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HomeMy WebLinkAboutS-1408 Staff AnalysisApril 22, 2004 ITEM NO.: A.3 FILE NO.: Z-4807-E Owner: Shackleford Family Trust Applicant: White-Daters and Associates Location: Along the east side of Kirk Road, north of Chenal Parkway Area: Approximately 120 acres Request: Rezoning from Various Districts to MF-18, 0-2, 0-3 and C-3 Purpose: Future development Existing Use: Undeveloped SURROUNDING LAND USE AND ZONING North — Apartment complex and undeveloped property; zoned MF-18, 0-3 and ('.-1 South — Auto dealership, branch bank, dental clinic; zoned PD-C and C-3 East — Undeveloped property and mini -warehouse development; zoned R-2, R-3, MF-6, MF-18 and POD West — Single family residential, auto repair garage, office uses and undeveloped property (across Kirk Road); zoned 0-2, 0-3 and C-3 A. PUBLIC WORKS COMMENTS: 1. Refer to all comments for the preliminary plat (Item 6.). Show all existing and proposed right-of-way dedications on the zoning plan. B. PUBLIC TRANSPORTATION ELEMENT: The site is not located on a CATA bus route. C. PUBLIC NOTIFICATION: All property owners located within 200 feet of the site, all residents within 300 feet who could be identified, and the St. Charles and Parkway Place Neighborhood Associations were notified of the public hearing. April 22, 2004 SUBDIVISION ITEM NO.: A.3(Cont.)FILE NO.: Z-4807-E D. LAND USE ELEMENT: This request is located in the Chenal Planning District. The Land Use Plan shows Office, Multifamily, Low Density Residential and Single Family for this property. The applicant has applied for 0-2 Office and Institutional, 0-3 General Office, C-3 General Commercial and MF-18 Multifamily for office, retail and multifamily development. A land use plan amendment for a change to Office, Commercial and Multifamily is a separate item on this agenda. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal listed an action statement that recommends the aggressive use of Planned Zoning Districts to influence more neighborhood -friendly and better quality development. E. STAFF ANALYSIS: Shackleford Family Trust, owner of the 120 acres of property located along the east side of Kirk Road, north of Chenal Parkway, is requesting to rezone the majority of the property from various districts to MF-18, 0-2, 0-3 and C-3. The rezoning is proposed for the future development of the property. In addressing an overall development plan for the property, the applicant has also filed a land use plan amendment, master street plan amendment and preliminary plat. Those issues are also items on this Planning Commission agenda. The property is undeveloped and mostly grass -covered pasture land. Portions of the property are sparsely tree -covered. The property has varying degrees of slope. There are two (2) single family residences located within the west one-half of the property, which take access from Kirk Road. The general area contains a mixture of uses and zoning. There is an apartment complex and undeveloped MF-18, 0-3 and C-1 zoned property to the north. There is an auto dealership, branch bank and dental clinic to the south, with a Kroger store development further south across Chenal Parkway. The Arkansas Systems Office Park is located across Kirk Road to the west, along with an auto repair business and three or four single 2 April 22, 2004 SUBDIVISIO ITEM NO.: A.3 Cont. FILE NO.: Z-4807-E family residences. The majority of the property to the east is undeveloped and zoned R-2, R-3, MF-6 and MF-18. There is a mini -warehouse development at the southeast corner of the property, with the Villages of Wellington single family development being located further to the east. The applicant is proposing to rezone the majority of the property from various districts to MF-18, 0-2, 0-3 and C-3. The list of the proposed rezoning is as follows, with the "Area" numbers referring to the attached sketch map, and the acreage calculations being approximations. The acreage calculations do not include the proposed street rights -of -way. Area 1. Rezone from R-2 to MF-18 Area 2. Rezone from R-3 to MF-18 Area 3. Rezone from MF-6 to MF-18 Area 4. Rezone from 0-2 to MF-18 Area 5. Rezone from MF-18 to 0-2 Area 6. Rezone from 0-2 to 0-3 Area 7. Rezone from 0-2 to C-3 Area 8. Rezone from 0-2 to MF-18 Area 9. Rezone from R-2 to MF-18 Area 10. Remain zoned MF-18 Area 11. Remain zoned 0-2 (5.5 Acres) (17.5 Acres) (19 Acres) (4.5 Acres) (8.3 Acres) (5 Acres) (4.3 Acres) (4.3 Acres) (6 Acres) (19 Acres) (13.3 Acres) The City's Future Land Use Plan designates this property as Office, Multifamily, Low Density Residential and Single Family. The applicant has filed a land use plan amendment for a change to Office, Commercial and Multifamily. This issue is a separate item on this agenda (Item 6.1). Although staff is supportive of an overall development plan for this 120 acres, staff does not support all of the zoning changes as proposed. Staff supports the rezoning of Areas 5, 8 and 9 as described above, with Areas 10 and 11 remaining zoned MF-18 and 0-2 respectively. Staff does not support the rezoning of Areas 1-4, 6 and 7 as requested. Staff feels that Areas 1-4 should be zoned to MF-12 (instead of MF-18), a lower multifamily density, with a 50 foot wide zoned OS (Open Space) strip along the east property line. Staff feels that this will provide a good transition from the minor arterial to the single family zoning to the east, and provide an adequate buffer between a multifamily development and the future expansion of the Villages of Wellington single family development. Staff also feels that Area 6 should remain zoned 0-2 3 April 22, 2004 SUBDIVISION ITEM NO.: A.3 (Cont.) FILE NO.: Z-4807-E (instead of 0-3) and maintained as part of the overall 0-2 tract to the east. Staff does not feel that small 0-3 zoned tracts will be appropriate for this area along the east side of Kirk Road (see Item 6. — proposed preliminary plat). Additionally, staff feels that it would be more appropriate to zone Area 7 to C-1 Neighborhood Commercial District (instead of C-3), as it is adjacent to proposed multifamily zoning to the north and east. According to Section 36-299 of the City's Zoning Ordinance, "The C-1 Neighborhood Commercial District is designed to accommodate limited retail developments within or adjacent to neighborhood areas for the purpose of supplying daily household needs of the residents food, drugs and personal services." Staff feels that C-1 zoning would be more compatible with the overall zoning plan for the property, given the total amount of multifamily zoning proposed. Staff feels that the overall zoning plan for the property, as suggested by staff, will have no adverse impact on the adjacent property or the general area. Staff feels that the 46.5t acres of proposed MF-18 zoning on the east side of the future minor arterial is too much multifamily density of the area, given the 29 acres of MF-18 zoning proposed for the west side of the arterial along with the existing multifamily zoning and development to the north and southeast. In addition, staff believers a 50 foot wide zoned OS buffer along the east property line, north of the future minor arterial, will provide an adequate buffer between a future MF-12 development and future expansion of the single family development to the east. F. STAFF RECOMMENDATION: Staff recommends denial of the rezoning plan, as requested. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Joe White was present representing the request. There were several registered objectors present. Staff stated the applicant had requested this item be deferred to the December 18, 2003 Public Hearing. Staff stated they would recommend the application be deferred to the January 29, 2004 Public Hearing I! April 22, 2004 SUBDIVISION ITEM NO.: A.3 Cont. FILE NO.: Z-4807-E to allow all the related item to be considered at the same time. The applicant indicated they were agreeable to this recommendation. There was no further discussion of the item. The item was placed on the consent agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (JANUARY 29, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated the applicant submitted a letter requesting the item be deferred to the March 11, 2004 Public Hearing. Staff stated they were supportive of the request. There was no further discussion of the item. The item was placed on the consent agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Joe White was present representing the request. There were registered objectors present. Staff stated the applicant had submitted a letter dated March 1, 2004 requesting the item be deferred to the April 22, 2004 Planning Commission Public Hearing. Staff stated the deferral request would require a waiver of the By -Laws related to the number of allowed deferrals. Staff :stated the applicant had notified property owners as required by the Planning Commission By -Laws of the deferral request. Staff stated they were supportive of the By -Law waiver and the deferral request. 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 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted a revised zoning plan to staff on April 7, 2004. The revised plan makes two (2) minor changes to the original proposal. The applicant has removed the 5 acres of proposed 0-3 zoning along the east side of Kirk Road from the proposal. The applicant has also slightly enlarged the overall 5 April 22, 2004 SUBDIVISION ITEM NO.: A.3 FILE NO.: Z-4807- amount of proposed C-3 zoning along Systems Drive, from 4.3 acres to 5.8 acres. Otherwise, the rezoning plan remains the same, with approximately 46.5 acres of proposed MF-18 zoning along the east side of Chaplin Drive, approximately 28.5 acres of existing and proposed MF-18 zoning along the west side of Chaplin Drive, and approximately 26.3 acres of existing and proposed 0- 2 zoning within the southern portion of the overall ownership. The attached sketch map shows the areas of existing and proposed zoning with reference to the proposed lots and street construction. Please disregard the previously used "Area" numbers, as they do not apply to the revised zoning plan and sketch. Staff continues to be in support of an overall development/zoning plan for this 120 areas. Staff supports the zoning for lots 5, 6, 7, 12 and 13. Staff does not support the zoning proposed for Lots 1, 2, 3, 4, 8, 9, 10 and 11. Staff feels that MF-18 zoning along the east side of Chaplin Drive is too much density adjacent to the single family zoning to the east. Staff could support MF-6 zoning for Lots and 4, as they are adjacent to existing multifamily zoned areas. Staff would like to see Lots 2 and 3 zoned R-2 and incorporated into the single family development to the east. Additionally, staff continues to feel that it would be more appropriate to zone Lots 8-11 to "C-1" Neighborhood Commercial District (instead of C-3). Staff feels that C-1 zoning would be more compatible with the overall zoning plan for the area, given the total amount of multifamily zoning. Staff feels that the overall zoning plan for the property, as suggested by staff, is most appropriate for the property and surrounding properties. Staff believes that rezoning the property, as proposed by staff, will have no adverse impact on the surrounding properties or the general area. Staff continues to recommend denial of the rezoning plan, as requested and revised by the applicant. 0 April 22, 2004 ITEM NO.: A.2 FILE NO.: MSP03-04 Name: Master Street Plan Amendment - Chenal Planning District Location: Between Kirk Road and the Champlin/Wellington Hills Proposed Minor Arterial Request: Removal of a Proposed Collector Street Source: Joe White, White - Daters & Associates PROPOSAL/REQUEST: Master Street Plan amendment in the Chenal Planning District for the removal of a Proposed Collector Street and abandonment of the dedicated Right -of -Way running through the applicant's property. Collector Streets are to provide access to and from the arterial network to a development, subdivision or large center of activity, as well as access to adjacent properties. The applicant wishes to remove the Proposed Collector Street to assemble land for office development. Staff has not expanded the application since the entire length of the segment consists of right-of-way running through the applicant's property and does not extend beyond the two streets it connects. The length of the segment is about 1,390 ± feet. CURRENT MASTER STREET PLAN: The Proposed Collector Street shown would connect Kirk Road to the Champlin / Wellington Hills Proposed Minor Arterial. Kirk Road is shown on the plan as a Collector Street and is built as a rural two-lane road. Kirk Road will need improvements in order to conform to the Master Street Plan standards for Collector Streets. The Champlin / Wellington Hills Proposed Minor Arterial shown on the plan is intended to link Champlin Drive to Wellington Hills Road and would need to be built. The Master Street Plan also shows an extension to Systems Drive as a Proposed Collector Street. FUTURE LAND USE PLAN: The intersection of the Proposed Collector Street with Kirk Road is shown as Commercial except for the northeast corner, which is shown as Office. The property where the Proposed Collector Street will intersect the April 22, 2004 SUBDIVISION ITEM NO.: A.2(Cont.)FILE NO.: MSP03-04 Champlin/Wellington Hills Proposed Minor Arterial is shown as Multifamily on the west side of the intersection, while the east side is shown as Low Density Residential. All of the land along the segment in question east of Kirk Road is the subject of a Land Use Plan amendment and is a separate item on this agenda. HISTORIC DISTRICTS: There are no historic districts that would be affected by this amendment. 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: Pastureland lies on both sides of the Proposed Collector Street. The proposed street segment that would link the office developments west of Kirk Road to the residential areas located north and east of Wellington Hills Road. The removal of the Proposed Collector Street would necessitate that the adjacent property be accessed by other means and could result in more curb cuts, on Kirk Road, Champlin / Wellington Hills, and the Systems Drive extension. The Proposed Collector Street has a dedicated Right -of -Way of 60 feet. The design standards for Proposed Collector Streets are intended to serve a traffic count of 5,000 vehicles per day. Removal of the Proposed Collector Street with the suggested future development pattern would likely increase traffic on Kirk Road and the Champlin / Wellington Hills connection. If approved, the Champlin / Wellington Hills Proposed Minor Arterial would serve the role of providing access to adjacent properties. Minor Arterials are intended to provide access between different sections of the city with the secondary purpose of providing access to adjacent properties. Although Kirk Road, as a Collector Street, is intended to link the neighborhood to an Arterial, this application would increase the traffic on Kirk Road by increasing its use for access to adjacent property. Since the Proposed Collector Street is a short segment that begins at Kirk Road and ends at the Proposed Minor Arterial, it is not as likely that it would become a cut -through street. The Proposed Collector Street would be more likely to be used to access adjacent property. The current street pattern shown on the Master Street Plan anticipated a higher density of land development. The three Proposed Collectors link properties to 2 April 22, 2004 SUBDIVISION ITEM NO.: A.2(Cont.)FILE NO.: MSP03-04 the Champlin / Wellington Hills Proposed Minor Arterial. If the related land use plan amendments are approved, the Future Land Use Plan would accommodate higher densities of development than is currently shown. Any increased density would generate a larger amount of traffic that would need the proposed streets shown on the Master Street ,Plan. The Proposed Collector Street in question, as well as the one that would extend Systems Drive; would complement each other to link the office developments to the west with residential areas located east of Champlin / Wellington Hills. If this amendment is approved the Proposed Collector Street located at the end of Systems Drive would serve a higher volume of traffic as the only link between the residential areas to the east and the non- residential areas to the west. Due to the high number of land use plan amendments in this area, there is a need for roads. This amendment bisects an area under consideration for a Land Use Plan amendment for a change from Multifamily to Office, which could increase the intensity of development and could increase the amount of traffic generated. The plan amendment could result in a larger area of intense development between Kirk Road and the Proposed Minor Arterial from Chenal Parkway and the Systems Drive extension. The Proposed Collector Street currently shown lies approximately halfway between Chenal Parkway and the systems drive extension. This Master Street Plan amendment coupled with increases of intensity of development proposed by the Land Use Plan amendment would create a an area of intense development that would only be accessed from streets located at the periphery. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Aberdeen Court Property Owners Association, Bayonne Place Property Owners Association, Carriage Creek Property Owners Association, Chenal Ridge Property, Du Quesne Place P.O.A., Eagle Pointe Property Owners Association, Glen Eagles Property Owners Association, Hillsborough Property Owners Association, Hunters Cove Property Owners Association, Hunters Green Property Owners Association, Johnson Ranch Neighborhood Association, Marlowe Manor Property Owners Association, Maywood Manor Neighborhood Association, St. Charles Property Owners Association, Charleston Heights/North Rahling Rd N-A., Margeaux Place Property Owners Association, and Parkway Place Property Owners Association. Staff has received one comment from area residents. The one comment received was neutral. 3 April 22, 2004 SUBDIVISION ITEM NO.. A.2 Cont. FILE NO.: MSP03-04 STAFF RECOMMENDATIONS: Staff believes the change not appropriate based on the suggested land use pattern and information provided. PLANNING COMMISSION ACTION: (December 4, 2003) The item was placed on the consent agenda for deferral to the January 29, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes, and 0 absent. PLANNING COMMISSION ACTION: (January 29, 2004) The item was placed on the consent agenda for deferral- to the March 11, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes and 0 absent. El April 22, 2004 SUBDIVISION ITEM NO.: A.2 Cont. FILE NO.: MSP03-04 For copies of letters and emails concerning this item see Item A.1. PLANNING COMMISSION ACTION: (March 11, 2004) The item was placed on the consent agenda for deferral to the April 22, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted new information on April 7, 2004. The new submission shows the Arterial and Collector system as proposed by the Master Street Map. There no longer is an amendment and this item should be withdrawn from the Planning Commissions Agenda. 5 April 22, 2004 ITEM NO.: A.1 FILE NO.: LU03-19-02 Name: Land Use Plan Amendment - Chenal Planning District Location: North of Chenal Parkway, South of Rahling Road Request: Area 1: Office and Multifamily to Commercial. Area 2: Commercial to Office. Area 3: Multifamily to Office. Area 4: Single Family to Park / Open Space. Area 5: Single Family to Public Institutional. Area 6: Low Density Residential to Multifamily. Area 7: Single Family to Multifamily. Source: Joe White, White - Daters & Associates PROPOSAL / REQUEST: Land Use Plan amendment in the Chenal Planning District from Office, Multifamily, Low Density Residential, and Single Family to Office, Commercial, and Multifamily. The Office category represents services provided directly to the consumers (e.g., legal, financial, medical) as well as general offices, which support more basic economic activities. 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 Multifamily category accommodates residential development of ten (10) to thirty-six (36) dwelling units per acre. The applicant wishes to develop the property for commercial, office, and multifamily uses. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include an area shown as Low Density Residential at the end of Wellington Hills Road to recognize existing zoning and the proposed multi- family development. In addition, the application was expanded to include a change from Single Family to Park / Open Space at the northwest corner of Wellington Hills and Wellington Village Road (Area 4), and a change from Single Family to Public Institutional on the west side of Wellington Village Road (Area 5) to recognize existing zoning and the uses. The Park / Open Space category includes all public parks, recreation facilities, greenbelts, flood plains, and other designated open space and recreational land. The Public Institutional category includes public and quasi -public facilities that provide a variety of services to the community such as schools, libraries, fire stations, churches, utility substations, and hospitals. April 22, 2004 SUBDIVISION ITEM NO.: A.1 _(Cont.) _ FILE NO.: LU03=19-02 EXISTING LAND USE AND ZONING: The applicant's property is about 120.0 acres t of pastureland. The -portion of the applicant's property on the west side of the Champlin / Wellington Hills Proposed Minor Arterial is zoned R-2 Single Family at the end of Champlin Drive, MF-18 Multifamily at the end of Kirk Road, 0-2 Office and Institutional along Kirk Road, and MF-18 at the south end of the applicant's property. The east side of the Proposed Minor Arterial is zoned R-2 at the end of Champlin Drive, R-3 Single Family in the middle, and MF-6 Multifamily at the end of Wellington Hills Road. The expanded area consists of vacant land zoned MF-18 near the end of Wellington Hills Road, a retention pond at the northwest corner of Wellington Hills and Wellington Village Road zoned R-2, and property zoned R-2 with a Conditional Use Permit for a church on the west side of Wellington Village Road. The vacant land neighboring the study area beginning at the end of Champlin Drive is zoned MF-18, R-2, and MF-6. The property wrapping around the east side of the expanded area consists of houses located in the vicinity of Wellington Hills Road zoned R-2. The property on the east side of the intersection of Wellington Hills and Wellington Village Roads consist of a church zoned R-2 with a C.U.P. and vacant land at the northeast corner zoned 0-1 Quiet Office. The south side of Wellington Hills Road includes vacant land zoned C-1 Neighborhood Commercial at the Wellington Village intersection, plus offices and a radio station zoned Planned Office Development at the end of Wellington Hills. The land to the south along Chenal Parkway includes a church zoned R-2 with a C.U.P. at Kanis Road, and an automobile dealership zoned Planned Development - Commercial at Kirk Road. The property to the west along Kirk Road consists of a convenience store zoned C-3 General Commercial at Chenal Parkway, offices and vacant land zoned 0-2 along the west side of Kirk Road on both sides of Systems Drive, and vacant land zoned MF-18 on the south side of Rahling Road at Chenal Valley Drive. A small parcel of vacant land zoned 0-3 is located north of the applicant's property on the end of Champlin Drive on the west side. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: On June 17, 2003 multiple changes were made from Office, Multifamily, and Single Family to Multifamily and Low Density Residential along the south side of Rahling Road at Chenal Valley Drive within a 1 mile radius of the current study area, which includes some of the property addressed by this amendment, and resulted in the current Future Land Uses shown for the study area to accommodate proposed development and recognize existing conditions. 2 April 22, 2004 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: LU03-19-02 On September 18, 2001 a change was made from Single Family, to Neighborhood Commercial and Office on Rahling Road at Chenal Valley Drive and Champlin Drive about 1/10 of a mile north of the amendment area to accommodate proposed development. On September 18, 2001 a change was made from Low Density Residential to Single Family for an area located. northeast of the end of Lamarche Drive about 1 mile north of the study area to recognize existing conditions. On April 17, 2001 a change was made from Single Family, Multifamily, and Park/Open Space to Community Shopping on Rahling Road & Chenal Parkway about % of a mile west of the study area to accommodate proposed development. On January 4, 2000 a change was made from Office to Mixed Office Commercial at 15500 Chenal Parkway about 1 /10t" of a mile southwest of the amendment area to accommodate proposed development. The portion of the applicant's property on the west side of the Champlin / Wellington Hills connection is shown as Multifamily, Office and Commercial. The land between the area shown as Office and the Proposed Minor Arterial is shown as Multifamily. The east side of the applicant's property is shown as Single Family to the north and Low Density Residential to the south. The expanded area is shown as Low Density Residential at the end of Wellington Village Road, Single Family at the northwest corner of the Wellington Hills / Wellington Village intersection, and along the west side of Wellington Village Road. The neighboring property north of the study area is shown as Office and Multifamily at the end of Champlin Drive. The land wrapping around the east side of the expanded study area is shown as Single Family. The intersection of Wellington Hills and Wellington Village is shown as Public Institutional on the east side of Wellington Village and Suburban Office at the corner. The land on the south side of Wellington Hills is shown as Neighborhood Commercial at Wellington Village Road and Suburban Office at the end of Wellington Hills. The property to the south along Chenal Parkway is shown as Public Institutional at the intersection of Kanis Road and Commercial from Kanis to Kirk Road. The land to the west is shown as Commercial at the Chenal / Kirk intersection and Office along the west side of Kirk Road. The land at the northwest corner of the study area is shown as Multifamily. MASTER STREET PLAN: Champlin Drive / Wellington Hills Road is shown as a Minor Arterials. The Champlin end intersecting Rahling Road is built to a 5-lane standard while the 3 April 22, 2004 SUBDIVISION ITEM NO.: A.1 Cont. FILE NO.: LU03-19-02 Wellington Hills segment is built to a 4-lane standard with a raised median. A Proposed Collector Street is shown to link Wellington Village Road to the Champlin / Wellington Hills Proposed Minor Arterial. The completed portion of Wellington Village is classified as a Collector Street built to Collector standards. A second Proposed Collector Street will link Systems Drive from Kirk Road to the Champlin / Wellington Hills Proposed Minor Arterial. A third Proposed Collector Street will link Kirk Road to the Champlin / Wellington Hills Proposed Minor Arterial and is the subject of a Master Street Plan Amendment on this agenda. There are no bikeways shown that would be affected by this amendment. PARKS: The Little Rock Parks and Recreation Master Plan of 2001 shows a Potential Greenbelt along Rock Creek in the median of Chenal Parkway within an eight block walking distance south of the application area. The plan is to develop the median of Chenal Parkway as a linear park and will include the construction of the Class I bikeway shown on the Master Street Plan. Since this amendment covers a large area, the northern portions of the study area are located in a Service Deficit Area and would require the development of park and open space facilities to serve future developments. HISTORIC DISTRICTS: There are no historic districts that would be affected by this amendment. 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: Area 1: (Office & Multifamily to Commercial) This change would introduce an area of Commercial that would provide land to serve the offices to the west and residential areas to the east and significantly increase the potential intensity of development that could occur in the neighborhood. The location of this area between non-residential uses to the west and residential uses to the east could provide a focal point for the neighborhood as a center of activity that could serve both of the neighboring uses. However, this change would place an inappropriately high intensity of commercial uses in an area that would be more appropriately served with less intense commercial activity. The Commercial land use category would allow uses that would not provide support services to the nearby office areas during business hours and uses that would have adverse 4 April 22, 2004 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: LU impacts on the neighboring residential areas. The adverse affects resulting from increased traffic, noise, and visual impacts would have a greater negative impact on the residential areas to the east while leaving the non-residential areas to the west relatively non -disturbed. If the proposed change to Multifamily in Areas 6 is approved, the Multifamily designation for those areas could provide a transition from the non-residential areas to the west and the less intense Low Density Residential. If the change for Area 6 is not approved, a change to Commercial in Area 1 would place a conflicting use adjacent to the area shown as Low Density Residential. At this time all of the areas providing land for retail developments are located at along Chenal Parkway and Rahling Road. The closest land to the study areas shown for non-residential uses consists of the areas shown as Office, located to the west. This change would provide vacant land for new retail development on Champlin / Wellington Hills located about halfway from the areas currently shown for retail uses. Area 2: (Commercial to Office) This change would reduce the amount of land shown as Commercial at the northeast corner of the Chenal Parkway / Kirk Road intersection. The area proposed for Office would be small enough that by itself would not require an amendment. However, this amendment is adjacent to Area 3, which for a proposed change from Multifamily to Office. The change from Commercial to Office in Area 2 is essentially an expansion for the proposed change in Area 3. The Commercial shown at the intersection of Kirk Road fronts and is accessed by Chenal Parkway. Kirk Road would front area #2. Area 3: (Multifamily to Office) This conversion would increase the area shown as Office and allow the assembly of land parcels suitable for larger office development between Kirk Road and the Champlin / Wellington Hills Connection. This alteration would allow a greater continuity of uses by establishing non- residential uses along the west side of the Champlin / Wellington Hills connection south of the Systems Drive extension. This modification would also be compatible with the Suburban Office to the east and the Commercial and Public Institutional to the south. In addition, a change to Office would provide double frontage for office developments between Kirk Road and the Champlin / Wellington Hills connection. The area shown as Office between Kirk Road and Chenal Parkway is near build -out. A change to Office would provide more vacant land allow more future office development in the neighborhood. Similar to the change proposed for Area 1, the proposed change in Area 3 could have adverse affects resulting from increased traffic, noise, and visual impacts would have a potential negative impact on the residential areas to the east. If the proposed changes to Multifamily in Areas 6 are approved, the Multifamily designation for those areas could provide a transition from the non-residential areas to the west and the less intense Low Density Residential. As in Area 1, if the changes for Area 6 is not approved, a change to Office in Area 3 would place a conflicting April 22, 2004 SUBDIVISION ITEM NO.: A.1 (Cont,) FILE NO.: LU03-19-02 use adjacent to the area shown as Low Density Residential. The proposal for Area 3 would also increase the area of non-residential, requiring people live further from the proposed commercial and offices uses, further segregating uses. A change to Office in Area 3 would allow for a campus type office development. Area 4: (Single Family to Park / Open Space) A change to Park / Open Space would recognize existing conditions at the northwest corner of the Wellington Hills / Wellington Village intersection. Park / Open Space would also serve to protect the integrity of the retention pond located at the northwest corner of Wellington Hills and Wellington Village and preserve the hillside. A change to Park / Open Space would also buffer the Single Family uses to the north from the non-residential uses located to the south. In addition, Park / Open Space would also provide a transition along the north side of Wellington Village from the Suburban Office and Commercial shown south of Wellington Village and the residential areas to the west. This change along with the proposed changes for Areas 5 and 6 would buffer the less intense residential uses to the north from the more intense nonresidential uses to the south. As an existing use, or neighborhood amenity, a change to Park / Open Space should help re -enforce this area as an open space amenity to the neighborhood. Area 5: (Single Family to Public Institutional) The Public Institutional category would recognize the church and provide a transition along the west side of Wellington Village into the residential areas to the north from the non-residential areas to the south. A change to Public Institutional is intended to serve the civic needs of the neighborhood. A change to Public Institutional in Area 5, along with a change to Park / Open Space in Area 4, would complement the Suburban Office and Public Institutional on the east side of Wellington Village to create a gateway into the neighborhood. As in Area 4, this change would recognize an existing use, or neighborhood amenity, there would be little negative impact on the neighborhood as long as the present use of the property remains unaltered. However, unlike the property in Area 4, this property could be more easily converted from its present use to either residential or non-residential uses. Area 6: (Low Density Residential & Single Family to Multifamily) A change to Multifamily would eliminate the LDR fronting Wellington Hills Road and provide Multifamily along the east side of the proposed Champlin / Wellington Hills link. Although a change to Multifamily could also place a higher density of residential uses next to less intense LDR, the remaining area shown as LDR could provide a transition between densities of residential development. This change would also buffer the non-residential areas to the west from the residential areas to the east. This proposal along with the proposed change in Area 7 would create a continuous area of Multifamily from Area 4 and the Multifamily shown at the intersection of Rahling Road and Chenal Valley Drive. The change in Area 6 E^ April 22, 2004 SUBDIVISION ITEM NO.: A.1 (Cont.) FILE NO.: LU03-19-02 could also provide a transition of use intensity resulting from the proposed change to Commercial in Area 1 from the less intense residential areas to the east. However, due to the possible densities of development in an area shown as Multifamily (up to 36 dwelling units per acre), a change to Multifamily in Area 6 compared to the possible densities in an area shown as LDR (as low as 6 dwelling units per acre), a large difference in densities could occur in developments located next to each other. Area 7: (Single Family to Multifamily) A change to Multifamily would link a change to Multifamily in Area #6 to the Multifamily shown at the end of Champlin Drive. The proposed change for Area #7 would also establish Multifamily uses on both sides of the Champlin / Wellington Hills connection between the Systems Drive extension and the proposed Wellington Village Road extension. However, as in Area 6, this could place a higher density of residential uses next to less intense residential uses without a buffer between densities of residential development. A change to Multifamily at this location would increase the area already shown as Multifamily at the end of Champlin Drive. A change to Multifamily in Area 7 could result in a greater difference between developments located in Area 7 and the lower densities allowed in the areas to the east. Multifamily developments located in Area 7 would also occur adjacent to Single Family developments that would occur in conjunction with an extension of the Wellington Village Road Collector Street. In summary, the changes proposed would establish Champlin / Wellington Hills as a boundary between residential and non-residential uses located south of systems drive. The changes for Areas 1, 2, and 3 would add place Commercial uses inside the neighborhood, expand the area shown as Office, and remove Multifamily from the west side of Champlin / Wellington Hills. The changes for Areas 4 and 5 would complement the land shown as Suburban Office and Public Institutional at the intersection of Wellington Hills and Wellington Village to establish a transition of uses along Wellington Village and create an entrance into the residential areas to the north: The change for Areas 6 would complement the changes proposed for Areas 1 and 3 to establish Champlin / Wellington Hills as a boundary between residential and non-residential uses. The change in Area 7 would increase the area shown as Multifamily currently shown at the end of Champlin Drive. These changes add a new area shown as Commercial with a slight reduction in the Office and Multifamily. The loss of Office and Multi -family in Area 1 would be offset by an increases in land shown as Office in Areas 2 & 3 and Multi -family for Areas 6 & 7. The changes to Office in Areas 2 and 3 also provides vacant land for Office uses in addition to the land already developed with Office uses along Chenal Parkway. A change for Area 5 would reinforce a neighborhood amenity, while both changes for Areas 4 and 5 recognize existing conditions. New Multifamily in Areas 6 & 7 would add vacant 7 April 22, 2004 SUBDIVISION ITEM NO.: A.1 Cont. FILE NO.: LU03-19-02 land to the recent increase in Multifamily shown at the end of Champlin Drive and south of Rahling Road at Chenal Valley Drive. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Aberdeen Court Property Owners Association, Bayonne Place Property Owners Association, Carriage Creek Property Owners Association, Chenal Ridge Property, Du Quesne Place P.O.A., Eagle Pointe Property Owners Association, Glen Eagles Property Owners Association, Hillsborough Property Owners Association, Hunters Cove Property Owners Association, Hunters Green Property Owners Association, Johnson Ranch Neighborhood Association, Marlowe Manor Property Owners Association, Maywood Manor Neighborhood Association, St. Charles Property Owners Association, Charleston Heights/North Rahling Rd N.A., Margeaux Place Property Owners Association, and Parkway Place Property Owners Association. Staff has received one comment from area residents. The comment received was neutral. STAFF RECOMMENDATIONS: Staff believes the following changes are appropriate: Staff believes the changes in Areas 2 - 5 are appropriate to establish the Proposed Minor Arterial as a boundary between intensity of uses and to provide a transition between uses along Wellington Village Road. In area 1, a change to Neighborhood Commercial is more appropriate than a change to Commercial and would also provide small-scale goods and services to the residential areas after business hours, while providing support uses to the office areas during business hours, creating a focal point for the neighborhood. In Area 6 - 7, staff supports a change to Multi -family with the addition of a strip of Park / Open Space along the boundaries adjacent to areas shown as Low Density Residential and Single Family would be more appropriate to provide a buffer between intensity of uses. 8 April 22, 2004 SUBDIVISION ITEM NO.: A.1(Cont.)FILE NO.: LU03-19-02 PLANNING COMMISSION ACTION: (December 4, 2003) The item was placed on the consent agenda for deferral to the January 29, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes, and 0 absent. PLANNING COMMISSION ACTION: (January 29, 2004) The item was placed on the consent agenda for deferral to the March 11, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (March 11, 2004) The item was placed on the consent agenda for deferral to the April 22, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted new information on April 7, 2004 with changes to various aspects of the applications. Due in part to the many deferrals of this item and the changes that have occurred in Little Rock, together with the modifications to the applications, Staff reviewed the entire request. In Area 1 on the east side of Kirk Road at Systems Drive, staff does not support the change to Commercial. A change to Neighborhood Commercial is more appropriate and would also provide small-scale goods and services to the residential areas after business hours, while providing support uses to the office areas during business hours, creating a focal point for the neighborhood. In Area 2 and 3 on the southern boundary of the application area, Staff supports the change to Office. In area 4 and 5 in the southeastern area of the application, Staff supports the changes from Single Family to Park/Open Space and Single Family to Public Institutional to recognize existing uses of a lake with open space and a church. E6 April 22, 2004 SUBDIVISION ITEM NO.: A.1 Cont. FILE NO.: LU03-19-02 In Area 6 on the eastern side of the application, staff does not support a change from Low Density Residential to Multi -family. Staff supports the Low Density Residential as currently shown as a transition from the proposed Office use to the Single Family to the northeast. The arterial in this instance could serve as the dividing line between the higher intensity uses of Multifamily, Office and Neighborhood Commercial on the west as opposed to the Single Family and Low Density Residential on the east. In Area 7, in the northeastern section of the application, staff does not supports a change from Single Family to Multi -family, but would suppoort a change to Low Density Residential north of the proposed collector and east of the minor arterial as a transition down from the multifamily to the recommended Single Family to the south and the existing Single Family to the southeast. 10 April 22, 2004 ITEM NO.: A NAME: Shackleford Farms Preliminary Plat FILE NO.: S-1408 LOCATION: along the east side of Kirk Road, north of Chenal Parkway and south of Champlin Drive DEVELOPER: Shackleford Family LLC c/o Wingfield Martin 221 West 2"d Street, Suite 210 Little Rock, AR 72201 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 120 acres NUMBER OF LOTS: 21 FT. NEW STREET: 4,875 LF CURRENT ZONING: 0-2, MF-18, MF-6, R-3 and R-2 PLANNING DISTRICT: 19 - Chenal CENSUS TRACT: 42.10 VARIANCES)WAIVERS REQUESTED: A variance to allow double frontage lots for Lots 5 - 9. A. PROPOSAL/REQUEST: The applicant proposes to subdivide this 120-acre tract into 21 lots of various sizes based on the proposed zoning. The applicant has indicated seven lots proposed as multi -family development, ten lots proposed as office development and four lots proposed as commercial development. April 22, 2004 SUBDIVISION ITEM NO.: A FILE NO.: S-1408 The multi -family lots all will be accessed by Wellington Hills Road. The proposed lots range in size from five acres to thirty plus acres. The applicant has indicated four commercial lots. The lots are proposed adjacent to the proposed extension of Arkansas Systems Drive. The proposed office lots range in size from one-half acre to twenty-one plus acres. There are nine lots fronting Kirk Road, which average one hundred twenty-five feet by one hundred eight -four feet and a larger tract (21+ acres) proposed to front Wellington Hills Road. The applicant has indicated a new commercial street extending from Arkansas System Drive to connect to a proposed minor arterial Wellington Hills Road with for lots proposed as commercial development. The applicant is requesting a variance to allow double frontage lots for Lots 5 — 9. The lots are proposed to front Wellington Hills Road and will also abut Kirk Road. The applicant has also filed a several requests for the area in association with an overall development plan. There is a request to rezone several parcels within the plat boundary (Z-4807-E — Item 6.3) along with a request to amend the City's Future Land Use Plan (LU03-19-02 — Item #6.1). The applicant has also filed a request to amend the City's Master Street Plan to remove three collectors along the proposed minor arterial named Wellington Hills Road/Champlin Road between Rahling Road and Chenal Parkway (File No. MSP03-04 — Item #6-2). Please see each of the individual items for specifics on each request. B. EXISTING CONDITIONS: The site is a vacant gently sloping; site the remnant of the old Shackleford Dairy Farm. The area to the west is developing as office and commercial uses abutting Chenal Parkway and the area to the southwest along Kirk Road has not redeveloped. To the east of the site are vacant lands owned by the developers of the Villages of Wellington. North of the site are the Carrington Park Apartments (zoned MF-18) and a vacant 0-3 zoned tract. To the northwest is a MF-18 zoned tract, which the Commission recently approved for a multiple building site plan review for a multi -family development. South of the site is a PD-C zoned site for Riverside Acura automobile dealership. Small scale office development is occurring along Kirk Road on the east side. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents or property owners concerning the proposed development. The Parkway Place Property Owners Association and the St. Charles Property Owners Association 2 April 22, 2004 SUBDIVISION ITEM NO.: A FILE NO.: S-1408 and all abutting property owners of the site were notified of the proposed plat additional notes were sent for the rezoning and plan amendment request. D. ENGINEERING COMME PUBLIC WORKS CONDITIONS: 1. The plat proposal for extending and improving the minor arterial, Wellington Hills Road, and the collectors, Wellington Village Road, Systems Drive and Kirk Road south of Systems Drive is acceptable. 2. North of Systems Drive, boundary street improvements would also be required for the remainder of the Kirk Road right-of-way, or a right-of-way abandonment should be filed as a part of this plat. 3. The plat should show access to the 0-2 zoned property just north of the Arkansas Systems property. The current plan calls for the extension of Wellington Village Road to meet a cul-de-sac on that property. 4. Public Works has no objection to the removal of the collector street from the Master Street Plan that was to link Kirk Road to Wellington Hills Road. 5. A grading permit in accordance with Section 29-186 (c) and (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. 6. Storm water detention ordinance applies to this property. Identify whether storm water detention facilities are to be provided on a regional basis or for each individual lot. 7. Provide the directional flow and all storm water flows (Q) entering and leaving the property. Easements are required for all drainage areas. 8. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code of Ordinance. Contact Traffic Engineering at (510) 379-1813 (Steve Philpott) for more information regarding street light requirements. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. This applies to Lots 8 through 21 and Lot 23. The lot widths must be increased to the ordinance standard of at least 125-feet if shared driveways are platted or 250-feet for individual driveways. The width of driveways must not exceed 36-feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. 3 April 22, 2004 SUBDIVISION ITEM NO.: A(Cont.)FILE NO.: S-1408 Center -Point Energy: Approved as submitted. SBC: A ten foot easement is required around the perimeter of the site as well as adjacent to all proposed roadways. Contact SBC at 373-5112 for additional information. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Water main extensions will be required for this project. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. 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 details. 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/TECHNICAL/DESIGN: G. Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the proposed project indicating the development also included a request for rezoning, an amendment to the Future Land Use Plan and a request to amend the Master Street Plan. Staff noted there were additional items necessary on the proposed preliminary plat to complete the review. Staff stated the source of title along with a phasing plan should be included. Staff stated the proposed lots along Kirk Road should be reconsidered. Staff stated with the current Master Street Plan there was a proposed collector street crossing a few of the lots, which would result in the lots being unbuildable. Staff also noted the proposed lots did not allow for proper driveway spacing per the Subdivision Ordinance or the Master Street Plan. Staff suggested the applicant review the proposed design in this area. 4 April 22, 2004 SUBDIVISION ITEM NO.: A Cont. FILE NO.: S-1408 Staff also questioned the dedication of right-of-way for the large 0-2 zoned parcel to the north. Staff requested the applicant provide right-of-way extending Kirk Road to the north to allow access to the site. Mr. White stated the property owner of the un-served tract to the north would have access from Chenal Parkway through a tract of land extending between the Villages at Rahling Road and the MF-18 zoned parcel. Public Works comments were addressed. Staff requested the applicant provide the directional flow and all storm water flows entering and leaving the property. Staff requested the applicant to provide storm water detention facilities and the plans if the detention would be on -site or provided regionally. Mr. White stated he would address this issue upon resubmission. There being no further items for discussion, 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 November 6, 2003 Subdivision Committee meeting. The applicant has indicated detention will be provided on a regional basis. The applicant has also indicated the final platting of the lots will be market driven. The applicant has revised the plan to meet the minimum requirements for driveway spacing for the proposed lots fronting Kirk Road. The applicant has indicated the lots will be 125 feet by 184 feet and contain a minimum of 23,000 square feet. The applicant is requesting the lots be zoned as 0-3, which typically requires a minimum lot area of 14,000 square feet. The applicant has indicated a large tract (Lot 20), the majority of which is currently zoned 0-2 as a separate lot. The typical minimum requirement for an 0-2 zoned parcel is a minimum of two acres and two hundred feet of frontage. The proposed parcel is more than adequate to meet the minimum requirements. The applicant has not indicted a collector street currently shown on the Master Street Plan, which is proposed to extend from Kirk Road to Wellington Hills Road through Lot 20. Staff feels the proposed collector should be indicated on the preliminary plat and the proposed lots abutting Kirk Road be modified to allow for the street location (Lots 10 — 19). Staff feels once the street is indicated on the proposed preliminary plat the number of lots will be reduced. Staff feels the subdivision of the smaller lots in this area is premature. Staff feels the applicant should leave this area with the larger tract and when development is secured revise the preliminary plat in accordance with the development's needs. There is also the issue related to the proposed collector street shown on the City's Master 5 April 22, 2004 SUBDIVISION ITEM NO.: A Cont. FILE NO.: S-1408 Street Plan. Staff feels this street is critical until a development plan has been submitted for the proposed 21 acre tract of office zoning. The applicant has indicated an extension of Arkansas Systems Drive to Wellington Hills Road. The four lots abutting this new street are proposed as commercial uses. The applicant has indicated lot sizes ranging from 0.88 acres to 1.63 acres. The proposed lots meet the typical minimum requirement for commercially zoned property (C-1 — 7,000 square feet and C-3 — 14,000 square feet). The remainder of the lots proposed will take access from Wellington Hills Road. The proposed parcels range in size from five plus acres to twenty plus acres. The applicant has indicated multi -family zoning on these lots. The acreage is more than adequate to meet the typical minimum requirements for site area. The applicant has not indicated access to the northern 0-2 zoned parcel (north of Arkansas System). Staff has requested the applicant extend Kirk Road to the north to access this site. Arkansas Systems has committed to one-half street improvements to Kirk Road to their northern property line. Staff feels this owner should also construct one-half street improvements in this area to match the improvements to the west. Staff feels there are many outstanding issues associated with the proposed request. There are unresolved street issues associated with the request. and staff feels the proposed lots abutting Kirk Road premature. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Joe White was present representing the request. There were several registered objectors present. Staff stated the applicant had requested this item be deferred to the January 29, 2004 Public Hearing. Staff stated they were supportive of the request. There was no further discussion of the item. The item was placed on the consent agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. N April 22, 2004 SUBDIVISION ITEM NO.: A PLANNING COMMISSION ACTION: FILE NO.: S-1408 (JANUARY 29, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated the applicant submitted a letter requesting the item be deferred to the March 11, 2004 Public Hearing. Staff stated they were supportive of the request. There was no further discussion of the item. The item was placed on the consent agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Joe White was present representing the request. There were registered objectors present. Staff stated the applicant had submitted a letter dated March 1, 2004 requesting , the item be deferred to the April 22, 2004 Planning Commission Public Hearing. Staff stated the deferral request would require a waiver of the By -Laws related to the number of allowed deferrals. Staff stated the applicant had notified property owners as required by the Planning Commission By -Laws of the deferral request. Staff stated they were supportive of the By -Law waiver and the deferral request. 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 9 ayes, 0 noes and 2 absent. STAFF UPDA The applicant submitted a revised preliminary plat to staff addressing most of the previously raised issues. The applicant has removed the request for smaller lots located along Kirk Road. The applicant has also indicated the proposed collector street on the preliminary plat extending from Kirk Road. The applicant has indicated two large 0-2 zoned lots, one on each side of the proposed collector street. The applicant has not changed the proposed lot configuration for the proposed commercial lots abutting the extension of Arkansas Systems Drive. The remainder of the lots are proposed for various zoning classifications and the indicated lot sizes are adequate to meet the minimum requirements for each of the requested zoning classification. The applicant has indicated a 25-foot platted building line along the proposed arterial street. The required building line differs for each zoning classification. Staff recommends the required building line be adjusted to match the approved zoning classification for each of the lots. For example the applicant has indicated a proposed 7 April 22, 2004 SUBDIVISION ITEM NO.: A (Cont. FILE NO.: S-1408 building line for Lots 2 and 3. Staff is recommending the approved zoning be R-2, Single-family. The required building line for R-2 zoned property abutting an arterial is 35-feet. Staff is supportive of the proposed preliminary plat but not of the zoning proposed. Staff continues to recommend denial of the request based on issues with the proposed zoning request. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Staff presented the item with a recommendation of denial based on the applicant's requested zoning. There were registered objectors present related to the applicant's request to amend the City's Future Land Use Plan (File No. LU03-19-02 — Item A.1) and the applicant's request for rezoning (File No. Z-4807-E — Item A.3). The Commission allowed the applicant and the opposition to address them concerning the merits and the proposed impact of the proposed request. There was very little discussion of the proposed preliminary plat. Please see the minute records for the Future Land Use Plan Amendment and the rezoning request for more specific details of the discussion. A motion was made to approve the proposed preliminary plat. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 0