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HomeMy WebLinkAboutZ-4712-A Staff AnalysisNO.: Z -4712-A NAME: Malmstrom Commercial Center Short -form PCD LOCATION: 11619 Kanis Road DEVELOPER: Malmstrom White Company 11610 Kanis Road Little Rock, AR 72211 ENGINEER: Roberts and Williams Associates 1501 North University Avenue, Suite 430 Little Rock, AR 72207 AREA: 2.09 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: C-3 and MF -18 ALLOWED USES: General Retail and Multi -family at a density of 18 units per acre PROPOSED ZONING: PCD PROPOSED USE: C-3 uses and a contactors office and storage yard VARIANCESNVAIVERS REQUESTED: Plat Variance — the creation of a lot without public street frontage. BACKGROUND: Ordinance No. 15,175 adopted by the Little Rock Board of Directors on September 16, 1986, rezoned the site from R-2, Single-family to C-3 and MF -18. (The north 400 -feet was zoned to C-3 while the southern 590 feet was zoned MF -18.) The applicant indicated the rezoning to C-3 would allow the existing non -conforming business to FILE NO.: Z -4712-A (Cont.) become a conforming use. The applicant felt it unlikely the southern portion would develop as single-family and requested multi -family zoning. The Planning Commission reviewed a site plan for the C-3 zoned portion of the site for the placement of multiple buildings on the tract at their October 31, 2002, Public Hearing. The item was approved on the Consent Agenda. L� PROPOSAUREQUEST: The applicant proposes to rezone the site fi Commercial Development (PCD) to allow the c applicant has indicated Lot 1 will be utilized a: twenty percent of the gross floor area as office as a contractor's office and storage yard. The as alternative uses for Lot 2. om C-3 and MF -18 to Planned reation of a two (2) lot plat. The C-3 allowable uses maintaining uses and Lot 2 will be developed applicant is requesting C-3 uses The applicant is requesting a variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage. The rear lot (Lot 2) will gain access through a 26 -foot common access and utility easement. The site will share a cross access and parking agreement between the two (2) lots. The applicant proposes upon completion three buildings will occupy Lot 1. Currently there is a building containing 4,145 square feet and a building under construction containing 6,100 square feet. The applicant has indicated future construction of a third building also containing 6,100 square feet. Lot 2 will be developed with a 6,100 square foot building proposed to function as a contactor's office with a proposed contractor's equipment storage yard along the rear property line. The applicant has indicated a 30 -foot open space buffer along the southern property line, adjacent to POD zoned property. EXISTING CONDITIONS: The site is currently zoned C-3 and MF -18 and contains three non-residential structures on the front portion of the site. The building closest to Kanis Road was the former home to Terminix and the structure in the rear (a converted single- family home) serves as an office to a construction contractor. The third building is currently under construction located on the west property line just south of the Terminix building and is the future site to Sea, Inc., a hazardous chemical recovery firm. Kanis Road has not been improved in this area. The roadway is a two lane road with open ditches for drainage. Other uses in the area include a mixture of residential and non-residential uses. Immediately east of the site are three converted single-family homes now serving as office uses. Immediately west of the site is a single-family home and a large non-residential building, used by an upholstery shop, in the front yard of the residence. North of the site are single- family homes and office uses. ILE NO.: Z -4712-A (Cont. IN A E NEIGHBORHOOD COMMENTS. - As of this writing, staff has not received any comment from area residents concerning the proposed development. The John Barrow Neighborhood Association, all residents located within 300 -feet of the site who could be identified and all property owners located within 200 -feet of the site were notified of the public hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed right-of-way dedication meets Master Street Plan requirements. For boundary street improvements, this project qualifies for a contribution in - lieu of construction. 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plan will need to be submitted and approved prior to the start of construction. 3. Storm water detention ordinance applies to this property. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: A 10 -foot utility easement is required along the western perimeter of the site. Contact Entergy at 954-5158 for additional details. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. An 8 -inch water main extension with a private hydrant located on Lot 2 will be required in order to provide service to Lot 2. Relocation of the landscape area to the north line of Lot 2 would provide a place to install the fire hydrant in a satisfactory location. A 15 -foot -wide utility easement will be required FILE NO.: Z -4712-A (Cont.) to accommodate the proposed water line extension. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Planned Commercial Development for office and commercial uses. The request does not require a change to the Land Use Plan. Landscape: Interior landscaping islands must be adjusted to provide landscaping strips at least six (6) feet nine (9) inches in width along each side of the interior property lines. A six (6) foot high opaque screen is required along the eastern and western perimeters of the site. This screen may be either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. City_ Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Barry Williams and Mr. Chris Massey were present representing the applicant. Staff presented the request indicating to Mr. Williams additional items necessary to complete the review. Staff requested the applicant provide the days and hours of operation for the site. 4 FILE NO.: Z -4712-A (Cont. Mr. Williams indicated the applicant was requesting to modify the site plan slightly. He stated the applicant was requesting to increase the rear storage holding area. Mr. Williams stated the site would maintain the proposed 30 -foot open space buffer along the southern perimeter. Mr. Williams stated the storage area would be paved and completely fenced continuing the fence to the back of the holding area. Staff questioned the placement of the landscape island and requested the island be moved to accommodate a fire hydrant needed to serve Lot 2. Mr. Williams stated he would review the placement. He stated the island had been placed in the shown location to accommodate the garbage truck. Public Works comments were addressed. Staff stated the in -lieu payment had been made. Staff stated the payment would need to be rededicated to continue the ten year commitment. Landscaping comments were addressed. Staff noted a utility easement could not count as a required land use buffer. Staff noted the properties on the east and west were still zoned residentially and a minimum six feet nine inch wide buffer would be required. Staff noted the buffers may be deemed unnecessary by the Planning Commission due to adjoining uses. Staff noted a screen would be required long the eastern and western perimeters. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the November 6, 2003 Subdivision Committee meeting. The applicant has indicated the days and hours of operation to be from 7:00 am to 9:00 pm seven days per week. The applicant has also indicated the increased area for the contractor's storage yard area and an area designated for on-site detention. The area will abut a designated undisturbed open space along the southern perimeter of the property. The applicant has modified the placement of the landscape island to allow for the placement of a fire hydrant to serve Lot 2. The interior islands have been placed in the parking area as required by the landscape ordinance and are at least three hundred square feet in area. The applicant has indicated a landscaping strip along the eastern perimeter of Lot 1 but the area is located within a required easement. The applicant will be required to submit a request to the City Beautiful Commission to allow the easement to serve as the required landscape strip per the landscape ordinance. The applicant is also requesting the Planning Commission allow the easement to count toward fulfilling the land use buffer requirement. Staff is supportive of this 5 FILE NO.: Z -4712-A request. Plantings will be placed in the easement at the rate required for the land use buffer. Since the easement will be used as a water line easement to serve Lot 2, staff feels it is unlikely the landscaping will be disturbed. Should the landscaping be disturbed, the applicant will be required to replant the strip to meet ordinance requirements. The applicant has also indicated screening along the eastern perimeter of Lot 2 located outside the easement. The placement fulfills the requirements of the zoning ordinance and the landscape ordinance. The applicant has indicated screening will be placed along the western perimeter of the site. Evergreen shrubs will be placed behind the buildings for screening and along the contractor's storage yard a six foot wood fence with its face side directed outward will be used. The applicant is requesting a two lot plat as a component of the PCD. The plat will require a variance from the Subdivision Ordinance to allow Lot 2 to develop as a lot without public street frontage (Section 31-231). The applicant is requesting C-3 uses as alternative uses for the site. The proposed lot sizes meet the minimum requirements for C-3 zoned property or 14,000 square feet. Staff is supportive of the request. The applicant has indicated reestablishment of the existing in -lieu payment for the road construction of Kanis Road. Staff is supportive of this request. To Staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed request to rezone the site to PCD and allow the site to develop as a two lot plat should have minimal to no adverse impact on the adjoining property owners. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the requested variance from the Subdivision Ordinance to allow Lot 2 to develop as a lot without public street frontage. Staff recommends approval of the variance to allow the landscape/buffer strip along the eastern perimeter to be located within a utility easement. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) The applicant was present representing the request. There were no registered objectors present. Staff stated the John Barrow Neighborhood Association had indicated support of the proposed. rezoning request subject to compliance with the conditions outlined by staff. 0 FILE NO._ Z -4712-A (Cont. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the requested variance from the Subdivision Ordinance to allow Lot 2 to develop as a lot without public street frontage. Staff presented a recommendation of landscape/buffer strip along the eastern easement. approval of the variance to allow the perimeter to be located within a utility There was no further discussion of the item. The item was placed on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 7 December 4, 2003 ITEM NO.: 12 FILE NO.: Z -4712-A NAME: Malmstrom Commercial Center Short -form PCD LOCATION: 11619 Kanis Road DEVELOPER: Malmstrom White Company 11610 Kanis Road Little Rock, AR 72211 ENGINEER: Roberts and Williams Associates 1501 North University Avenue, Suite 430 Little Rock, AR 72207 AREA: 2.09 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: C-3 and MF -18 ALLOWED USES: General Retail and Multi -family at a density of 18 units per acre PROPOSED ZONING: PCD PROPOSED USE: C-3 uses and a contactors office and storage yard VARIANCESNVAIVERS REQUESTED: Plat Variance — the creation of a lot without public street frontage. BACKGROUND: Ordinance No. 15,175 adopted by the Little Rock Board of Directors on September 16, 1986, rezoned the site from R-2, Single-family to C-3 and MF -18. (The north 400 -feet was zoned to C-3 while the southern 590 feet was zoned MF -18.) The applicant December 4, 2003 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z -4712-A indicated the rezoning to C-3 would allow the existing non -conforming business to become a conforming use. The applicant felt it unlikely the southern portion would develop as single-family and requested multi -family zoning. The Planning Commission reviewed a site plan for the C-3 zoned portion of the site for the placement of multiple buildings on the tract at their October 31, 2002, Public Hearing. The item was approved on the Consent Agenda. Q PROPOSAUREQUEST: The applicant proposes to rezone the site f Commercial Development (PCD) to allow the c applicant has indicated Lot 1 will be utilized a twenty percent of the gross floor area as office as a contractor's office and storage yard. The as alternative uses for Lot 2. om C-3 and MF -18 to Planned reation of a two (2) lot plat. The C-3 allowable uses maintaining uses and Lot 2 will be developed applicant is requesting C-3 uses The applicant is requesting a variance from the Subdivision Ordinance to allow the creation of a lot without public street frontage. The rear lot (Lot 2) will gain access through a 26 -foot common access and utility easement. The site will share a cross access and parking agreement between the two (2) lots. The applicant proposes upon completion three buildings will occupy Lot 1. Currently there is a building containing 4,145 square feet and a building under construction containing 6,100 square feet. The applicant has indicated future construction of a third building also containing 6,100 square feet. Lot 2 will be developed with a 6,100 square foot building proposed to function as a contactor's office with a proposed contractor's equipment storage yard along the rear property line. The applicant has indicated a 30 -foot open space buffer along the southern property line, adjacent to POD zoned property. EXISTING CONDITIONS: The site is currently zoned C-3 and MF -18 and contains three non-residential structures on the front portion of the site. The building closest to Kanis Road was the former home to Terminix and the structure in the rear (a converted single- family home) serves as an office to a construction contractor. The third building is currently under construction located on the west property line just south of the Terminix building and is the future site to Sea, Inc., a hazardous chemical recovery firm. Kanis Road has not been improved in this area. The roadway is a two lane road with open ditches for drainage. Other uses in the area include a mixture of residential and non-residential uses. Immediately east of the site are three converted single-family homes now serving as office uses. Immediately west of the site is a single-family home and a large non-residential building, used by an 2 December 4, 2003 SUBDIVISION ITEM NO.: 12 FILE NO.: Z -4712-A upholstery shop, in the front yard of the residence. North of the site are single- family homes and office uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents concerning the proposed development. The John Barrow Neighborhood Association, all residents located within 300 -feet of the site who could be identified and all property owners located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed right-of-way dedication meets Master Street Plan requirements. For boundary street improvements, this project qualifies for a contribution in - lieu of construction. 2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plan will need to be submitted and approved prior to the start of construction. 3. Storm water detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: A 10 -foot utility easement is required along the western perimeter of the site. Contact Entergy at 954-5158 for additional details. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. An 8 -inch water main extension with a private hydrant located on Lot 2 will be required in order to provide service to Lot 2. Relocation of the landscape area to the north line of Lot 2 would provide a place to install the fire hydrant in a satisfactory location. A 15 -foot -wide utility easement will be required to accommodate the proposed water line extension. This development will have 3 December 4, 2003 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z -4712-A minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Planned Commercial Development for office and commercial uses. The request does not require a change to the Land Use Plan. Landscape: Interior landscaping islands must be adjusted to provide landscaping strips at least six (6) feet nine (9) inches in width along each side of the interior property lines. A six (6) foot high opaque screen is required along the eastern and western perimeters of the site. This screen may be either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Barry Williams and Mr. Chris Massey were present representing the applicant. Staff presented the request indicating to Mr. Williams additional items necessary to complete the review. Staff requested the applicant provide the days and hours of operation for the site. 2 December 4, 2003 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: Z -4712-A Mr. Williams indicated the applicant was requesting to modify the site plan slightly. He stated the applicant was requesting to increase the rear storage holding area. Mr. Williams stated the site would maintain the proposed 30 -foot open space buffer along the southern perimeter. Mr. Williams stated the storage area would be paved and completely fenced continuing the fence to the back of the holding area. Staff questioned the placement of the landscape island and requested the island be moved to accommodate a fire hydrant needed to serve Lot 2. Mr. Williams stated he would review the placement. He stated the island had been placed in the shown location to accommodate the garbage truck. Public Works comments were addressed. Staff stated the in -lieu payment had been made. Staff stated the payment would need to be rededicated to continue the ten year commitment. Landscaping comments were addressed. Staff noted a utility easement could not count as a required land use buffer. Staff noted the properties on the east and west were still zoned residentially and a minimum six feet nine inch wide buffer would be required. Staff noted the buffers may be deemed unnecessary by the Planning Commission due to adjoining uses. Staff noted a screen would be required long the eastern and western perimeters. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the November 6, 2003 Subdivision Committee meeting. The applicant has indicated the days and hours of operation to be from 7:00 am to 9:00 pm seven days per week. The applicant has also indicated the increased area for the contractor's storage yard area and an area designated for on-site detention. The area will abut a designated undisturbed open space along the southern perimeter of the property. The applicant has modified the placement of the landscape island to allow for the placement of a fire hydrant to serve Lot 2. The interior islands have been placed in the parking area as required by the landscape ordinance and are at least three hundred square feet in area. The applicant has indicated a landscaping strip along the eastern perimeter of Lot 1 but the area is located within a required easement. The applicant will be required to submit a request to the City Beautiful Commission to allow the l•1 December 4, 2003 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z -4712-A easement to serve as the required landscape strip per the landscape ordinance. The applicant is also requesting the Planning Commission allow the easement to count toward fulfilling the land use buffer requirement. Staff is supportive of this request. Plantings will be placed in the easement at the rate required for the land use buffer. Since the easement will be used as a water line easement to serve Lot 2, staff feels it is unlikely the landscaping will be disturbed. Should the landscaping be disturbed, the applicant will be required to replant the strip to meet ordinance requirements. The applicant has also indicated screening along the eastern perimeter of Lot 2 located outside the easement. The placement fulfills the requirements of the zoning ordinance and the landscape ordinance. The applicant has indicated screening will be placed along the western perimeter of the site. Evergreen shrubs will be placed behind the buildings for screening and along the contractor's storage yard a six foot wood fence with its face side directed outward will be used. The applicant is requesting a two lot plat as a component of the PCD. The plat will require a variance from the Subdivision Ordinance to allow Lot 2 to develop as a lot without public street frontage (Section 31-231). The applicant is requesting C-3 uses as alternative uses for the site. The proposed lot sizes meet the minimum requirements for C-3 zoned property or 14,000 square feet. Staff is supportive of the request. The applicant has indicated reestablishment of the existing in -lieu payment for the road construction of Kanis Road. Staff is supportive of this request. To Staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed request to rezone the site to PCD and allow the site to develop as a two lot plat should have minimal to no adverse impact on the adjoining property owners. I. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the requested variance from the Subdivision Ordinance to allow Lot 2 to develop as a lot without public street frontage. Staff recommends approval of the variance to allow the landscape/buffer strip along the eastern perimeter to be located within a utility easement. X December 4, 2003 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z -4712-A PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) The applicant was present representing the request. There were no registered objectors present. Staff stated the John Barrow Neighborhood Association had indicated support of the proposed rezoning request subject to compliance with the conditions outlined by staff. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the requested variance from the Subdivision Ordinance to allow Lot 2 to develop as a lot without public street frontage. Staff presented a' recommendation of approval of the variance to allow the landscape/buffer strip along the eastern perimeter to be located within a utility easement. There was no further discussion of the item. The item was placed on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 7 ITEM NO.: 12 NAME: Malmstrom Commercial Center Short -form PCD LOCATION: 11619 Kanis Road Planning Staff Comments: FILE NO.: Z -4712-A 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. The applicant has committed to maintenance of 20% of the development as office uses. 3. The typical minimum parking demand for Lot 1 would be 72 spaces based on 1 space per 225 square feet of floor area. The typical minimum parking demand for Lot 2 would be 27 spaces based on the same formula (97 total). The proposed development includes 90 parking spaces. Provide a cross parking agreements between the two lots. 4. Any additional site lighting must be low level and directional, directed away from residentially zoned property. 5. Provide the hours of operation of the proposed development.��, Variance/Waivers: wove-- 1. Plat Variance — the creation of a lot without public street frontage. Public Works: oL `l �, Imo" The proposed right-of-way dedication meets Master Street Plan requirreem nts. For pt, boundary street improvements, this project qualifies for a contribution in -lieu of construction. us -2. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plan ill need to be submitted and approved prior to the start of construction. 3. Storm water detention ordinance applies to this property. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is require for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details.ia Entergy: A 10 -foot utility easement is required along the western perimeter of the site. Contact Entergy at 954-5158 for additional details. Center -Point Energy: Approved as submitted. �0� SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. An 8 -inch water main extension with a private hydrant located on Lot 2 will be required in order to provide service to Lot 2. Relocation of the landscape area to the north line of Lot 2 would provide a place to install the fire hydrant in a satisfactory location. A 15 -foot -wide utility easement will be required to r c�6A �b cam. G� " 4o accommodate the proposed water line extension. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a Planned Commercial Development for office and commercial uses. The request does not require a change to the Land Use Plan. Landscape: Interior landscaping islands must be adjusted to provide landscaping strips at least six (6) feet nine (9) inches in width along each side of the interior property lines. A six (6) foot high opaque screen is required along the eastern and western perimeters of the site. This screen may be either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, November 12, 2003.