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HomeMy WebLinkAboutZ-4213-J Staff AnalysisFILE NO.: Z -4213-J NAME: The Look Out at Colonel Glenn Long -form PCD LOCATION: Located on the Northwest corner of Colonel Glenn Road and Lawson Road DEVELOPER: R. Huckaby Development Company 30 Bretagne Circle Little Rock, AR 72223 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 6.6 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 3 0-3, General Office District General Office _01 NEW STREET: 500 LF 0-3, General Office, C-1, Neighborhood Commercial and C-3, General Commercial VARIANCESIWAIVERS REQUESTED: 1. A variance from the Land Alteration Ordinance to allow grading of the three lots with the construction of the first building. 2. A variance from the Master Street Plan to allow an increased vertical profile of an arterial street. 3. A variance from the Master Street Plan to allow an increased vertical profile of a minor commercial street. 4. A variance from the Master Street Plan to allow an increased intersection grade at Huckaby Corporate Drive and Colonel Glenn Road. FILE NO.: Z -4213-J (Cont. A. PROPOSAL/REQUEST: The property is located at the Northwest corner of Lawson Road and Colonel Glenn Road. The developer intends to subdivide the property into three (3) lots. Lot 1 is proposed for future C-3, General Commercial District uses and Lot 2 is proposed with a spec building with C-1, Neighborhood Commercial uses. Lot 3 is proposed with a seven story office building utilizing 0-3, General Office District uses and the allowance of accessory uses as defined in the 0-3, General Office Zoning District. Lot 1 will contain 1.32 acres. Lot 2 will contain 1.24 acres and a 14,000 square foot single story commercial building. The site plan indicates the placement of 55 parking spaces with a shared drive located on the property line of Lots 1 and 2 and accessed from Huckaby Corporate Drive. Lot 3 is proposed containing 2.32 acres and 195 parking spaces. Of the seven stories proposed for the office building the first two levels are parking and the remaining levels contain 78,125 square feet of office space. The request includes a variance from the Land Alteration Ordinance to allow grading of the three lots with the construction of the first building. Variances from the Master Street Plan to allow an increased vertical profile of an arterial street and of a minor commercial street are being requested. The applicant is also seeking a variance from the Master Street Plan to allow an increased intersection grade at Huckaby Corporate Drive and Colonel Glenn Road. B. EXISTING CONDITIONS: The site was cleared with the construction of Bowman Plaza Subdivision located to the east. The grade is such that the center of the site is approximately 60 feet higher than the elevation at the eastern and southern boundaries. To the north is a manufactured home park accessed from Bowman Road. South of the site is a volunteer fire station and east is a parking lot serving the Bowman Plaza Office/Warehouse development. The area is a commercial node containing a convenience store, a neighborhood grocery, branch banks, a number of car dealerships and a movie theater. Colonel Glenn Road is a narrow unimproved road adjacent to the site with open ditches for drainage. Adjacent to this site is a hard curve which is proposed for reconstruction with the redevelopment of abutting properties. C. NEIGHBORHOOD COMME As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet and Southwest Little Rock United for Progress were notified of the Public Hearing. 4 FILE NO.: Z -4213-J Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Colonel Glenn Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way for a total width of 110 feet will be required along the frontage of the subject property where the applicant owns both sides of the Colonel Glenn Road per the realignment. In other words the entire right-of-way width will be dedicated from the subject property not just the northern half. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct full street improvements to Colonel Glenn Road including 5 -foot sidewalks with the planned development on the new alignment. The full construction of the street for a principal arterial street, which includes 59 feet from back of curb to back of curb should occur from the west curb line of Lawson Road to the applicants west property line. Transition areas should be provided on the east and west sides of the full street construction. Resubmit plans reflecting these changes showing what parts will be built by the applicant as part of this project. 3. Provide vertical profiles of Colonel Glenn Road, Huckaby Corporate Drive and their intersection. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to Huckaby Corporate Drive including 5 -foot sidewalks on both sides of the street with the planned development. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The east driveway should be removed. The driveway spacing requirement on a principal arterial street is a minimum of 300 feet. 6. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 7. Provide a Sketch Grading and Drainage Plan as required per Section 29- 186 (e). Show all proposed grades, retaining walls heights, slopes, and terraces heights. 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 9. Provide a letter prepared by a registered engineer certifying the intersection sight distance complies with 2004 AASHTO Green Book standards. 41 rafAm E : Z -4213-J (Cont. 10. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more information. 11. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 12. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 13. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 14. Colonel Glenn Road must be constructed per the 2004 AASHTO Green Book which requires Colonel Glenn Road to be superelevated to a maximum slope of 4% per Exhibit 3-14 for a design speed of 45 mph. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve the proposed lots. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Energ-- No comment received. AT & T: No comment received. Central Arkansas Water: Central Arkansas Water needs a 20 -foot -wide waterline easement centered over the existing 12 -inch water main where public right-of-way is being abandoned or else the 12 -inch water main must be relocated to the proposed public right-of-way at the expense of the developer. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for 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 Little Rock Fire Department is required. Fire sprinkler systems, which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. 21 FILE NO.: Z -4213-J (Cont. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Short form Planned Commercial Development for a mixed development of office and commercial uses. The request does not require a change to the Land Use Plan. Master Street Plan: Colonel Glenn Road is shown as a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Colonel Glenn since it is a Principal Arterial. There is a proposed street on this Planned Development, which would be a local street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I route is shown along Colonel Glenn Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Neighborhood Action Plan: This area is not covered by a Neighborhood Action Plan. ^ Landscape: 1. The site plan must comply with the City's landscape ordinance requirements. 2. The zoning buffer ordinance requires a minimum fifty foot wide (50') land use buffer along the northern property line. Seventy percent (70%) of which is to be left undisturbed. Easements cannot count towards meeting this minimal requirement. 3. The zoning buffer ordinance requires a minimum sixteen and one half foot wide (16.5') land use buffer along the western property line. Seventy percent (70%) of which is to be left undisturbed. Easements cannot count towards meeting this minimal requirement. 5 FILE NO.:_Z-4213-J (Cont.) 4. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and the western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 5. This site plan is being reviewed as an overall development, which will require an automatic irrigation system to water landscaped areas on all lots at the time of development. 6. This site plan is being reviewed as an overall development. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a registered landscape architect. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (July 17, 2008) Mr. Joe White was present representing the request. Staff presented the item stating there were additional items necessary to complete the review process. Staff stated details of the proposed signage plan were required including ground mounted and building signage. Staff also stated site lighting was to be low level and directional directed downward and into the site. Staff stated a minimum of 10 to 15 percent of the site was required to be designated as landscaped area. Staff also requested Mr. White provide the percentage of building coverage, the percentage of landscaping and the percentage of paved area in the general notes section of the site plan. Public Works comments were addressed. Staff stated Colonel Glenn Road was indicated as a principal arterial and would require dedication and street construction per the Master Street Plan. Staff stated the design of Colonel Glenn Road adjacent to the site included removal of the existing "hard curve" with the entirety of the new road construction located on the applicant's property. Staff stated they would work with the developer to provide the transition with the existing road and the new construction. Staff requested Mr. White provide the vertical profile of Colonel Glenn Road and Huckaby Corporate Drive. Staff questioned Mr. White concerning his plans for grading. Mr. White stated the desire was to haul the excess dirt from this site to a site on Stagecoach Road. He stated the fill site was a separate application request on the agenda the Village at Hidden Creek Apartments Long -form PID (Z -8235-A). There was a general discussion of what would be considered imminent construction on both projects. Staff stated construction was required to begin within eight months of clearing and grading to be considered imminent. [:t FILE NO.: Z -4.213-J (Cont. Landscaping comments were addressed. Staff stated the site plan proposed along the northern boundary did not comply with the City's Buffer Ordinance requirements. Staff stated easements could not count in meeting the buffer requirement and 70 percent of the buffer area was to remain undisturbed. Staff also stated since the site plan indicated in excess of 150 parking spaces the interior landscape islands would need to be 300 square feet in area. Mr. White stated the individual lots did not contain in excess of 150 spaces. He stated based on the number of spaces on each of the lots the lots should be allowed the lesser 150 square foot interior islands. Staff stated the interior landscaping would be based on the individual lot development. Staff noted screening would be required on the lots abutting residentially zoned and used property. Staff noted comments from the various other reporting departments and agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Mr. White provided staff with an updated site plan addressing most of the issues raised at the July 17, 2008, Subdivision Committee meeting. The revised plan indicates the proposed signage plan, a note concerning the site lighting and the percentage of building coverage, the percentage of landscaping and the percentage of paved area in the general notes section of the site plan. The drive on Colonel Glenn has been removed. The applicant has met with staff concerning the street alignment and street construction of Colonel Glenn Road along the property's frontage. The development is proposed with three (3) lots. A new public street will be extended from Colonel Glenn Road with all access drives on the new street. The street is proposed with 500 linear feet and constructed with 31 feet of pavement in a 60 foot right of way. A sidewalk will be placed along the east side of the street. As the property to the west is developed the additional sidewalk will be added in this area by the future development to comply with the Master Street Plan. Lot 1 is proposed for future C-3, General Commercial District uses and has not been indicated with a development plan. According to the applicant at the time of development the building footprint and parking areas will be submitted to the City for approval through a revision to the PCD. Lot 1 will contain 1.32 acres. Lot 2 is proposed containing 1.24 acres developed with a spec building utilizing C-1, Neighborhood Commercial uses as allowable uses. The building is proposed containing 14,000 square feet. A total of 55 parking spaces are indicated on the site plan. The parking required for a commercial development is one space per 300 gross square feet. Based on the square footage proposed a total of 46 spaces would typically be required. Building signage is proposed 7 FILE NO.: Z -4213-J (Cont. along the front of the building. The building signage will comply with signage allowed in commercial zones or a maximum of 10 percent of the front facade area. A single ground mounted monument style sign is proposed within the front yard area. The sign is proposed with a maximum height of six feet and a total sign area of 120 square feet. The maximum building height is 35 feet. The lot coverage for Lot 2 is 26 percent. The paved area is 42.5 percent and the landscaped and open space area is 31.5 percent. Lot 3 is proposed with a seven -story office building utilizing 0-3, General Office District uses and the allowance of accessory uses as defined in the 0-3, General Office Zoning District. The lot will contain 2.32 acres. The office building will total 78,125 square feet and 195 parking spaces. Of the seven stories proposed the first two levels are parking with the remaining levels being office space. The parking required for an office development based on the above square footage would be 195 spaces. The maximum building height is 95 feet. Lot 3 has 15.5 percent of building coverage, 33.6 percent paved area and 50.9 percent landscape and open space area. Building signage is proposed along the front of the building. The building signage will comply with signage allowed in office zones or a maximum of 10 percent of the front fagade area. A single ground mounted monument style sign is proposed within the front yard area. The sign is proposed with a maximum height of six feet and a total sign area of 120 square feet. The hours of operation for the retail and office is 6:30 am to 10:00 pm seven days per week. The hours of operation for a restaurant use is 6:30 am to 11:00 pm seven days per week. The dumpster service hours are limited to 6:30 am to 10:00 pm seven days per week. All site lighting is to be low level and directional, directed downward and into the site. The request includes a variance from the Land Alteration Ordinance. The excess fill from this site will be used on a site located on Stagecoach Road near the County line. The fill site is a separate item on this agenda, the Village at Hidden Creek Apartments Long -form PID (Z -8235-A). The trigger for the grading would be when a building permit is pulled for either of the two sites. The entirety of this site would be "brought down" and Tract E and Lots 1 — 6 of the Stagecoach Road site will be filled. Variances from the Master Street Plan to allow an increased vertical profile of an arterial street and of a minor commercial street are being requested. The applicant is also seeking a variance from the Master Street Plan to allow an increased intersection grade at Huckaby Corporate Drive and Colonel Glenn Road. Staff is supportive of the request. The site is indicated as Mixed Office Commercial on the City's Future Land Use Plan. The development as proposed is a mixed use development of office and commercial uses and is consistent with the City's plan for the area. To staffs knowledge there are no outstanding technical issues associated with the request. Although there are variances from the Master Street Plan and the Land Alteration Ordinance staff does not feel these variances will significantly impact the development or the area. 0 FILE NO.: Z -4213-J STAFF RECOMMENDATIONS: 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 variance request from the Land Alteration Ordinance to allow grading of the three lots with the issuance of a building permit for this site or for the site located on Stagecoach Road, the Village at Hidden Creek Long -form PID. Staff recommends approval of the variance request from the Master Street Plan to allow an increased vertical profile of an arterial street. Staff recommends approval of the variance request from the Master Street Plan to allow an increased vertical profile of a minor commercial street. Staff recommends approval of the variance request from the Master Street Plan to allow an increased intersection grade at Huckaby Corporate Drive and Colonel Glenn Road. PLANNING COMMISSION ACTION: (AUGUST 7, 2008) Staff presented the item with a recommendation of deferral of the item to the September 18, 2008, public hearing to allow staff and the applicant time to meet with an adjoining property owner to address their concerns related to the site grading and the retaining wall height. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for Deferral as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: There are no changes proposed from the previous agenda write-up. Staff continues to support the request and the associated land alteration ordinance variance request. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated September 16, 2008, requesting a deferral of this item to the October 30, 2008, public hearing. Staff 01 FILE NO.: Z -4213-J stated the deferral request would require a waiver of the Commission's By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for the waiver of the Commission's By-laws with regard to the late deferral request. The motion carried by a vote of 6 ayes, 0 noes and 5 absent. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 6 ayes, 0 noes and 5 absent. STAFF UPDATE: The applicant has indicated with the first phase of the development boundary street improvements consisting of the relocation of Colonel Glenn Road to the north to improve the existing horizontal curve to arterial standards will be installed. The work will consist of the construction of one-half of a five lane arterial street plus an additional 12 feet of pavement with curb, gutter and sidewalk on the north side. The pavement transitions will be constructed at each end of the new roadway to tie into the existing roadway. The improvements will initially be stripped as a three lane roadway with shoulder on the south side. The applicant will dedicate the full 110 feet of right-of-way through the length of his ownership and excavate the full width of the right-of-way to grade. Future construction to a full arterial standard will be accomplished either when the property to the south has a significant expansion or re -development project, or as a City funded project. The request includes a variance to clear and grade the multi -lot site when construction on the first lot is imminent. Staff is supportive of the variance request to allow grading of the three lots with the issuance of a building permit for this site or for the site located on Stagecoach Road, the Village at Hidden Creek Long -form PID (Z -8235-A). The applicant and an adjoining property owner to the west have agreed to a land swap containing 10,600 square feet which will square up the adjoining property owners eastern property line as it intersects with Colonel Glenn Road. The property owner will have access to the proposed cul-de-sac street at no cost to the owner or any future developer of the property. The adjoining property owner will provide the developer with a temporary slope easement for construction of the cul-de-sac street that will eliminate the need for retaining walls or steep slopes. The entire land use buffer adjacent to the west property line will be removed. 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 variance request from the Master Street Plan to allow an increased vertical profile of an arterial street and the variance request from the Master Street Plan to allow an increased vertical profile of a minor commercial street. 10 FILE NO.: Z -4213-J (Cont. Staff recommends approval of the variance request from the Master Street Plan to allow an increased intersection grade at Huckaby Corporate Drive and Colonel Glenn Road. PLANNING COMMISSION ACTION: (OCTOBER 30, 2008) 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 the agenda staff report. Staff presented a recommendation of approval of the variance request from the Master Street Plan to allow an increased vertical profile of an arterial street and the variance request from the Master Street Plan to allow an increased vertical profile of a minor commercial street. Staff also presented a recommendation of approval of the variance request from the Master Street Plan to allow an increased intersection grade at Huckaby Corporate Drive and Colonel Glenn Road. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for approval as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. 11 October 30, 2008 ITEM NO.: K FILE NO.: Z -4213-J NAME: The Look Out at Colonel Glenn Long -form PCD LOCATION: Located on the Northwest corner of Colonel Glenn Road and Lawson Road DEVELOPER: R. Huckaby Development Company 30 Bretagne Circle Little Rock, AR 72223 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 6.6 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 3 0-3, General Office District General Office PCD FT. NEW STREET: 500 LF 0-3, General Office, C-1, Neighborhood Commercial and C-3, General Commercial VARIANCES/WAIVERS REQUESTED: 1. A variance from the Land Alteration Ordinance to allow grading of the three lots with the construction of the first building. 2. A variance from the Master Street Plan to allow an increased vertical profile of an arterial street. 3. A variance from the Master Street Plan to allow an increased vertical profile of a minor commercial street. 4. A variance from the Master Street Plan to allow an increased intersection grade at Huckaby Corporate Drive and Colonel Glenn Road. October 30, 2008 SUBDIVISION ITEM NO.: K (Cont.) A. PROPOSAL/REQUEST: FILE NO.: Z -4213-J The property is located at the Northwest corner of Lawson Road and Colonel Glenn Road. The developer intends to subdivide the property into three (3) lots. Lot 1 is proposed for future C-3, General Commercial District uses and Lot 2 is proposed with a spec building with C-1, Neighborhood Commercial uses. Lot 3 is proposed with a seven story office building utilizing 0-3, General Office District uses and the allowance of accessory uses as defined in the 0-3, General Office Zoning District. Lot 1 will contain 1.32 acres. Lot 2 will contain 1.24 acres and a 14,000 square foot single story commercial building. The site plan indicates the placement of 55 parking spaces with a shared drive located on the property line of Lots 1 and 2 and accessed from Huckaby Corporate Drive. Lot 3 is proposed containing 2.32 acres and 195 parking spaces. Of the seven stories proposed for the office building the first two levels are parking and the remaining levels contain 78,125 square feet of office space. The request includes a variance from the Land Alteration Ordinance to allow grading of the three lots with the construction of the first building. Variances from the Master Street Plan to allow an increased vertical profile of an arterial street and of a minor commercial street are being requested. The applicant is also seeking a variance from the Master Street Plan to allow an increased intersection grade at Huckaby Corporate Drive and Colonel Glenn Road. B. EXISTING CONDITIONS: The site was cleared with the construction of Bowman Plaza Subdivision located to the east. The grade is such that the center of the site is approximately 60 feet higher than the elevation at the eastern and southern boundaries. To the north is a manufactured home park accessed from Bowman Road. South of the site is a volunteer fire station and east is a parking lot serving the Bowman Plaza OfficeNVa rehouse development. The area is a commercial node containing a convenience store, a neighborhood grocery, branch banks, a number of car dealerships and a movie theater. Colonel Glenn Road is a narrow unimproved road adjacent to the site with open ditches for drainage. Adjacent to this site is a hard curve which is proposed for reconstruction with the redevelopment of abutting properties. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site, all residents, who could be 2 October 30, 2008 SUBDIVISION ITEM NO.: K (Cont. FILE NO.: Z -4213-J identified, located within 300 feet and Southwest Little Rock United for Progress were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way for a total width of 110 feet will be required along the frontage of the subject property where the applicant owns both sides of the Colonel Glenn Road per the realignment. In other words the entire right-of-way width will be dedicated from the subject property not just the northern half. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct full street improvements to Colonel Glenn Road including 5 -foot sidewalks with the planned development on the new alignment. The full construction of the street for a principal arterial street, which includes 59 feet from back of curb to back of curb should occur from the west curb line of Lawson Road to the applicants west property line. Transition areas should be provided on the east and west sides of the full street construction. Resubmit plans reflecting these changes showing what parts will be built by the applicant as part of this project. 3. Provide vertical profiles of Colonel Glenn Road, Huckaby Corporate Drive and their intersection. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to Huckaby Corporate Drive including 5 -foot sidewalks on both sides of the street with the planned development. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The east driveway should be removed. The driveway spacing requirement on a principal arterial street is a minimum of 30.0 feet. 6. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 7. Provide a Sketch Grading and Drainage Plan as required per Section 29- 186 (e). Show all proposed grades, retaining walls heights, slopes, and terraces heights. 3 October 30, 2008 SUBDIVISION ITEM NO.: K (Cont. FILE NO.: Z -4213-J 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 9. Provide a letter prepared by a registered engineer certifying the intersection sight distance complies with 2004 AASHTO Green Book standards. 10. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more information. 11. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 12. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 13. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 14. Colonel Glenn Road must be constructed per the 2004 AASHTO Green Book which requires Colonel Glenn Road to be superelevated to a maximum slope of 4% per Exhibit 3-14 for a design speed of 45 mph. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve the proposed lots. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Central Arkansas Water needs a 20 -foot -wide waterline easement centered over the existing 12 -inch water main where public right-of-way is being abandoned or else the 12 -inch water main must be relocated to the proposed public right-of-way at the expense of the developer. Please submit plans for water facilities and/or fire protection system to Central 12 October 30, 2008 SUBDIVISION ITEM NO.: K (Cont_ F FILE NO.: Z -4213-J Arkansas Water for 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 Little Rock Fire Department is required. Fire sprinkler systems, which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Short form Planned Commercial Development for a mixed development of office and commercial uses. The request does not require a change to the Land Use Plan. Master Street Plan: Colonel Glenn Road is shown as a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Colonel Glenn since it is a Principal Arterial. There is a proposed street on this Planned Development, which would be a local street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Biome Plan_ A Class I route is shown along Colonel Glenn Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Neighborhood Action Plan: This area is not covered by a Neighborhood Action Plan. G� October 30, 2008 SUBDIVISION ITEM NO.: K (Cont.) FILE NO.: Z -4213-J Landscape: 1. The site plan must comply with the City's landscape ordinance requirements 2. The zoning buffer ordinance requires a minimum fifty foot wide (50') land use buffer along the northern property line. Seventy percent (70%) of which is to be left undisturbed. Easements cannot count towards meeting this minimal requirement. 3. The zoning buffer ordinance requires a minimum sixteen and one half foot wide (165) land use buffer along the western property line. Seventy percent (70%) of which is to be left undisturbed. Easements cannot count towards meeting this minimal requirement. 4. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and the western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 5. This site plan is being reviewed as an overall development, which will require an automatic irrigation system to water landscaped areas on all lots at the time of development. 6. This site plan is being reviewed as an overall development. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a registered landscape architect. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (July 17, 2008) Mr. Joe White was present representing the request. Staff presented the item stating there were additional items necessary to complete the review process. Staff stated details of the proposed signage plan were required including ground mounted and building signage. Staff also stated site lighting was to be low level and directional directed downward and into the site. Staff stated a minimum of 10 to 15 percent of the site was required to be designated as landscaped area. Staff also requested Mr. White provide the percentage of building coverage, the percentage of landscaping and the percentage of paved area in the general notes section of the site plan. October 30, 2008 SUBDIVISION ITEM NO.: K (Cont. FILE NO.: Z -4213-J Public Works comments were addressed. Staff stated Colonel Glenn Road was indicated as a principal arterial and would require dedication and street construction per the Master Street Plan. Staff stated the design of Colonel Glenn Road adjacent to the site included removal of the existing "hard curve" with the entirety of the new road construction located on the applicant's property. Staff stated they would work with the developer to provide the transition with the existing road and the new construction. Staff requested Mr. White provide the vertical profile of Colonel Glenn Road and Huckaby Corporate Drive. Staff questioned Mr. White concerning his plans for grading. Mr. White stated the desire was to haul the excess dirt from this site to a site on Stagecoach Road. He stated the fill site was a separate application request on the agenda the Village at Hidden Creek Apartments Long -form PID (Z -8235-A). There was a general discussion of what would be considered imminent construction on both projects. Staff stated construction was required to begin within eight months of clearing and grading to be considered imminent. Landscaping comments were addressed. Staff stated the site plan proposed along the northern boundary did not comply with the City's Buffer Ordinance requirements. Staff stated easements could not count in meeting the buffer requirement and 70 percent of the buffer area was to remain undisturbed. Staff also stated since the site plan indicated in excess of 150 parking spaces the interior landscape islands would need to be 300 square feet in area. Mr. White stated the individual lots did not contain in excess of 150 spaces. He stated based on the number of spaces on each of the lots the lots should be allowed the lesser 150 square foot interior islands. Staff stated the interior landscaping would be based on the individual lot development. Staff noted screening would be required on the lots abutting residentially zoned and used property. Staff noted comments from the various other reporting departments and agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Mr. White provided staff with an updated site plan addressing most of the issues raised at the July 17, 2008, Subdivision Committee meeting. The revised plan indicates the proposed signage plan, a note concerning the site lighting and the percentage of building coverage, the percentage of landscaping and the percentage of paved area in the general notes section of the site plan. The drive on Colonel Glenn has been removed. The applicant has met with staff concerning the street alignment and street construction of Colonel Glenn Road along the property's frontage. 7 October 30, 2008 SUBDIVISION ITEM NO.: K (Cont. FILE NO.: Z -4213-J The development is proposed with three (3) lots. A new public street will be extended from Colonel Glenn Road with all access drives on the new street. The street is proposed with 500 linear feet and constructed with 31 feet of pavement in a 60 foot right of way. A sidewalk will be placed along the east side of the street. As the property to the west is developed the additional sidewalk will be added in this area by the future development to comply with the Master Street Plan. Lot 1 is proposed for future C-3, General Commercial District uses and has not been indicated with a development plan. According to the applicant at the time of development the building footprint and parking areas will be submitted to the City for approval through a revision to the PCD. Lot 1 will contain 1.32 acres. Lot 2 is proposed containing 1.24 acres developed with a spec building utilizing C-1, Neighborhood Commercial uses as allowable uses. The building is proposed containing 14,000 square feet. A total of 55 parking spaces are indicated on the site plan. The parking required for a commercial development is one space per 300 gross square feet. Based on the square footage proposed a total of 46 spaces would typically be required. Building signage is proposed along the front of the building. The building signage will comply with signage allowed in commercial zones or a maximum of 10 percent of the front facade area. A single ground mounted monument style sign is proposed within the front yard area. The sign is proposed with a maximum height of six feet and a total sign area of 120 square feet. The maximum building height is 35 feet. The lot coverage for Lot 2 is 26 percent. The paved area is 42.5 percent and the landscaped and open space area is 31.5 percent. Lot 3 is proposed with a seven -story office building utilizing 0-3, General Office District uses and the allowance of accessory uses as defined in the 0-3, General Office Zoning District. The lot will contain 2.32 acres. The office building will total 78,125 square feet and 195 parking spaces. Of the seven stories proposed the first two levels are parking with the remaining levels being office space. The parking required for an office development based on the above square footage would be 195 spaces. The maximum building height is 95 feet. Lot 3 has 15.5 percent of building coverage, 33.6 percent paved area and 50.9 percent landscape and open space area. Building signage is proposed along the front of the building. The building signage will comply with signage allowed in office zones or a maximum of 10 percent of the front fagade area. A single ground mounted monument style sign is proposed within the front yard area. The sign is proposed with a maximum height of six feet and a total sign area of 120 square feet. 0 October 30, 2008 SUBDIVISION ITEM NO.: K (Cont. FILE NO.: Z The hours of operation for the retail and office is 6:30 am to 10:00 pm seven days per week. The hours of operation for a restaurant use is 6:30 am to 11:00 pm seven days per week. The dumpster service hours are limited to 6:30 am to 10:00 pm seven days per week. All site lighting is to be low level and directional, directed downward and into the site. The request includes a variance from the Land Alteration Ordinance. The excess fill from this site will be used on a site located on Stagecoach Road near the County line. The fill site is a separate item on this agenda, the Village at Hidden Creek Apartments Long -form PID (Z -8235-A). The trigger for the grading would be when a building permit is pulled for either of the two sites. The entirety of this site would be "brought down" and Tract IE and Lots 1 — 6 of the Stagecoach Road site will be filled. Variances from the Master Street Plan to allow an increased vertical profile of an arterial street and of a minor commercial street are being requested. The applicant is also seeking a variance from the Master Street Plan to allow an increased intersection grade at Huckaby Corporate Drive and Colonel Glenn Road. Staff is supportive of the request. The site is indicated as Mixed Office Commercial on the City's Future Land Use Plan. The development as proposed is a mixed Use development of office and commercial uses and is consistent with the City's plan for the area. To staff's knowledge there are no outstanding technical issues associated with the request. Although there are variances from the Master Street Plan and the Land Alteration Ordinance staff does not feel these variances will significantly impact the development or the area. STAFF RECOMMENDATIONS: 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 variance request from the Land Alteration Ordinance to allow grading of the three lots with the issuance of a building permit for this site or for the site located on Stagecoach Road, the Village at Hidden Creek Long -form PID. Staff recommends approval of the variance request from the Master Street Plan to allow an increased vertical profile of an arterial street. Staff recommends approval of the variance request from the Master Street Plan to allow an increased vertical profile of a minor commercial street. 9 October 30, 2008 SUBDIVISION ITEM NO.: K (Cont. FILE NO.: Z -4213-J Staff recommends approval of the variance request from the Master Street Plan to allow an increased intersection grade at Huckaby Corporate Drive and Colonel Glenn Road. PLANNING COMMISSION ACTION: (AUGUST 7, 2008) Staff presented the item with a recommendation of deferral of the item to the September 18, 2008, public hearing to allow staff and the applicant time to meet with an adjoining property owner to address their concerns related to the site grading and the retaining wall height. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for Deferral as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: There are no changes proposed from the previous agenda write-up. Staff continues to support the request and the associated land alteration ordinance variance request. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2008) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated September 16, 2008, requesting a deferral of this item to the October 30, 2008, public hearing. Staff stated the deferral request would require a waiver of the Commission's By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The chair entertained a motion for the waiver of the Commission's By-laws with regard to the late deferral request. The motion carried by a vote of 6 ayes, 0 noes and 5 absent. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 6 ayes, 0 noes and 5 absent. STAFF UPDATE: The applicant has indicated with the first phase of the development boundary street improvements consisting of the relocation of Colonel Glenn Road to the north to Iii■ tell October 30, 2008 SUBDIVISION ITEM NO.: K (Cont. FILE NO.: Z -4213-J improve the existing horizontal curve to arterial standards will be installed. The work will consist of the construction of one-half of a five lane arterial street plus an additional 12 feet of pavement with curb, gutter and sidewalk on the north side. The pavement transitions will be constructed at each end of the new roadway to tie into the existing roadway. The improvements will initially be stripped as a three lane roadway with shoulder on the south side. The applicant will dedicate the full 110 feet of right-of-way through the length of his ownership and excavate the full width of the right-of-way to grade. Future construction to a full arterial standard will be accomplished either when the property to the south has a significant expansion or re -development project, or as a City funded project. The request includes a variance to clear and grade the multi -lot site when construction on the first lot is imminent. Staff is supportive of the variance request to allow grading of the three lots with the issuance of a building permit for this site or for the site located on Stagecoach Road, the Village at Hidden Creek Long -form PID (Z -8235-A). The applicant and an adjoining property owner to the west have agreed to a land swap containing 10,600 square feet which will square up the adjoining property owners eastern property line as it intersects with Colonel Glenn Road. The property owner will have access to the proposed cul-de-sac street at no cost to the owner or any future developer of the property. The adjoining property owner will provide the developer with a temporary slope easement for construction of the cul-de-sac street that will eliminate the need for retaining walls or steep slopes. The entire land use buffer adjacent to the west property line will be removed. 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 variance request from the Master Street Plan to allow an increased vertical profile of an arterial street and the variance request from the Master Street Plan to allow an increased vertical profile of a minor commercial street. Staff recommends approval of the variance request from the Master Street Plan to allow an increased intersection grade at Huckaby Corporate Drive and Colonel Glenn Road. PLANNING COMMISSION ACTION: (OCTOBER 30, 2008) 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 the agenda staff report. Staff presented a recommendation of approval of the variance request from the Master Street Plan to allow an increased vertical profile of an arterial street and the variance request from the Master Street Plan to allow an increased vertical profile of a minor commercial street. Staff also presented a recommendation of 11 October 30, 2008 SUBDIVISION ITEM NO.: K (Cont. FILE NO.: Z -4213-J approval of the variance request from the Master Street Plan to allow an increased intersection grade at Huckaby Corporate Drive and Colonel Glenn Road. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for approval as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. 12 ITEM NO.: 5. NAME: The Look Out at Colonel Glenn Long -form PCD Z -4213-J LOCATION: located on the Northwest corner of Colonel Glenn Road and Lawson Road Planning Staff Comments: Provide notification of property owners located within 200 feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notices must be mailed no later than July 23, 2008. The Office of Planning and Development must receive the proof of notice no later than August 1, 2008. 2. The area indicated as "Exception" must be included in the proposed PCD or the POD to the east must be amended to include this lot/tract which is being created as a lot without public street frontage. 3. Provide details of the signage proposed for Lots 2 and 3. Provide details of the proposed buildings signage noting the percentage of total facade area to be dedicated to building signage. (Maximum 10% of the fagade area — Will buildings 2 and 3 have signage along the southern face.) 4. Provide the location of the proposed dumpster facilities on the site plan. Provide a note indicating the dumpster screening. A note on the plan indicates the dumpster service will be limited to 6:30 am to 10:00 pm seven days per week. 5. A minimum of 10 to 15 percent of the site is to be designated to landscape. Provide the percentage provide. 6. Provide the percentage of building coverage, the percentage of landscaping and the percentage of paved area. 7. Provide the maximum building height in the general notes section of the site plan. 8. Site lighting must be directed downward and into the site not spilling onto adjacent residentially zoned and used property. 9. Provide details of any proposed perimeter fencing. Including the total height, location and construction material. Variance/Waivers: A variance from the Land Alteration Ordinance to allow grading of the site with the construction of the first building. (The excess dirt will be moved to The Village at Hidden Creek Apartments File No. Z -8235-A — Item 12 on this agenda.) Public Works Conditions: 1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way for a total width of 110 feet will be required along the frontage of the subject property where the applicant owns both sides of the Colonel Glenn Road per the realignment. In other words the entire right-of-way width will be dedicated from the subject property not just the northern half. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct full street improvements to Colonel Glenn Road including 5 -foot Item # 5. sidewalks with the planned development on the new alignment. The full construction of the street for a principal arterial street which includes 59 feet from back of curb to back of curb should occur from the west curb line of Lawson Road to the applicants west property line. Transition areas should be provided on the east and west sides of the full street construction. Resubmit plans reflecting these changes showing what parts will be built by the applicant as part of this project. 3. Provide vertical profiles of Colonel Glenn Road, Huckaby Corporate Drive and their intersection. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to Huckaby Corporate Drive including 5 -foot sidewalks on both sides of the street with the planned development. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The east driveway should be removed. The driveway spacing requirement on a principal arterial street is a minimum of 300 feet. 6. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 7. Provide a Sketch Grading and Drainage Plan as required per Section 29-186 (e). Show all proposed grades, retaining walls heights, slopes, and terraces heights. 8. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 9. Provide a letter prepared by a registered engineer certifying the intersection sight distance complies with 2004 AASHTO Green Book standards. 10. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more information. 11.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 12. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 13. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements to serve the proposed lots. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Energy: No comment received_ AT & T: No comment received. Item # 5. Central Arkansas Water: easement centered over the existing 12 -inch water main where public right-of-way is being abandoned or else the 12 -inch water main must be relocated to the proposed public right-of-way at the expense of the developer. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for 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 Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. Central Arkansas Water needs a 20 -foot -wide waterline Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Short form Planned Commercial Development for a mixed development of office and commercial uses. The request does not require a change to the Land Use Plan. Master Street Plan: Colonel Glenn Road is shown as a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Colonel Glenn since it is a Principal Arterial. There is a proposed street on this Planned Development, which would be a local street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I is shown along Colonel Glenn Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Neighborhood Action Plan: This area is not covered by a Neighborhood Action Plan. Landscape: The site plan must comply with the City's landscape and buffer ordinance requirements. Item # 5. 2. This site plan is being reviewed as an overall development; therefore, the following comments apply. 3. The zoning buffer ordinance requires a minimum fifty foot wide (50') land use buffer along the northern property line. Seventy percent (70%) of which is to be left undisturbed. Easements cannot count towards meeting this minimal requirement. Currently, this site appears to be meeting this minimal requirement. 4. The zoning buffer ordinance requires a minimum sixteen and one half foot wide (16.5') land use buffer along the western property line. Seventy percent (70%) of which is to be left undisturbed. Easements cannot count towards meeting this minimal requirement. Currently, this site appears to be meeting this minimal requirement. 5. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and the western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 6. This sites combined parking numbers exceed one hundred and fifty spaces; therefore, the interior islands need to be a minimum of three hundred square feet (300) in area to receive credit towards the landscape ordinance requirements. Also, there will need to be additional interior islands on the site to meet the evenly distributed section of the ordinance. 7. An automatic irrigation system to water landscaped areas will be required. 8. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 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, July 23, 2008. Item # 5.