amendment for a change to Commercial is a separate item on this agenda. Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan and may require dedication of right-of-way and will require street improvements. A Minor Arterial provides connections to and though an urban area and their primary function are to provide short distance travel within the urbanized area. Cooper Orbit Road's intersection with Kanis is proposed to be relocated to the northwest of the existing intersection but south of the subject area. That new alignment will require dedication of right-of-way and street improvements. 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. FILE NO.: Z-7701 Cont. Landscape: Since no building or paving expansions are proposed, no landscaping upgrade is required by ordinance. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2004) Mr. Pat McGetrick was present representing the applicant. Staff presented an overview of the proposed request indicating there were additional item necessary to complete the review. Staff requested the applicant provide the name and address of the landowner along with the source of title on the proposed preliminary plat. Staff also requested the applicant provide a front building line on each of the proposed lots. Staff requested the applicant provide the names of owners of all abutting lands on the proposed preliminary plat and provide a note concerning the proposed phasing of the development. Public Works comments were addressed. Staff stated the plat indicated an existing right-of-way, which would need to be dealt with. Staff stated the street either needed to be constructed or a waiver approved by the Board of Directors or be abandoned. Mr. McGetrick stated the developer was willing to construct the street but was interested in the construction at the best location for the City. Mr. McGetrick stated the Master Street Plan indicated a connection in this area but he understood the connection was nearer Cooper Orbit Road than the proposed site. Staff also questioned the indicated driveways. Staff stated the property frontage did not allow for two drives and a shared drive should be placed on the property line. Mr. McGetrick stated he did not feel a shared drive between the two properties would create a conflict. He stated both developments would take access from the 40 -foot street, which was to be constructed. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 plan to staff addressing most of the issues raised at the August 5, 2004 Subdivision Committee meeting. The applicant has indicated the location of a dumpster on the site plan along with a general note concerning the proposed screening. The applicant has also indicated a single sign located in the front yard area consistent with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. The 4 FILE NO.: Z-7701 (Cont. applicant has indicated the days and hours of operation from 8:00 am to 5:00 pm Monday through Friday and from 8:00 am to 3:00 pm on Saturday. The site plan indicates there will be thirty kennels within the building. The site plan indicates three deck locations. The applicant has indicated the decks shown on the site plan are existing and will be used by employees only and not an area for outdoor runs. The site plan also indicates the placement of a six foot chain link fence around the site. Portions of the proposed fencing will be located within the required setback. Staff is supportive of the fencing as proposed. The applicant has indicated the existing forty -foot right-of-way will be constructed per city Master Street Plan standard. The proposed site plan indicates the dedication of five -feet which is typically required to allow for a minimum street right-of-way of fifty feet. Staff is supportive of the applicant's indicated street improvements. Staff is supportive of the applicant's request. The applicant has indicated the placement of a kennel with thirty spaces on the site and a grooming facility. The site is shown as Suburban Office on the City's Future Land Use Plan and the applicant has applied for a revision to Commercial as a separate item on this agenda. Although, staff is not supportive of the applicant's request for a Commercial land use designation, staff is supportive of the placement of a kennel on the site. The use of the site will be contained solely within the building and any walking of animals will be with a handler. The building was constructed as a manufacturing facility and it is unlike the building will be converted to a suburban office use since the building is much larger than typical suburban office buildings. In addition if the applicant were proposing the placement of a veterinarian clinic on the site the use would be appropriate use under Suburban Office. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the redevelopment of the site as indicated should have minimal impact on the adjoining properties in the area. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. y FILE NO.: Z-7701 Cont. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for .approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. A August 26, 2004 ITEM NO.: 28.1 FILE NO.: Z-7701 NAME: Sach's Suburban Tract's Short -form PD -C LOCATION: Located near the Kanis Road and Cooper Orbit Road intersection DEVELOPER: Pat Malstrome 11610 Kanis Road Little Rock, AR 72212 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue Little Rock, AR 72201 AREA: 1.11 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD -C PROPOSED USE: Dog Kennel and grooming facility VARIAN CESMAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant proposes the redevelopment of the site as a dog kennel and grooming facility. The applicant has indicated there will be approximately 30 stalls within the enclosed building. The applicant has indicated there will be no outdoor runs or kennels located on the site. The proposed hours of operation are from 6:00 am to 6:00 pm seven days per week. August 26, 2004 SUBDIVISION ITEM NO.: 28.1 (Cont.) FILE NO.: Z-7701 The applicant is not proposing any exterior modifications to the site. All existing parking will be maintained and no new on-site paved areas will be added. The applicant has indicated one-half street improvements will be put in place for an existing 40 -foot right-of-way located along the eastern property line. The applicant is also proposing a preliminary plat in conjunction with the proposed request (Item No. 1 File No. S-878-13). The proposal includes the subdivision of a 9.15 acre tract into two lots. One lot will remain zoned R-2, Single-family and held for future residential development. The second lot is proposed as this rezoning to PD -C. The lots are proposed as 1.11 acres and 8.04 acres. The applicant has indicated annexation will be sought to provide wastewater service from the Little Rock Wastewater Utility for the development of proposed Lot 2. B. EXISTING CONDITIONS: The site is located outside the City limits but within the City's Extraterritorial Planning Jurisdiction. The site contains an existing vacant industrial building, the former FMC manufacturing company. South of the site is an area currently zoned MF -6 which once housed several manufactured homes; this site is now vacant with the exception of one unit. North of the site are single-family homes along with a non -conforming retail shop. North and west of the site are vacant R-2, Single-family zoned properties. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received two informational phone calls from area residents. The Gibralter Heights/Point West/Timber Ridge Neighborhood Association and the Parkway Place Property Owners Association along with all property owners located within 200 -feet of the site and all residents located within 300 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. See related comments on the pending new plat. 2. The existing driveway should be relocated west to the shared drive location when the Master Street Plan improvements occur. 2 August 26, 2004 SUBDIVISION ITEM NO.: 28.1 (Cont.) _ FILE NO.: Z-7701 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide an approval letter from the Pulaski County Sanitarian concerning the proposed septic system treatment. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: If a kennel is operated at this site, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: There is a question related to the 40 -foot right-of-way indicated on the proposed site plan. The site plan indicates a gravel drive in the right-of- way. Staff has some concerns with the multiple access points and the angles of the drives onto Kanis Road. The site plan does not indicate setbacks sufficient to meet the commercial building site plan review set by County Ordinances. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a Planned Commercial District for a kennel. A land use plan amendment for a change to Commercial is a separate item on this agenda. 3 August 26, 2004 SUBDIVISION ITEM NO.: 28.1 (Cont.) FILE NO.: Z-7701 Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan and may require dedication of right-of-way and will require street improvements. A Minor Arterial provides connections to and though an urban area and their primary function are to provide short distance travel within the urbanized area. Cooper Orbit Road's intersection with Kanis is proposed to be relocated to the northwest of the existing intersection but south of the subject area. That new alignment will require dedication of right-of-way and street improvements. 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. Landscape: Since no building or paving expansions are proposed, no landscaping upgrade is required by ordinance. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2004) Mr. Pat McGetrick was present representing the applicant. Staff presented an overview of the proposed request indicating there were additional item necessary to complete the review. Staff requested the applicant provide the name and address of the landowner along with the source of title on the proposed preliminary plat. Staff also requested the applicant provide a front building line on each of the proposed lots. Staff requested the applicant provide the names of owners of all abutting lands on the proposed preliminary plat and provide a note concerning the proposed phasing of the development. Public Works comments were addressed. Staff stated the plat indicated an existing right-of-way, which would need to be dealt with. Staff stated the street either needed to be constructed or a waiver approved by the Board of Directors or be abandoned. Mr. McGetrick stated the developer was willing to construct the street but was interested in the construction at the best location for the City. Mr. McGetrick stated the Master Street Plan indicated a connection in this area but he understood the connection was nearer Cooper Orbit Road than the proposed site. Staff also questioned the indicated driveways. Staff stated the property frontage did not allow for two drives and a shared drive should be placed on the property line. Mr. McGetrick stated he did not feel a shared drive between the two properties would create a conflict. He stated both developments would take access from the 40 -foot street, which was to be constructed. 12 August 26, 2004 SUBDIVISION ITEM NO.: 28.1 Cont.) FILE NO.: Z-7701 Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 plan to staff addressing most of the issues raised at the August 5, 2004 Subdivision Committee meeting. The applicant has indicated the location of a dumpster on the site plan along with a general note concerning the proposed screening. The applicant has also indicated a single sign located in the front yard area consistent with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. The applicant has indicated the days and hours of operation from 8:00 am to 5:00 pm Monday through Friday and from 8:00 am to 3:00 pm on Saturday. The site plan indicates there will be thirty kennels within the building. The site plan indicates three deck locations. The applicant has indicated the decks shown on the site plan are existing and will be used by employees only and not an area for outdoor runs. The site plan also indicates the placement of a six foot chain link fence around the site. Portions of the proposed fencing will be located within the required setback. Staff is supportive of the fencing as proposed. The applicant has indicated the existing forty -foot right-of-way will be constructed per city Master Street Plan standard. The proposed site plan indicates the dedication of five -feet which is typically required to allow for a minimum street right-of-way of fifty feet. Staff is supportive of the applicant's indicated street improvements. Staff is supportive of the applicant's request. The applicant has indicated the placement of a kennel with thirty spaces on the site and a grooming facility. The site is shown as Suburban Office on the City's Future Land Use Plan and the applicant has applied for a revision to Commercial as a separate item on this agenda. Although, staff is not supportive of the applicant's request for a Commercial land use designation, staff is supportive of the placement of a kennel on the site. The use of the site will be contained solely within the building and any walking of animals will be with a handler. The building was constructed as a manufacturing facility and it is unlike the building will be converted to a suburban office use since the building is much larger than typical suburban office buildings. In addition if the applicant were proposing the placement of a veterinarian clinic on the site the use would be appropriate use under Suburban Office. 5 August 26, 2004 SUBDIVISION ITEM NO.: 28.1 (Cont.) FILE NO.: Z-7701 To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the redevelopment of the site as indicated should have minimal impact on the adjoining properties in the area. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. G-� ITEM NO.: NAMF tR 28.1 FILE NO.: Z-7701 Sach's Suburban Tract's Short -form PD -C LOCATION: located near the Kanis Road and Cooper Orbit Road intersection Planning 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. Will there be a dumpster located on the site? If so indicate the location along with a note concerning the required screening. 3. Dimension all building setbacks from property lines. 4. Will there be any outdoor runs or kennels as a part of the project? If so locate the desired runs and kennel areas on the proposed site plan. 5. Provide details of the proposed fencing. 6. There is some concern with the indicated 40 -foot street right-of-way, which is also shown as access to the site. What will happen to the street (abandonment or construction)? 7. Provide the uses of the indicated decks. 8. Provide the number of animals to be served with the number of kennel stalls or a maximum of animals to be served. 9. Provide the days and hours of operation for the proposed facility. 10. Will there be any signage as a part of the development? If so locate the proposed signage on the site plan along with the height and area. 11. Is any outdoor storage proposed as a part of the development? If so indicate the area of outdoor storage and the nature of materials to be stored. Variance/Waivers: None requested. i1nMIUMnTAM.PM 1. See related comments on the pending new plat. 2. The existing driveway should be relocated west to the shared drive location when the Master Street Plan improvements occur. Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary. Provide an approval letter from the Pulaski County Sanitarian concerning the proposed septic system treatment. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: If a kennel is operated at this site, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: There is a question related to the 40 -foot right-of-way indicated on the proposed site plan. The site plan indicates a gravel drive in the right-of-way. Staff has some concerns with the multiple access points and the angles of the drives onto Kanis Road. The site plan does not indicate setbacks sufficient to meet the commercial building site plan review set by County Ordinances. CATA: No comment received. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a Planned Commercial District for a kennel. A land use plan amendment for a change to Commercial is a separate item on this agenda. Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan and may require dedication of right-of-way and will require street improvements. A Minor Arterial provides connections to and though an urban area and their primary function are to provide short distance travel within the urbanized area. Cooper Orbit Road's intersection with Kanis is proposed to be relocated to the northwest of the existing intersection but south of the subject area. That new alignment will require dedication of right-of-way and street improvements. 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. Landscape: Since no building or paving expansions are proposed, no landscaping upgrade is required by ordinance. Revised plattplan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, August 11, 2004. August 26, 2004 ITEM NO.: 28 FILE NO.: LU04-18-03 Name: Land Use Plan Amendment - Ellis Mountain Planning District Location: Kanis and Cooper Orbit Roads Request: Suburban Office to Commercial Source: Pat Malmstrome PROPOSAL 1 REQUEST: Land Use Plan amendment in the Ellis Mountain Planning District from Suburban Office to Commercial. 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 that they serve. The applicant wishes to utilize an existing building for an indoor dog run and kennel. Staff is not expanding the application since the Land Use Plan in this area was reviewed within the last eight months. EXISTING LAND USE AND ZONING: The property is mostly vacant with one existing structure and currently zoned R- 2, Single Family, and is 1.8 acres t in size. The subject property lies in an area of rural type development. Kanis Road runs diagonally southeast and northwest creating the lot's northeastern edge. Immediately surrounding this site is land zoned R-2 with several existing buildings. Just under a quarter mile to the north is a development (Parkway Place) consisting of single family homes. Almost immediately to southeast is an abandoned mobile home park consisting of a handful of vacant mobile homes zoned M176 Multifamily District. Less than a quarter mile to the southeast lie several pieces of property zoned C-1, Neighborhood Commercial, and a large section of land zoned for a PRD, Planned Residential Development. Most of these parcels consist of small buildings on large parcels of land. Less than quarter mile northwest of the property is mostly undeveloped land zoned POD, Planned Office Development, and further to the northwest is more undeveloped land zoned for 0-2, Office and Institutional District. Northeast of the property, homes exist and several are vacant or for sale marketing non-residential potential. Southwest of the property is a parcel zoned PRD and R-2 with several new multi -level apartment buildings and curbed streets for construction of new single family residences. August 26, 2004 SUBDIVISION ITEM NO.: 28 Cont. FILE NO.: LU04-18-03 FUTURE LAND USE PLAN AND RECENT AMENDMENTS: April 6, 2004, a change was made from Single Family to Suburban Office southeast of Pride Valley and North of Kanis Road to convert an existing structure into an office. July 3, 2001, a change from Low Density Residential, Mixed Office Commercial, and Neighborhood Commercial to Single Family in an area bounded by Bowman Road, Panther Creek, Cooper Orbit Roads, and Bowman Creek to remove non- residential uses to develop a single family subdivision. MASTER STREET PLAN: Kanis Road is shown as a Minor Arterial on the plan and is built as a rural two- lane road and will be subject to street improvements. A Minor Arterial provides connections to and though an urban area and their primary function are to provide short distance travel within the urbanized area. A portion of Cooper Orbit Road is a Local Road that connects with Kanis Road about a quarter mile to the southeast of the site. However, the Master Street Plan shows the proposed alignment for Cooper Orbit Road to intersect with Kanis Road immediately southeast of the property. This extension of Cooper Orbit Road is a Minor Arterial and will lessen traffic at the five -way intersection with Kanis Road and Kirby Drive. To the south of this application, Cooper Orbit Road has been realigned and improved due to development of a PRD and residential subdivision. This alignment built Cooper Orbit Road to its Minor Arterial classification and provided a safe intersection into the new development. The roadway improvement and alignment of Cooper Orbit Road is consistent with the Master Street Plan. PARKS: Parkland is located less than one mile to the north in the median of Chenal Parkway between Wellington Hills and Gamble Road. This is considered one of Little Rock's "Green Fingers" that will be used to link existing and proposed parks to one another. This "Green Finger" is an area where residents can enjoy passive and active recreation. A trail through this area is presently being developed per the Master Parks Plan. HISTORIC DISTRICTS: There are no city recognized historic districts that would be affected by this amendment. 2 August 26, 2004 SUBDIVISION ITEM NO.: 28 (Cont.) FILE NO: LU04-18-03 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: This is a rural area located in Pulaski County within the city's extraterritorial jurisdiction. Southwest of this site is an area that is developing with multi -family and single family homes. An additional item of concern for this site is the identification of the new Cooper Orbit Road and Kanis Road intersection immediately southeast of the property. With recent development southwest of the property, the residential population is increasing and the new intersection is anticipated in the future. With new residential development occurring in this area it is important that future commercial development is kept in designated areas to reduce possible land use conflicts that might occur. The applicant's property is in an area shown as Suburban Office on the Future Land Use Plan which also parallels the southern side of Kanis Road from the MOC to the east, through the future intersection of Kanis Road and Cooper Orbit Road and just past the applicant's property. The Suburban Office category provides for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility and requires a Planned Zoning District. The applicant's request to change to a Commercial land use will place Commercial adjacent to Single Family, near Low Density Residential, and divide the existing Suburban Office area into two sections. The applicant's area is shown as Suburban Office to facilitate an orderly flow of uses between the area's Mixed Office Commercial and Residential areas. The Mixed Office Commercial area on the Land Use Plan is located just to the east, at the present intersection of Cooper Orbit Road, Kirby Drive, and Kanis Road. Changing this site from Suburban Office to Commercial would allow for a more intense use in the middle of an area designated for lower intensity uses. The amendment to the Land Use Plan might also encourage other properties in the area to look to amend their land to Commercial uses, placing more intense uses adjacent to low intensity uses. Just because the property is located alongside a Minor Arterial does not mean it is appropriate for Commercial uses in a vacant area shown as MOC. The present intersection of Cooper Orbit, Kirby, and Kanis Roads has space readily available for possible commercial development as well as properties shown as Commercial less than a mile to the north along Chenal Parkway. Demand for Commercial property near the applicant's the property in question has been low, which has left MOC land nearby vacant. K3 August 26, 2004 SUBDIVISION ITEM NO.: 28 Cont.) FILE NO.: LU04-18-03 Previous use of the property in question was heavy -commercial which is foreign to the area's present Single Family and Suburban Office designations. Use of a pre-existing building would be an adaptive use to the site, and the new use could be looked upon as a positive improvement to the area. IGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Parkway Place, Spring Valley Manor Property Owners Association, and Gibralter/Pt. West/Timber Ridge. Staff has received no comments from area residents. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. Presently demand for Commercial development in the area is low, and land available for Commercial development is available nearby. PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The item was placed on the consent agenda for withdrawal. A motion was made to approve the consent agenda and was approved with a vote of 9 ayes, 0 noes and 2 absent. C!