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1 Z-BG Page 1 of 32 ZONE CHANGE STAFF REPORT CCPC City-County Planning Commission warrenpc.org (270) State Street Bowling Green, KY DOCKET/CASE/APPLICATION NUMBER Z-BG PUBLIC HEARING DATE January 3, 2019 APPLICANTS/PROPERTY OWNERS Menard, Inc. c/o Rodney Wekkin (applicants) & Bale of Kentucky Family Limited Partnership (property owners) BRIEF SUMMARY OF REQUEST: The applicants are proposing to rezone /- acres located on Campbell Lane from (Single Family Residential), (Multi-Family Residential), (General Business) and (Highway Business) to (Highway Business), in order to develop a variety of commercial uses, including a big-box retailer and multiple standalone commercial outlots. PROPERTY ADDRESS/LOCATION 0 Campbell Lane PRE-APP DATE October 2, 2018 PVA PARCEL NUMBER 041D-06 MAP SOURCE: CURRENT ZONING,, & CURRENT LAND USE Agriculture PROPOSED ZONING PROPOSED LAND USE Commercial FUTURE LAND USE Commercial FLUM AMENDMENT Yes No SIZE OF PROPERTY /- Acres PROPOSED DENSITY N/A OTHER INFORMATION Development Plan Conditions General Development Plan Neighborhood Meeting Traffic Impact Study (TIS) Environmental Assessment Public Comments PROPERTY HISTORY: R-1 (Single Family Residential) is the original COMPATIBILITY with COMPREHENSIVE PLAN: zoning for the property. Portions of the property were rezoned from The property is designated as R-1 to R-4 (Multi-Family Residential) in 1981, from R-1 to B-2 Commercial on the FLUM. The (General Business) in 1983 and from R-1 to R-4 and B-2 in proposed district is listed as a Another portion of the property was rezoned from B-2 to B-4 potentially compatible zone in the (Highway Business) in In 2001, the property was converted Commercial FLUM designation. The from R-1, R-4, B-2 and B-4 to (Single Family Residential), Planning Commission should (Multi-Family Residential), (General Business) and determine if the proposed development (Highway Business) through an amendment to the Zoning is compatible with the surrounding Ordinance. area. COMPATIBILITY with the SURROUNDING DEVELOPMENT: The property is located in the urbanized area of Bowling Green. A site characteristic review indicates that there are adequate facilities and infrastructure available to support the proposed development. There are mature tree lines along the portions of the property. Several sinkholes are also present on the property. Site design has been addressed in the General Development Plan and development plan conditions in conjunction with the requirements of the Zoning Ordinance. Staff has noted a few items for the Planning Commission to consider in the Site Design and Compatibility Review section. The commission should further evaluate these items in order to determine if the proposed development meets the criteria outlined in the Comprehensive Plan for compatibility. POINTS TO CONSIDER: The proposal is consistent with the FLUM and Commercial category. The proposed development complies with a majority of the site characteristics review criteria. The proposed General Development Plan complies with a majority of the review criteria for site design and compatibility, with exceptions noted regarding the following items:

2 Z-BG Page 2 of 32 Zone Change Staff Report Building Orientation: The majority (if not all) of the existing structures along Campbell Lane are designed with a front façade oriented toward Campbell lane. Staff suggested that the applicants consider a front-facing façade requirement for structures on lots fronting Campbell Lane, as well as for facades oriented toward streets internal to the development. The applicants committed that all lots with frontage along Campbell Lane face a public street, but did not require that such street be Campbell Lane. The applicants did not address building orientation for lots having frontage on streets internal to the development. Screening Requirements Adjacent to Eastland Park Subdivision: The original set of development plan conditions submitted by the applicants incorporated, along the common property line with Eastern Park Subdivision, an eight (8) foot high wood fence with masonry columns, with all externally exposed areas of the columns to be constructed entirely of brick, spaced sixty (60) to seventy (70) feet apart. This is the same requirement outlined in the development plan conditions for the adjacent development along Westpark Drive. The applicants substituted this requirement in their most recent set of development plan conditions with a 50' wide landscape buffer, to include a berm of 3-4' in height, which shall be planted using the buffer standards between incompatible land uses as described in the zoning ordinance. Lighting Adjacent to Eastland Park Subdivision: The original set of development plan conditions submitted by the applicants incorporated a requirement that all lighting at the rear of buildings along the boundary with Eastland Park subdivision be wall pack lighting only, focused inward and downward on the property. This requirement was omitted from the most recent set of development plan conditions submitted by the applicants. The zoning ordinance requires that lighting on any commercial property be directed downward and inward, designed to minimize light trespass onto adjacent properties and shall not exceed 0.5 foot candles at the property line, regardless of the lighting type that is utilized. Note: Please see attached pre-application information for FLUM category descriptions and other belowreferenced material. FUTURE LAND USE MAP and CATEGORY REVIEW FLUM Designation: Commercial (please see the attached map) Applicable Goals, Objectives and/or Actions Items Future Land Use: LU-1.1.1, LU-1.1.2, LU-1.1.3, LU-2, LU-2.1.4, LU-2.3.1, LU-2.5, LU Transportation: TR-2.1, TR-3 Community Facilities: N/A Parks and Recreation: PR-1.7 Natural and Cultural Resources: NCR-1.1, NCR-1.1.6, NCR-1.3, NCR Housing and Neighborhoods: HN-1, HN-1.2, HN-1.3 Economic Development: ED-1 The Commercial FLUM designation consists of a broad array of commercial development, including individual commercial (retail, service, hotel or office) businesses that may exist along a highway corridor or a business district, as well as larger planned shopping centers and office parks. Limited high density multi-family uses are allowed to be mixed into commercial areas. These uses should be limited to upper stories or blended in or scattered among commercial uses. No more than 25% of any contiguous area designated Commercial should contain a multi-family use. The proposal complies with LU and LU The Planning Commission should determine if the proposal is compatible with the area and therefore in compliance with LU City-County Planning Commission warrenpc.org (270) State Street Bowling Green, KY 42101

3 Z-BG Page 3 of 32 Zone Change Staff Report The proposal may comply with LU-2. The applicants are proposing that improvements on the property be constructed of at least 75% split-faced block, brick, masonry, wood, stone, glass, stucco or modern construction materials such as fiber cement board or metal panels. The development plan conditions for the adjacent commercial development on Westpark Drive incorporate similar materials, with an additional requirement that any split faced block for facades facing Eastland Park Subdivision be painted. The development plan conditions for the adjacent development also incorporate modern construction materials, but do not specifically call out metal panels as a permitted material. The Planning Commission should determine if the proposal incorporates high quality design standards tailored to protect the character of the community. The proposal generally complies with LU-2.14, PR-1.7 or NCR The applicants have agreed to maintain existing vegetation with a minimum of a 6 caliper along the common property line with Eastland Park Subdivision. They have also committed in development plan condition #3 that the property line adjacent to Eastland Park Subdivision will be developed with a 50 wide buffer, exclusive of drainage basins. The proposal complies with LU and TR-2.1. The applicants have committed in development plan conditions #5, 7 and 8 to a maximum of two access points to Campbell Lane, installation of a traffic signal at the main entrance to the development at such time the traffic volume warrants meet the traffic signal requirements as set for by KYTC, and that the property will be developed with an internal public street system that will connect to Highland Way. The applicants have also committed to prohibit vehicular connection with Eastland Street, as allowed by the subdivision regulations between incompatible uses. The Planning Commission should determine if the proposed development is compatible with the surrounding area, if the proposed layout of the development will protect nearby established neighborhoods, and if it complies with LU-2.5 and LU The proposal generally complies with TR-3. The development will incorporate sidewalks as required by the subdivision regulations and connect with existing pedestrian facilities along Campbell Lane. The proposal complies with NCR-1.1 or NCR-1.3, as the applicants have committed that any existing or found sinkholes within the proposed development will be identified and repaired prior to any development above said sinkhole. The proposal complies with NCR-2.4.1, as the development is proposed in an area where adequate infrastructure already exists, and would not result in added development pressure to the rural areas of Warren County. The proposal may comply with HN-1, HN-1.2 and HN-1.3. The Planning Commission should determine if the proposal is a compatible infill development that will maintain or improve existing character, development patterns and urban design and if it will strengthen the existing area. The Planning Commission should determine compliance with ED-1 and if the proposed development will result in additional business that will help to diversify the local economy. SITE CHARACTERISTICS REVIEW Layout, lot sizes and setbacks: The proposed layout of the site is depicted on the attached general development plan. The development will be served by internal streets. Buildings within the development will adhere to the (Highway Business) standards regarding setbacks, lot size and lot coverage, with an additional 80' building setback required from the common property line with Eastland Park Subdivision. City-County Planning Commission warrenpc.org (270) State Street Bowling Green, KY 42101

4 Z-BG Page 4 of 32 Zone Change Staff Report Transportation Infrastructure: The development has frontage on Campbell Lane (US 231), a State maintained urban principal arterial with right-of-way and pavement width that vary. Eastland Street, a City maintained urban local roadway with fifty (50) feet of right-of-way and thirty (30) feet of pavement width, stubs into the property, but will not connect with the proposed development. A connection is also proposed to the existing stub street on Highland Way through the portion of the development that is proposed to remain residential. Fire protection: This property is served by the Bowling Green Fire Department. Water adequacy: This property is served by Bowling Green Municipal Utilities (BGMU). Adequate water flow and pressure is available and will be provided to the property. Wastewater adequacy: This property will be served by sewer. Natural features: There are mature tree lines along the southern/eastern portions of the property. Several sinkholes are also present on the property. Prime farmland: The property is not classified as prime farmland. Soil suitability: N/A Flood plains and wetlands: There are no known floodplains or wetlands known on this property. Cultural or historical features: There are no known unique cultural or historical features on the site. This application complies with the majority of the items in the Site Characteristics Review. SITE DESIGN and COMPATIBILITY REVIEW Surrounding density: There is a mixture of residential uses/densities in the area ranging from low to moderate density. Surrounding land uses: Please see the attached existing land use map. The surrounding area is comprised of a mixture of commercial, single family residential, multi-family residential, public, publicinstitutional and agricultural uses. There are also several vacant tracts in the general vicinity. Eastland Park Subdivision is adjacent to the proposed development. The original set of development plan conditions submitted by the applicants incorporated a requirement that all lighting at the rear of buildings along the boundary with Eastland Park subdivision be wall pack lighting only, focused inward and downward on the property, but this requirement was omitted from the most recent set of development plan conditions that were submitted by the applicants. Surrounding architectural features: There is a mixture of one- and two-story buildings in the area comprised of a mixture of materials. The applicants have incorporated a maximum building height of 60 feet in their development plan conditions. The adjacent Gary Farms development contains several larger scale, big-box buildings. Signage in the adjacent commercial development on Westpark Drive limits freestanding signage to monument style only. For properties over 3 acres, the maximum height is 22. For properties less than 3 acres, the maximum height is 11, with a maximum sign face area of 70 SF. The nearby Gary Farms development incorporates these same restrictions, along with a requirement that the sign base be stacked stone. The applicants have included similar provisions for signage in development plan condition #6. City-County Planning Commission warrenpc.org (270) State Street Bowling Green, KY 42101

5 Z-BG Page 5 of 32 Zone Change Staff Report Building materials review: The majority of commercial structures in the area are comprised of brick, stone or other modern masonry materials. There are a few older commercial metal buildings in the area as well. The applicants have outlined permitted materials for the development in development plan condition #9, which include a requirement that improvements on the property be constructed of at least 75% split-faced block, brick, masonry, wood, stone, glass, stucco or modern construction materials such as fiber cement board or metal panels. The Planning Commission should determine if these materials are compatible with the surrounding area and if the proposed development will maintain or improve the existing character, development pattern and urban design along Campbell Lane. Building orientation: The majority (if not all) of the existing buildings along Campbell Lane have a front façade oriented toward Campbell Lane. Staff asked that the applicants consider incorporating a requirement that buildings on lots having frontage on Campbell Lane be constructed with a front façade oriented toward Campbell Lane. Staff also asked that the applicants consider a similar condition stating that buildings on lots with frontage on internal streets also be designed with a front façade oriented toward such street. The applicants committed in development plan condition #13 that all lots with frontage along Campbell Lane face a public street, but did not require that such street be Campbell Lane. The applicants did not address building orientation for lots having frontage on streets internal to the development. Landscaping and screening: Landscaping and screening will adhere to the regulations set forth in the Zoning Ordinance. The applicants have also included a commitment that the eastern property line adjacent to Eastland Park Subdivision will be developed with a 50 wide buffer to include a berm of 3-4 in height outside the drip line of the existing trees and planted using the buffer standards between noncompatible land uses as outlined in the zoning ordinance. The original set of development plan conditions submitted by the applicants incorporated, along the common property line with Eastern Park Subdivision, an eight (8) foot high wood fence with masonry columns, with all externally exposed areas of the columns to be constructed entirely of brick, spaced sixty (60) to seventy (70) feet apart. This requirement was substituted by the above-described buffer in the most recent set of development plan conditions submitted by the applicants. Proposed open space: The minimum amount of open space required by the zoning ordinance in the proposed zone is 10%. The applicants have committed in development plan condition #2 that each individual lot will contain a minimum of 15% green space. Connectivity: The proposed development will connect with Campbell Lane and Highland Way. Pedestrian, bicycle or transit facilities: The development will incorporate sidewalks as required by the subdivision regulations and connect with existing pedestrian facilities along Campbell Lane. AREA SPECIFIC POLICY REVIEW Applicable plan(s): development. TRAFFIC IMPACT STUDY There are no focal point plans or corridor studies applicable to the proposed Section of the Zoning Ordinance outlines the following: A. Any development requiring the submission of a Traffic Impact Study, as triggered by the thresholds identified by the Bowling Green Public Works Department (BGPW), Warren County Public Works Department (WCPW) or the Kentucky Transportation Cabinet (KYTC), shall analyze the effect of the proposed project on the surrounding roadways and intersections. Such effect shall be measured against the existing level of service standard and circulation patterns for the roadways affected by the proposed development s impact. City-County Planning Commission warrenpc.org (270) State Street Bowling Green, KY 42101

6 Z-BG Page 6 of 32 Zone Change Staff Report B. Exceptions to this requirement may be approved after consultation between the applicant and affected agencies (BGPW, WCPW and/or KYTC). When a project s traffic impact can be clearly anticipated without a study and all of the parties involved (transportation agency(ies) and applicant) are able to negotiate appropriate mitigation, a TIS may not be necessary. The applicant must provide documentation, in writing, from all affected agencies, exempting their particular development from the TIS requirement, along with a commitment in the form of a development plan condition(s), or conditions(s) in the instance of a CUP, agreeing to all improvement(s) required by such agency(ies). This documentation must be submitted as a part of an application (Zoning Map Amendment, Amendment to Development Plan Conditions, FLUM Amendment, Conditional Use Permit, Site Development Plan), in order for the application to be deemed complete. The applicants submitted a TIS, completed in November 2018, for the proposed development. The TIS was prepared by Qk4. Below are excerpts from the Conclusions and Recommendations section of the TIS. The purpose of this study is to determine the impacts to the existing roadway operations that will occur due to the development along Campbell Lane and to determine the intersection geometry for the Project Drive. The analysis shows that the intersection of Campbell Lane and Smallhouse Road will experience minor degradation during the Build conditions when compared to the No Build conditions. However, in the 10-year horizon, as the signals along Campbell are retimed, it is anticipated that this intersection could actually operate better in the Build condition than it currently operates. It is recommended that the Project Drive intersection at Campbell Lane be signalized due to the congested conditions in the PM peak hour. This intersection should be comprised of an eastbound left turn lane, a westbound right turn lane, and separate southbound turn lanes onto Campbell Lane. The following turn lane lengths are recommended from the queue analysis performed as part of this study. 1) Campbell Lane Eastbound Left 350 2) Campbell Lane Westbound Right 400 3) Project Drive Southbound Right 400 The applicants committed in development plan condition #7 that they will install a traffic signal at the main entrance to the development at such time the traffic volume warrants meet the traffic signal requirements as set for by KYTC and that final lane configuration will be coordinated with and approved by both KYTC and the Bowling Green Department of Public Works. GENERAL DEVELOPMENT PLAN / DEVELOPMENT PLAN CONDITIONS The applicants have submitted the following development plan conditions to help address compatibility with the surrounding area: 1) All previous Binding Elements relating to the property are null and void and shall be of no further force or effect with respect to the property. City-County Planning Commission warrenpc.org (270) State Street Bowling Green, KY 42101

7 Z-BG Page 7 of 32 Zone Change Staff Report 2) Each individual lot as they are created and developed will contain a minimum of 5% greenspace. 3) The eastern property line adjacent to Eastland Park Subdivision will be developed with a 50 wide buffer to include a berm of 3-4 in height outside the drip line of the existing trees and planted using the buffer standards between non-compatible land uses as outlined in the zoning ordinance. This buffer will be exclusive of any drainage basin. 4) Lighting for parking areas shall be designed and installed so that illumination does not exceed onehalf foot candles measured at the property line abutting property zoned for residential use or development. 5) The property will be developed with a maximum of 2 access points form Campbell Lane into the property. All access to Campbell Lane will be coordinated with and approved by the Kentucky Department of Transportation. 6) All signage on the property will be developed in compliance with the currently existing requirements for signage under the Warren County Joint Zoning Ordinance. Tracts which are 3 acres or greater in size may have a single monument style sign with a base of masonry construction, no taller than 22 feet 2 inches in height with no sign face larger than may be allowed by the Warren County Joint Zoning Ordinance. Signs on tracts smaller than 3 acres in size may have a single monument style sign with a base of masonry construction, no taller than 11 feet 2 inches in height and no larger than 70 square feet on each sign face. The property may be served with off-premises consolidated signage in compliance with the Warren County Joint Zoning Ordinance. 7) The developer shall install a traffic signal at the main entrance to the development at such time the traffic volume warrants meet the traffic signal requirements as set for by KYTC. Final lane configuration will be coordinated with and approved by both KYTC and the Bowling Green Department of Public Works. 8) The property will be developed with an internal public street system that will connect to Highland Way. Vehicular traffic will be prohibited to connect to Eastland Street. 9) Improvements on the property shall be constructed of at least 75% split-faced block, brick, masonry, wood, stone, glass, stucco or modern construction materials such as fiber cement board or metal panels. Plain face block shall not be allowed on front façade of a building facing a public right-of-way. 10) All buildings shall be set back from the Eastland Park Subdivision a minimum of ) The following uses shall be prohibited: Parking that is not accessory to a specific use; heavy vehicle and manufactured home sales; mobile home sales; self-service storage on outlots fronting Campbell Lane, used car sales except in conjunction with a new car dealership, off-premise advertising sign, bingo parlor or any establishment conducting games of chance or a pawn shop other than charitable gaming, provided that this restriction shall not prohibit the sale of lottery tickets incidental to a business; adult entertainment and any establishment selling or exhibiting pornographic materials. City-County Planning Commission warrenpc.org (270) State Street Bowling Green, KY 42101

8 Z-BG Page 8 of 32 Zone Change Staff Report 12) No building shall be taller than 60 feet. 13) All first tier lots along Campbell Lane shall face a public street. 14) All new public utilities shall be constructed underground. 15) All internal streets will be developed with uniform streetlights. 16) All healthy existing vegetation with a minimum of 6 caliper shall be preserved along the property line of the Eastland Park Subdivision. 17) Any existing or found sinkholes within the proposed development will be identified and repaired prior to any development above the said sinkhole. The proposed General Development Plan meets the majority of the review criteria for site design. Compatibility of the proposed development should be determined by the Planning Commission. The application will be subject to further review for compliance with Zoning Ordinance requirements at the building permit level portion of the review process, if approved. STAFF REVIEW SUMMARY The applicants are proposing to develop the property with a mixture of commercial uses. The proposed zoning district may be appropriate given the Commercial FLUM designation. The proposal complies with the majority of the criteria assessed in the review process, with exceptions noted regarding building orientation, screening requirements and lighting. The Planning Commission should determine if the proposal is compatible with the area and meets the goals and objectives of the Comprehensive Plan. City-County Planning Commission warrenpc.org (270) State Street Bowling Green, KY 42101

9 Z-BG Page 9 of 32 Zone Change Staff Report SUGGESTED MOTIONS I make the motion to APPROVE the proposed Zoning Map Amendment, together with and conditioned upon the General Development Plan, docket number Z-BG. Based upon the testimony and documents presented in this public hearing, the proposed Zoning Map Amendment is consistent with the adopted FOCUS 2030 Comprehensive Plan as demonstrated by its compliance with the objectives and action items presented in the staff report. (Compliance Summary Listed at Bottom of Page - Note Exceptions if Applicable) Therefore, the proposed Zoning Map Amendment is in agreement with the adopted Comprehensive Plan. Further, I request that this motion include the summary of evidence and testimony presented by the witnesses at this public hearing. I make the motion to DENY the proposed Zoning Map Amendment, docket number Z-BG. Based upon the testimony and documents presented in this public hearing, the proposed Zoning Map Amendment is not consistent with the adopted FOCUS 2030 Comprehensive Plan as demonstrated by its noncompliance with the objective and action items presented in the staff report. (Compliance Summary Listed at Bottom of Page - Note Exceptions if Applicable) Therefore, the proposed Zoning Map Amendment is not in agreement with the adopted Comprehensive Plan. Further, I request that this motion include the summary of evidence and testimony presented by the witnesses at this public hearing. COMPLIANCE SUMMARY Items In Compliance: Items Not In Compliance LU PR-1.7 LU-1.1.3* HN-1* LU LU-2* HN-1.2* LU-1.1.3* NCR-1.1 LU-2.5* HN-1.3* LU-2* NCR LU-2.5.2* LU NCR-1.3 ED-1* LU NCR LU-2.5* LU-2.5.2* HN-1* HN-1.2* TR-2.1 HN-1.3* TR-3 ED-1* *Denotes items in both the compliance and non-compliance columns. Planning Commission to determine compliance with these items. City-County Planning Commission warrenpc.org (270) State Street Bowling Green, KY 42101

10 Z-BG Page 10 of 32 M CI H OS T N ST BR O' I AN CT E PRIC AVE M CA PB EL LL AN E M ER RI C L KP CT AERIAL RKZD-R BG 100 0W A TP ES Feet

11 Z-BG Page 11 of 32 BE BE BE BE BE BE PUD BE WESTEN ST DESTINY LN OP-C BE BE OP-C BE OP-C BE CAMPBELL LANE MCINTOSH ST BE BE BE BE F BE BE BE BE RIDGESIDE AVE AG CB BE CHENOWETH CIRCLE F BE BE BE BE HI LI MHP BE P BE BE BE BE BE BE NB BE OP-C OP-R P BE BE LI BE BE LI BE PUD PUD BE PUD BE PUD PUD EXISTING ZONING BE BE PUD OP-R BE BE PUD PUD BE BE BE PUD BE RM-3 PUD RM-3 F WESTPARK DR PUD R-E RM-2 RM-3 PLEASANT WAY Feet EASTLAND ST WALTON AVE PUD BE PUD BE Z - BG RR RS-1B PUD BE PUD BE PUD RS-1C RS-1D

12 Z-BG Page 12 of 32 N ST E WE ST ET E KAR N ST RST VE NA AVE KAY L NY I ST DE H OS T N CI M U DH O WO E STR M CA EL PB LL E AN AR K ST P E W DR D IN W PL GE CRO SSRI D GE CARR IA GE H I LL D R IVE ST EL LIS E AV VE NA LTO WA THOMPSO N DR D RI VE EA ID ES DG RI EXISTING LAND USE Z - BG CHENOW E TH CIRCL E AGRICULTURAL PUBLIC-INSTITUTIONAL COMMERCIAL MULTI-FAMILY RESIDENTIAL INDUSTRIAL SINGLE-FAMILY RESIDENTIAL PUBLIC T VACANT SAN A E L P 600 Feet 300 Y WA

13 Z-BG Page 13 of 32 WESTEN ST Governmental MCINTOSH ST KAY AVE WOODHURST STREET DESTINY LN KAREN AVE Commercial Commercial Commercial Commercial CAMPBELL LANE Commercial WIND RIDGE AVE Commercial WESTPARK DR THOMPSON DR ELLIS PL WALTON AVE CARRIAGE HILL DRIVE CROSSRIDGE ST RIDGESIDE AVE Rural Village Agriculture CHENOWETH CIRCLE Rural Density Residential Low Density Residential Moderate Density Residential Commercial FUTURE LAND USE Z - BG High Density Residential Mixed Use / Residential Mixed Use / Commercial Commercial Lovers Lane Overlay Industrial PLEASANT WAY Institutional / Governmental Open Space, Parks & Recreation Cemetery Road Overlay

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31 Z-BG Page 31 of 32 Rachel Hurt From: Rachel Hurt Sent: Friday, December 14, :19 AM To: 'rwekkin 'Jeff Arnold'; 'Brian Shirley' Cc: Ben Peterson Subject: Staff Comments: Proposed Zone Change - Campbell Lane Gentlemen, In reviewing your application for the proposed rezoning of the property located on Campbell Lane, staff has generated the following comments for your consideration: Development plan condition #2, relating to landscaping, can be deleted since it is already required. Development plan condition #3 states that the property will be developed with a minimum of 15% green space. Can you please clarify if this would be for the overall development, or is it the intent of this condition that each lot individually would contain 15% open space? Development plan condition #4 identifies a landscape buffer adjacent to Eastland Park. Would you also consider depicting this same buffer on your preliminary development plan? Can you please clarify if drainage areas will be permitted within this buffer area? Development plan condition #7 states that the property is limited to a maximum of two access points on Campbell Lane. Would you consider adding that these would be coordinated with and approved by the Kentucky Transportation Cabinet? Development plan condition #8 outlines requirements for a traffic signal at the main entrance. The traffic impact study (TIS) that was submitted with your application also outlines recommendations for turn lane requirements at the Project Drive intersection at Campbell Lane and stated that the intersection should be comprised of an eastbound left turn lane, a westbound right turn lane and separate southbound turn lanes onto Campbell Lane, with recommended lengths as follows: o Campbell Lane Eastbound Left 350 o Campbell Lane Westbound Right 400 o Project Drive Southbound Right 400 KYTC and BGPW officials have reviewed these recommendations and concur that these will be necessary to accommodate the proposed development. Would you consider also incorporating these into development plan condition #8? Development plan condition #9 identifies a connection with Highland Way. Would you also consider including a condition prohibiting vehicular access to Eastland Street? Development plan condition #10 outlines permitted building materials within the development. One term that is referenced is modern construction materials. Can you please clarify what this would include? Plain face block is also listed as an allowable material on all facades except in the instance of a front façade facing a public right of way. The overwhelming majority of recent commercial rezoning applications considered by the Planning Commission have prohibited plain face block as a permitted material altogether. The development plan conditions for the adjacent commercial development on Westpark Drive require at a minimum, painted split faced block for facades facing Eastland Park Subdivision. Would you consider prohibiting plain face block as a visible finished material? 1

32 Z-BG Page 32 of 32 Development plan condition #11 states that all buildings shall be set back a minimum of 80 feet from the northern boundary. Should this reference the eastern or northeastern boundary instead? Development plan condition #12 outlines prohibited uses for the development. Would you also consider incorporating mobile home sales, adult entertainment, self service storage, used car sales except in conjunction with a new car dealership, off premise advertising sign (billboard)? The Zoning Ordinance permits freestanding signage in the zone up to 30 in height, with a maximum sign face area of 150 SF. The adjacent commercial development on Westpark Drive limits freestanding signage to monument style only. For properties over 3 acres, the maximum height is 22. For properties less than 3 acres, the maximum height is 11, with a maximum sign face area of 70 SF. The nearby Gary Farms development incorporates these same restrictions, along with a requirement that the sign base be stacked stone. Would you consider incorporating similar restrictions for signage into your development plan conditions? LU of the FOCUS 2030 Comprehensive Plan evaluates compatibility of the proposed development with the surrounding area. The majority (if not all) of the existing buildings along Campbell Lane have a front façade oriented toward Campbell Lane. Would you consider incorporating an additional development plan condition requiring that all buildings on lots having frontage on Campbell Lane be constructed with a front façade oriented toward Campbell Lane? Would you consider a similar condition stating that buildings on lots with frontage on internal streets also be designed with a front façade oriented toward such street? Similar rezoning applications for commercial use have incorporated development plan conditions stating that all service utilities within the development will be located underground and that uniform streetlights will be installed within the development. The adjacent Gary Farms development has also incorporated underground utilities and uniform streetlights into their design. Would you also consider incorporating development plan conditions for an underground utility and uniform streetlight requirement? LU 2.1.4, PR 1.7 and NCR from the FOCUS 2030 Comprehensive Plan encourage preservation of the tree canopy and discourage removal of existing mature vegetation. Portions of the property along the southern and eastern property lines contain established, mature tree lines. Would you consider incorporating an additional development plan condition addressing preservation of the existing (or a portion of the existing) mature vegetation located on the property? NCR 1.1 and NCR 1.3 from the FOCUS 2030 Comprehensive Plan evaluate physical suitability of a particular development with existing natural features and the natural environment. Would you consider an additional development plan condition to address the existing sinkholes that are present on the site? The rezoning exhibit that was submitted with your application indicates the distance for a boundary line along Campbell Lane between the Chandler Memory Care and Kentucky Farm Bureau properties to be approximately The previously recorded plat also called out a boundary line containing approximately Is it possible that this was omitted by mistake? Can you please verify? Due to the upcoming holiday week, staff is requesting that any revisions you may have please be submitted no later than Thursday, December 20th at 10:00 AM. I am sorry for any inconvenience this may cause, but we want to ensure timely delivery of meeting materials to our Planning Commissioners. If this revision deadline is a concern, please let me know as soon as possible. Please let me know if you have any questions or concerns regarding the above comments. I am happy to assist however I can! Sincerely, Rachel Hurt Planner III 2