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Z-4923-L Staff AnalysisDecember 13, 2012 ITEM! NO.: 3 NAME: Shackleford Crossing Lot 513 Short -form PCD I C)rATInN DEVELOPER: FILE NO.: Z -4923-L Located on the northwest corner of Crossing Court and Shackleford Road KNS Hotels Bobby Sharolia P.O. Box 740 Lonoke, AR 72086 FNrlINFFR- Central Arkansas Engineering 1012 Autumn Road Little Rock, AR 72211 ARCHITECTS: Jimmy Hudspeth 220 N. Sixth Street, Suite B West Memphis, AR 72301 AREA: 1.70 acres NUMBER OF LOTS: 1 lot RRENT ZONING: PCD FT. NEW STREET: 0 LF ALLOWED USES: C-2, Shopping Center District, 0-2, Office and Institutional and the Conditional Uses allowed in the 0-2, Office and Institutional Zoning District ROPOSED ZONING: Revised PCD PROPOSED USE: Hotel Lot 5B VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Board of Directors adopted Ordinance No. 19,237 on November 23, 2004, approving a Conceptual PCD known as Shackleford Crossing Long -form PCD, which was located at the southwest corner of South Shackleford Road and Interstate December 13, 2012 SUBDIVISION ITEM NO.: 3 FILE NO.: Z -4923-L 430. The conceptual plan included the north 62 acres being developed with C-2, Shopping Center District permitted uses, the south 20 acres being 0-2, Office and Institutional District permitted uses and the middle 15 acres being a transition area where 0-2, Office and Institutional District and C-2, Shopping Center District permitted uses would be allowed. The plan also showed four (4) out parcels along the Shackleford Road frontage, with three (3) main entry drives from Shackleford Road. The total project would consist of 1,000,000 square feet of gross building area. Ordinance No. 19,399 adopted by the Little Rock Board of Directors on September 20, 2005, established revisions to the previously approved PCD. The approval defined the site plan for Phase I, the commercial portion of the project and one (1) of the office lots. With the request, a preliminary plat for the subdivision of the site with sixteen (16) lots and out -parcels was also approved. The approved site plan included an area previously excluded containing the Comcast office tract on Shackleford Road and incorporated the area into the overall project plan. All the conditions that were a part of the approved Conceptual PCD were incorporated into the submittal with one (1) revision. The one (1) change requested from the prior conditions was to increase the allowable restaurant square footage and place a minimum parking ratio requirement for restaurants on the site as imposed by the developer. Ordinance No. 19,699 adopted by the Little Rock Board of Directors on February 20, 2007, revised the PCD to clarify the signage plan, allow dock doors to be oriented to Shackleford Road and add food store as an allowable use for the site. On May 8, 2008, the Little Rock Planning Commission recommended approval of a request to allow a revision to the previously approved PCD for a 2.2 -acre parcel located near the southeastern portion of the site immediately south of the proposed Wal-Mart retail store. The approval allowed for development of a four (4) story 92 room hotel with paved drives and parking. The hotel was not proposed with any amenities such as conference rooms, a restaurant or a bar. The approval allowed building signage on three facades of the building and a ground sign with a maximum height of thirty-six (36) feet and a maximum sign area of one hundred sixty (160) square feet. The Board of Directors approved the request on June 3, 2008, by the adoption of Ordinance No. 19,980. On July 15, 2008, the Little Rock Board of Directors approved a revision to the PCD by the adoption of Ordinance No. 19,994 to clarify and amend some of the language in the conditions. The modifications include the addition of Conditional Uses in the 0-2, Office and Institutional Zoning District to the allowable uses for the office portion of the development and to increase the amount of restaurant square footage approved for the 2 December 13, 2012 SUBDIVISION ITEM NO.: 3 FILE NO.: Z -4923-L development. The revision allowed 55,000 square feet of restaurant space on the out parcels and a maximum of 80,000 square feet within the overall development. The approval also allowed a hotel on Lot 11 which is located near the southwest corner of the site. The hotel was indicated with a maximum of four (4) stories and 87 rooms. The hotel would not have a restaurant or bar associated with it but a 1,200 square foot meeting room was proposed. The approval allowed building signage on three facades of the building and a ground sign with a maximum height of thirty-six (36) feet and a maximum sign area of one hundred sixty (160) square feet. On January 8, 2009, the Little Rock Planning Commission denied a request by Cracker Barrel to allow the placement of temporary storage modules within the rear parking area of the restaurant to serve as temporary inventory storage for seasonal sales. The denial was not appealed to the Board of Directors for reconsideration. On February 25, 2010, the Little Rock Planning Commission was to hear a request to allow the development of Lot 5B (an out -parcel located on South Shackleford Road) with a four (4) story hotel containing 84 rooms. The applicant withdrew the item prior to the Commission hearing the request. Ordinance No. 20,282 adopted by the Little Rock Board of Directors on June 15, 2010, allowed a revision to the PCD to allow the construction of a four (4) story hotel containing 72 guest rooms on a 1.8 acre lot within Shackleford Crossing Subdivision. The development was proposed containing 80 parking spaces. The hotel was proposed as a LaQuinta Inn and Suites. The hotel was proposed with a meeting facility and indoor pool area but did not include a full service restaurant or bar. This hotel was not constructed. Ordinance No. 20,425 adopted by the Little Rock Board of Directors on April 19, 2011, allowed a revision to the PCD by splitting Lot 4B into Lots 4B -R2 (+/- 0.81 acres) and 4D (+/- 1.0 acres). The approval allowed a express tunnel carwash to be developed on Lot 413-R2. The carwash has been constructed. On October 16, 2012, the Little Rock Board of Directors adopted Ordinance No. 20,647 allowing a modification to the previously approved pylon signs. The height nor the width of the existing signs changed. The height of the signs was 35 -feet with a signage area of 340 square feet. The approval added additional panels to the lower portion of the sign which were open. The additional space added up to eight (8) panels on each pylon sign. Each panel was two (2) to three (3) feet tall and ten (10) feet wide. The maximum additional sign area approved was 240 square feet 3 December 13, 2012 UBDIVISION ITEM NO.: 3 Cont. FILE NO.: Z -4923-L A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The request is to amend the approved PCD for Lot 5B to allow the construction of a 4 -story 82 -room hotel. The maximum building height indicated is 60 -feet. The cover letter states within the hotel there will be meeting room space, a business center, a fitness center and a lobby bar. The hotel will offer an evening manager's reception. The lot area is 1.7 acres or 74,104 square feet. The building covers 17.5 percent of the site. The parking drives and walks cover an additional 43.3 percent. 41.7 percent of the site is set aside for open space and landscaping. B. EXISTING CONDITIONS: The shopping center has developed with a mix of retail uses including a Wal-Mart store within the southern portion of the commercial development area. Comcast is located within the development and two (2) hotels have been constructed within the office portion of the development. Along Shackleford Road there are several restaurants and an express tunnel carwash located on out -parcels. Other uses in the area include Camp Aldersgate, a vacant property to the southeast approved as a PCD for a mixed use development containing residential, office and retail uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All property owners located within 200 feet of the site and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: The first 2 parking spaces on the east side of the driveway should be removed so vehicles do not back into drive entrance. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Capacity Contribution Analysis required. Contact Little Rock Wastewater for additional details. 4 December 13, 2012 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: Z -4923-L Entergy: Existing right-of-way/easement. No landscaping allowed within the easement. Contact Entergy for additional information. CenterPoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZ assembly, successful test of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten (10) days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. They will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water, regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protect. Fire Department: Maintain access of at least twenty (20) feet; fire hydrants per Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions. County Planning: No comment. 5 December 13, 2012 SUBDIVISION ITEM NO.: 3(Cont.)FILE NO.: Z -4923-L CATA: Site is directly served by CATA Bus Route #3, the Baptist Medical Center Route, and in 2013 will be served also be served by CATA Bus Route #14, the Rosedale Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Use (MX) for this property. This category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for the development of a Hotel on the site. Master Street Plan: Shackleford Road is shown as a Minor Arterial and Crossing Court is a Local Street on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Shackleford Road. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landsca e: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Site plan must comply with all previous comments relating to the overall site development. 3. The zoning ordinance requires an average sixteen foot (16') wide street buffer along both the western and southern perimeters of the site. It appears the driveway widths can be reduced allowing for additional street buffer in both areas. 4. The landscape ordinance requires a nine foot (9') wide landscape strip around the sites entirety. It appears the retaining wall is encroaching into this C.1 December 13, 2012 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: Z -4923-L G minimal landscape area along the street(s). A variance from this minimal amount must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 5. All the street trees must be in place around the site or included in the landscape plan for building permit application. 6. Interior Islands must be a minimum of 300 square feet in area to receive credit towards the interior landscaping requirement. 7. A controlled automatic irrigation system is required. 8. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 9. The City Beautiful Commission recommends trees as feasible on this site. Credit toward requirements can be given when preserving larger. SUBDIVISION COMMITTEE COMMENT: preserving as many existing fulfilling Landscape Ordinance trees of six (6) inch caliper or (November 15, 2012) The applicant was present. Staff presented an overview of the development stating there were additional items that needed clarification prior to the Commission acting on the final request. Staff questioned if the hotel would have a full service bar and/or restaurant. The applicant stated there would be a small bar approximately 200 square feet and a 600 square foot meeting room. Staff also questioned the proposed signage plan. Staff stated the maximum ground sign height allowed within this portion of the development would be limited to six feet. Staff stated lighting of the site was to be in compliance with previous agreements between the original developer and Camp Aldersgate. Public Works comments were addressed. Staff stated the two (2) parking spaces backing into the entrance drive should be removed. Staff also stated any damaged curb, gutter or sidewalk within the public right of way was to be repaired prior to the issuance of the certificate of occupancy. Landscaping comments were addressed. Staff stated the street buffer was to be a minimum of 16 -feet along the western and southern perimeters. Staff also stated all street trees were to be placed around the site or included as a part of the landscape plan for this development. The applicant stated the street buffers were indicated as were approved with the original PCD approval. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. M December 13, 2012 SUBDIVISION ITEM NO.: 3 (Coi H. ANALYSIS: FILE NO.: Z -4923-L The applicant submitted a revised site plan to staff addressing a number of the issues raised at the November 15, 2012, Subdivision Committee meeting. The plan indicates the placement of a 13 -foot landscape strip along the western service drive and a minimum 14 -foot landscape strip along Crossing Court. The applicant has not removed the two parking spaces backing into the driveway. The landscape strips are indicated as were approved with the original PCD plan. The development is proposed as a four story 82 -room hotel. The maximum building height proposed is 60 -feet. The site plan indicates the placement of 84 parking spaces (with the removal of 2 -spaces at the entrance drive). The maximum building height allowed per the approved PCD ordinance was 45 -feet with a condition the height could be increased to 60 -feet upon approval by the Planning Commission. The approved PCD ordinance allows for a maximum sign height and area for the "office portion" of the development of six (6) feet in height and sixty-four (64) square feet in area. The applicant has indicated a note on the site plan noting the sign with a maximum height of six (6) feet and a maximum sign area of sixty-four (64) square feet. Lighting for this sign will comply with previous agreements for the development. Based on the total square footage of the building the approved PCD allows for building signage on two (2) facades of the building. The applicant has indicated wall signage will be placed on the northern and southern facades of the building on the fourth level. Signage is not proposed on the eastern fagade. The original approval limited the hours of lighting signage. The ordinance states except ground signs, signs are to remain unlighted except for Y2 hour before and after the sign advertiser's hours of being open to the general public. The hotel is proposed to operate on a 24-hour seven day a week basis. It is likely the lighting of the sign will be visible from Camp Aldersgate's property. The applicant has indicated the northern facing sign will be turned off during the overnight hours to comply with the typical businesses located on the out -parcels along Shackleford Road. The original approval limited the pole height of parking lot lighting to 30 -feet. The site plan does include a note indicating the maximum pole height of parking lot lighting is to be 30 -feet. A note also indicates all site lighting will be low level and directional, directed downward and into the site. The ordinance approving the PCD states in addition to the typical dumpster screening any dumpster or trash receptacle located in a highly visible area must 0 December 13, 2012 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: Z -4923-L landscaping will be provided. Per the approved PCD the servicing of dumpsters is limited to daylight hours. The ordinance for a hotel development requires the placement of one parking space per guest room and an additional ten (10) percent of the total parking spaces required for developments larger than twenty rooms for employees and non -guest users patronizing meeting rooms, restaurants and other facilities. The development is proposed with 82 rooms. The applicant has indicated there will be an area for meeting room space, a business center, a fitness center and a lobby bar. Based on the typical ordinance standards a total of 90 parking spaces would be required to serve the hotel. The site plan is indicated with 84 parking spaces. Although the parking is less than the ordinance typically requires for a hotel development, staff does not feel the lesser number of parking spaces will adversely impact the development and is supportive of the parking as proposed. Staff is supportive of the request. With the approval of the PCD 0-2, Office and Institutional District uses as well as the Conditional Uses within the 0-2 Zoning District were approved for the `office" or this portion of the development. A hotel is an allowable Conditional Use within this classification. Staff feels the developer has done an adequate job in addressing the site plan issues and providing landscape strips and buffering in compliance with the originally approved PCD. To staff's knowledge there are no remaining outstanding technical issues associated with the request provided the applicant remove the parking spaces backing into the entrance drive. STAFF RECOMMENDATION - Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the perimeter landscape strips as indicated on the proposed site plan. Staff recommends the two (2) parking spaces backing into the entrance drive be removed. PLANNING COMMISSION ACTION: (DECEMBER 13, 2012) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of 0 December 13, 2012 SUBDIVISION ITEM NO.: 3 Cont. FILF NO.: Z -4923-L the agenda staff report. Staff presented a recommendation of approval of the perimeter landscape strips as indicated on the proposed site plan. Staff also presented a recommendation the two (2) parking spaces backing into the entrance drive be removed. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff on the Consent Agenda. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 10 ITEM NO.: 3. Z -4923-L NAME: Shackleford Crossing Lot 5B Short -form PCD LOCATION: located on the northwest corner of Crossing Court and Shackleford Road Plannina Staff Comments: 1. Provide notification of the property owners located within 200 -feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 28, 2012. The Office of Planning and Development must receive the proof of notice no later than December 7, 2012. 2. Will there be a bar and/or restaurant or meeting space at the hotel? If so provide details of the proposed services. Will there be a manager's reception. Provide details of the square footage proposed for the bar, restaurant and meeting space. 3. The ordinance would typically require the placement of 90 parking spaces to serve the hotel use (82 rooms). The site plan is indicated with 87 parking spaces. 4. The maximum building height allowed per the ordinance was 45 -feet unless the Planning Commission approved an increased building height. The total height proposed is 60 -feet. 5. The ordinance allows for a maximum sign height and area for the "office portion" of the development as six (6) feet in height and sixty-four (64) square feet in area. 6. Provide details of any proposed building signage. Based on the total square footage of the building the approval allowed for building signage on two facades of the building. 7. Any property's eastern facing signs that are visible from Camp Aldersgate's property, except ground signs are to remain unlighted except for Y2 hour before and after the sign advertiser's hours of being open to the general public. Realizing this is a hotel and 24-hour service will be provided — provide details as to how the lighting of any eastern facing sign will be mitigated. 8. The maximum pole height of parking lot lighting is 30 -feet. All site lighting is to be low level and directional, directed downward and into the site. 9. Any dumpster or trash receptacle located in a highly visible area must also provide landscaping or earthen berms to soften the screening walls. 10. The servicing of dumpsters is limited to daylight hours per the approved PCD. 11.A minimum of 10 -percent of the gross planned commercial mixed use district or planned office district area shall be designated as landscaped open space not to be used for streets or parking. Variance/Waivers: None requested. Public Works Conditions: 1. The first 2 parking spaces on the east side of the driveway should be removed so vehicles do not back into drive entrance. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right - Item # 3. of -way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Capacity Contribution Analysis required. Contact Little Rock Wastewater for additional details. Entergy: Existing right-of-way/easement. No landscaping allowed within the easement. Contact Entergy for additional information. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZ assembly, successful test of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten (10) days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. They will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water, regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protect. Fire Department: Maintain access of at least twenty (20) feet; fire hydrants per Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions. County Planning: No comment. Item # 3. CATH: Site is directly served by CATA Bus Route #3, the Baptist Medical Center Route, and in 2013 will be served also be served by CATA Bus Route #14, the Rosedale Route. Parks and Recreation: No comment received. Planning Division_ This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Use (MX) for this property. This category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow for the development of a Hotel on the site. Master Street Plan: Shackleford Road is shown as a Minor Arterial and Crossing Court is a Local Street on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Shackleford Road. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Site plan must comply with all previous comments relating to the overall site development. 3. The zoning ordinance requires an average sixteen foot (16') wide street buffer along both the western and southern perimeters of the site. It appears the driveway widths can be reduced allowing for additional street buffer in both areas. 4. The landscape ordinance requires a nine foot (9') wide landscape strip around the sites entirety. It appears the retaining wall is encroaching into this minimal landscape area along the street(s). A variance from this minimal amount must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 5. All the street trees must be in place around the site or included in the landscape plan for building permit application. 6. Interior Islands must be a minimum of 300 square feet in area to receive credit towards the interior landscaping requirement. 7. A controlled automatic irrigation system is required. 8. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Item # 3. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, November 21, 2012. Item # 3.