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HomeMy WebLinkAboutZ-5258-E Staff AnalysisFILE NO.: Z -5258-E NAME: Rock Creek Crossing Revised Short -form PCD LOCATION: Located at 12206 West Markham Street DEVELOPER: Rowan Development, LLC 15 Shackleford Drive, Suite H Little Rock, AR 72211 FNGINFFR- Crafton Tull Sparks 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.96 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 LF C-3, General Commercial District & 0-2, Office and Institutional District Revised PCD PROPOSED USE: C-3, General Commercial District & 0-2, Office and Institutional District — Add a drive through window to each of the buildings proposed for the site VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: In 1994, the City of Little Rock Board of Directors approved Ordinance No. 16,762 which rezoned a portion of the property from C-2 to C-3. In January of 1993 a Short - form PD -C was approved for a one-story retail building containing approximately FILE NO.: Z -5258-E (Cont. 7,553 square feet. The PCD approved tenant for the site is ABRA Auto Body and Glass Shop. Access to Lot 1 is from West Markham via a 25 -foot drive through Lot 2. Ordinance No. 17,468 adopted by the Little Rock Board of Directors on May 6, 1997, established THJR Addition Lot #2 Short -form PCD, creating a two lot plat and a rezoning to allow an automobile sales lot. Lot 2 has developed with a 13,200 square foot building with 209 parking spaces. The building consists of 9,000 square feet on the first floor for sales and service with an additional 3,600 square feet on the second floor for parts and general office. As a condition of approval the applicant agreed to no outdoor paging, the hours of operation to be from 7:00 am to 7:00 pm, all vehicles were to be unloaded on site, the lighting was to be directional on 25 -foot poles and no automobile body work was to be performed on Lot 2. Resolution No. 11,526 of the City of Little Rock Board of Directors dated June 3, 2003, authorized the purchase of a 1.74 -acre tract of land from the City of Little Rock by the applicant. Subsequently, Ordinance No. 19,022 was adopted by the Little Rock Board of Directors on January 6, 2004, which allowed the rezoning of the 1.74 -acres of property from OS, Open Space to. PCD. The area was included in the previously approved PCD. The development was'proposed as a two phase development. The first phase would consist of a 7,200 square foot service facility and approximately 80 parking spaces. The second phase was to be a parking expansion consisting of 85 spaces. The spaces would be used for inventory as well as parking for cars waiting to be serviced. The new building was not constructed on the site. The automobile dealership subsequently vacated this site. Ordinance No. 20,557 adopted by the Little Rock Board of Directors on March 27, 2012, allowed a revision to the previously approved Planned Commercial Development. The revision added restaurant, retail and business office uses as allowable uses for the site. There was an existing building containing 9,773 square feet which housed the showroom and service area for the former automobile dealership. The applicant proposed to remodel the existing space to be used as C-3, General Commercial District and 0-2, Office and Institutional District uses. The development also consisted of construction of a single story 7,377 square foot building located directly to the west of the existing structure. This building was proposed with C-3, General Commercial District and 0-2, Office and Institutional District uses as allowable uses. The approval. limited the two buildings along West Markham Street to a total of 8,000 square feet of restaurant space. Y The development was proposed with the future construction of a 20,000 square foot two-story office building in the northeast corner of the property. The building contained 0-2, Office and Institutional District uses along with the permitted ten percent accessory uses within the structure. A total of 164 parking spaces were provided to serve the three buildings. 2 FILE NO.: Z -5258-E Cont. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The current request is a supplement to the PCD approval received in 2012 with a request to add a drive-thru window on the east side of the existing building situated on the eastern portion of the property as well as a drive-thru window on the west side of the proposed new construction building on the western portion of the property. These requests are being made in order to accommodate the needs of tenants that have executed leases. The current PCD application proposes three changes to the previous PZD application. 1) The allowance of the aforementioned drive-thru windows. 2) the allowance of a proposed billboard sign that will be placed on a parking island near the southwest corner of the property. 3) The removal of a proposed office building from the zoning application. B. EXISTING CONDITIONS: The former automobile dealership has vacated the building. There is an auto body repair shop located on an adjacent lot to the former automobile dealership accessed via a shared access drive with this development. The single drive extends from West Markham Street to the north across this developments parking lot and to the rear of the body shop building. The plat of record includes the cross access easement for the two lots. The northern boundary of the site is the Rock Creek. The western boundary is a commercial center including Home Depot, Target and Chick -fit -A. Other uses in the area include shopping centers to the south which include. a:,i:mixture of uses including general retail, a convenience store and restaurants. The area to the east is property zoned PR, Parks and Recreation, owned by the City. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All property owners located within 200 feet of the site, the Parkway Place Property Owners Association and the Gibraltar Heights/Pointe West/Timber Ridge Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 3 FILE NO.: Z -5258-E 3. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 5. The minimum Finish Floor elevation of at least 1 foot above the base flood elevation is required to be shown on plat and grading plans. 6. Show the floodplain delineation on the future development plan. 7. Insufficient vehicle backing area is shown on the southeast and southern portion of the site where vehicles will stack in the proposed drive thru. 8. Provide a traffic study showing the projected vehicles accessing and stacking due to the restaurant` drive thru lanes. Actual times should be considered to service vehicles in the drive thru. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: 1. It does not appear the building is located outside the Transmission Line Right of way. However, EAI will need details on any and all lighting, other attachments to the building that may potentially violate the horizontal or vertical clearances required under National Electric Safety Code. EAI's intentions here are to make sure your plans, during construction and once fully operating, do not propose a safety risk to you or your customers or any one that may be performing maintenance to these facilities in the future. 2. Additional information is needed, concerning the proposed sign. In order for EAI to grant permission for any, sign to be located inside the Transmission Line Right of way .6 detailed, dimension description is required. Also, if freestanding lighting is "being considered for the parking area, EAI must review the height specifications. 3. The Box indicated on the west side of the proposed 6,000 square foot retail/restaurant is not labeled and EAI can only assume this may be a dumpster or small building. If this is the case, it must be relocated outside the 80 -foot Transmission Line Right of way because the way dumpsters are usually emptied by overhead dumping. 4 FILE NO.: Z -5258-E (Cont. 4. EAI's engineering department was not able to locate any elevation details about the development within Right of way. It is imperative that we review any and all elevation changes that will take place within the Transmission Line Right of way. If the building and sign are to be relocated outside and adjoining the 80 -foot Right of way, EAI requests to review those detailed plans as well to make sure there is no hazard or clearance issues present. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The 50 -foot wide right of way for the raw water line is owned by Central Arkansas Water (deed recorded Book 242, Page 404 on July 23, 1936 and transferred to Central Arkansas Water in Document 2001051904 recorded July 3, 2001) and an easement from Central Arkansas Water will be required in order to allow for access and paving of this exception. A 16 -foot wide utility easement will be required (in line with the water line easement platted as part of Lot 1 THJR Addition) to accommodate the existing 12 -inch water line (installed outside easement recorded Book 1415 Page 323, recorded November 15, 1976, and obtained in conjunction with Improvement District 325). Water service and fire protection to this tract will be provided through a separate connection off the 12 -inch main, unless this area is platted as part of Lot 2, THJR Addition. 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required they will be installed at the developer's expense. Please submit plans for water facilities and/or fire protection systems to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZ assembly, successful tests of the assembly must be completed by a Certified Assembly Tester licensed in the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 5 FILE NO.: Z -5258-E Cont. Fire Department: Maintain access of at least twenty (20) feet; fire hydrants per Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions. County Planning: No comment. CATA: The site is located on CATA Bus Route #5 — the West Markham Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial (C) for this property. The commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a revision to the currently approved site plan for the PCD (Planned Commercial District)) to allow a modification to the approved retail/restaurant square footages and add a drive-thru pick-up window on the site. The current plan as removed the proposed office building from the proposed site plan. Master Street Plan: West Markham is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on West Markham since it is a Minor Arterial. This street may require dedication of right=of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along Rock Creek (north of the site). A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or/and easement is recommended. Twelve -foot paths are recommended along creeks and as independent paths. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. If parking along West Markham Street and the east is eliminated with the change then the areas need to be allocated as green space and landscaped accordingly. 3. If the landscape plan decreases in any capacity from CBC Case #623 then a new variance must be obtained. 4. An automatic irrigatiqn system to water landscaped areas will be required. 0 FILE NO.: Z -5258-E (Cont. 5. 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. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (March 27, 2013) Mr. Jacob Chi was present representing the request. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff stated the menu board speaker for the drive-through was to be screened via a wall unless otherwise approved as a part of the development plan. Staff also questioned the proposed signage plan, including building and ground signage. Staff questioned the distance of the proposed billboard from the property line as well as from the intersection with Chenal Parkway. Staff stated the previous approval limited the days and hours of operation to 6 am to midnight seven days per week. Public Works comments were addressed. Staff stated the comments were reflective of the previous approval. Staff stated a grading permit would be required prior to the development of the site. Staff stated a special grading permit would be required for flood hazard areas. Staff stated a new comment was the request to provide a traffic study showing the projected vehicle accessing and stacking due to the restaurant drive-thru lanes. Landscaping comments were addressed. Staff stated the City Beautiful Commission previously granted a variance for the West Markham Street frontage. Staff stated if the revision to the plan altered the City Beautiful Commission variance request the, applicant was to file a new application before the City Beautiful Commission to revise their approval. Staff stated an automatic irrigation system to water landscaped areas would be required. Staff also stated prior to the issuance of a building permit a landscape plan stamped with the seal of a registered landscape architect would be required. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan and cover letter to staff addressing a number of the issues raised at the March 27, 2013, Subdivision Committee meeting. The applicant is requesting to not screen the menu board for both the proposed drive-through windows, provided the signage plan and indicated the 7 FILE NO.: Z-5258-E Cont. days and hours of operation. The applicant has removed the proposed office building located in the northern portion of the site and indicated the area with additional parking and landscaping. The current request is a supplement to the PCD approval received in 2012 with a request to add a drive-thru window on the east side of the existing building situated on the eastern portion of the property as well as a drive-thru window on the west side of the proposed new construction building on the western portion of the property. Staff has worked with the applicant to resolve concerns with the parking layout on the eastern building. The parking spaces along West Markham Street are to be parallel spaces to allow sufficient maneuvering area on the site. The request also includes the allowance of a billboard within the front landscaped areas. The billboard is proposed with an overall pole height of 30 -feet with a sign area 10 -feet by 20 -feet. The billboard is proposed as an electronic billboard. The message must comply with the electronic message sign guidelines established by the City. On a single line display board, there must be no less than two seconds between message line changes. On double one or greater display boards, there shall be no less than five seconds between message changes. The billboard is located 14.5 feet from the right of way line. The billboard is located 775 feet from Chenal Parkway. Section 36-556, off -premises signs states Billboards shall only be allowed in C-3 and C-4 commercial zones, and 1-2 and 1-3, industrial zones. The property is zoned PCD. In staff's opinion the billboard is not allowed per the ordinance. All site lighting will remain in place. Any additional lighting will be placed on the site similar to the existing lighting. The existing lighting does not overspill onto adjacent properties. The existing building contains 9,773 square feet and housed the showroom and service area for the automobile dealership. The applicant is proposing to remodel the existing space to be used as C-3, General Commercial District uses. Within the building, the applicant has indicated restaurant space will be available. The amount of space will be dependent on the proposed new building located to the west. A single story building located, directly to the west of the existing structure is proposed to contain 6,000 square feet. This building is proposed with C-3, General Commercial zoning district uses as allowable uses. The applicant has indicated within this building and the existing building a combined total of 8,000 square feet of restaurant space will be available. A total of 126 parking spaces will serve the two buildings. The development is proposed containing a total of 15,773 square feet of leaseable space. Based on the typical parking requirements for a mixed use (shopping center development — P FILE NO.: Z -5258-E (Cont. 1 per 225 gross square feet) a total of 70 parking spaces is required. Parking calculated with the allowance of 8,000 square feet of restaurant space and 7,773 square feet of general retail space would require 105 parking spaces (80 spaces restaurant and 25 spaces general retail). The parking as proposed is adequate to serve the proposed use mix. The development is proposed with a "landmark" sign equal in size to the existing sign. The sign will not exceed signage allowed in commercial zones or a maximum of 36 -feet in height and 160 -square feet in area. Building signage will be placed on the north and south facades of the two retail buildings. The signage will not exceed ten percent of the fagade of each building. The hours of operation for the development are proposed as 6:00 am to 12:00 am seven days per week. The front landscape strips are as approved by the previous site plan and the City Beautiful Commission. The applicant is not proposing to move the curb line in front of the existing building. The applicant will seek a franchise to place landscaping within the right of way as previously proposed and approved. Staff is supportive of the revisions to the site plan and the allowance of the addition of the drive-through facilities for the two buildings. Staff does not feel the applicant has the option of,," seeking approval for the billboard since the property is not properly zoned to allow the placement of a billboard. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the billboard be removed from the site plan. PLANNING COMMISSION ACTION: (APRIL 18, 2013) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had removed the billboard request from their application. Staff stated they were now supportive of the request and presented 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. There was no further discussion of the 'item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. Q7 ITEM NO.: 6. Z -5258-E NAME: Rock Creek Crossing Revised Short -form PCD LOCATION: located at 12202 West Markham Street Planning Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than April 3, 2013. The Office of Planning and Development must receive the proof of notice no later than April 12, 2013. 2. The request includes the placement of a pick-up window along the eastern fagade of the building. The front landscape strip will remain as approved by the January 5, 2012 site plan. The office building located along the north portion of the site has been removed. 3. Will there be areas for outdoor dining located within either of the proposed restaurant buildings? If so provide the location and the number of seats proposed for outdoor dining. 4. The menu board speaker for drive-through windows of restaurants must comply with the following: 4.1. Each speaker shall be so mounted that is baffled on all sides in a manger which will direct the sound produced to the vehicle served. 4.2. Each speaker location shall be designed to provide for a solid wall at least six feet in height and twenty feet in length along the opposite lane line. This wail shall be constructed of masonry or wood with a textured finish to diminish sound deflection. 5. Provide details of the proposed signage plan including building signage on each of the two buildings. Previously approved included signage on the north and south faces of the building limited to ten percent of the fagade area. 6. The site plan does not include the placement of ground signs to serve the two buildings. Provide the location of the proposed ground sign(s) and provide the total height and sign area proposed. The previous approval allowed the development with a landmark sign equal in size to the existing sign. The sign would not exceed signage allowed in commercial zones or a maximum of 36 -feet in height and 160 - square feet in area. 7. Include a note on the site plan indicating the proposed screening mechanism for the dumpster. 8. Provide the days and hours of operation for the development. Previously approved hours were from 6 am to midnight seven days per week. 9. The previous approval allowed the existing 9,773 square foot building to be divided into retail spaces utilizing C-3, General Commercial District uses. The new building contained 7,377 square feet also approved with C-3, General Commercial District uses. A total of 8,000 square feet of restaurant space was allowed within the two buildings. The new site plan indicates the western building containing 6,000 square feet with a drive-thru pick-up window. Item # 6. 10.AI1 site lighting must be low level and directional, directed downward and into the site. 11. Will there be any fencing located on the site? If so provide a note concerning the location, construction material and total height. 12.The current request adds the placement of a billboard along West Markham Street. What is the height of the billboard, the total sign area of the billboard? Will the billboard have electronic features/reader board? 13. Provide the distance from the right of way of Chenai Parkway to the proposed location of the billboard. Chenal Parkway is designated as a scenic corridor which does not allow the placement of a billboard within 660 -feet of the nearest edge of the right of way of the scenic corridor. 14. Dimension the setback from the property line to the billboard. 15. The billboard is located within the utility easement. 16. The parking located near the drive-thru must be redesigned. Variance/Waivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 3. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 5. The minimum Finish Floor elevation of at least 1 foot above the base flood elevation is required to be shown on plat and grading plans. 6. Show the floodplain delineation on the future development plan. 7. Insufficient vehicle backing area is shown on the southeast and southern portion of the site where vehicles will stack in the proposed drive thru. 8. Provide a traffic study showing the projected vehicles accessing and stacking due to the restaurant drive thru lanes. Actual times should be considered to service vehicles in the drive thru. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Enter It does not appear the building is located outside the Transmission Line Right of way. However, EAI will need details on any and all lighting, other attachments to the building that may potentially violate the horizontal or vertical clearances required under National Electric Safety Code. EAI's intentions here are to make sure your plans, during construction and once fully operating, do not propose a Item # 6. safety risk to you or your customers or any one that may be performing maintenance to these facilities in the future. 2. Additional information is needed, concerning the proposed sign. In order for EAI to grant permission for any sign to be located inside the Transmission Line Right of way a detailed dimension description is required. Also, if freestanding lighting is being considered for the parking area, EAI must review the height specifications. 3. The Box indicated on the west side of the proposed 6,000 square foot retail/restaurant is not labeled and EAI can only assume this may be a dumpster or small building. If this is the case, it must be relocated outside the 80 -foot Transmission Line Right of way because the way dumpsters are usually emptied by overhead dumping. 4. EAI's engineering department was not able to locate any elevation details about the development within Right of way. It is imperative that we review any and all elevation changes that will take place within the Transmission Line Right of way. If the building and sign are to be relocated outside and adjoining the 80 -foot Right of way, EAI requests to review those detailed plans as well to make sure there is no hazard or clearance issues present. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: Fire Department: Maintain access of at least twenty (20) feet; fire hydrants per Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions. County Planning: No comment. CATA: The site is located on CATA Bus Route #5 — the West Markham Route. Parks and Recreation: No comment received. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Commercial (C) for this property. The commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a revision to the currently approved site plan for the PCD (Planned Commercial District)) to allow a modification to the approved retail/restaurant square footages and add a drive-thru pick- up window on the site. The current plan as removed the proposed office building from the proposed site plan. Master Street Plan: West Markham is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on West Item # 6. Markham since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along Rock Creek (north of the site). A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right- of-way or/and easement is recommended. Twelve -foot paths are recommended along creeks and as independent paths. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. If parking along West Markham Street and the east is eliminated with the change then the areas need to be allocated as green space and landscaped accordingly. 3. If the landscape plan decreases in any capacity from CBC Case #623 then a new variance must be obtained. 4. An automatic irrigation system to water landscaped areas will be required. 5. 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. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised latl Ian: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, April 3, 2013. Item # 6.