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HomeMy WebLinkAboutZ-5810-A Staff AnalysisA October 30, 2014 M NO.: E NAME: Golden Eagle Zoning Site Plan Review LOCATION: Located in the 5300 Block of South Shackleford Road DEVELOPER: Robert A Vogel Management Co. LLC 11219 Financial Center Parkway, Suite 300 Little Rock, AR 72211 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 29.63 acres CURRENT ZONING PLANNING DISTRICT CENSUS TRACT: VARIANCEMAIVERS: NUMBER OF LOTS: 1 1-1, Industrial Park District 12-65 th Street West 24.05 FILE NO.: Z -5810-A FT. NEW STREET: 0 LF 1. A variance from Sections 30-43 and 31-210 to allow the southern driveway less than 150 -feet from the property line. 2. A variance to allow the payment in -lieu of stormwater detention. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The request is for development of a 23.35 -acre parcel with an office/warehouse building. The building is proposed with 20,967 square feet of office space, 19,500 square feet of ancillary space, 45,812 square feet of space for interior loading of trucks and a 100,450 square foot warehouse. The site plan includes an additional 100,800 square foot expansion area for future development. The site plan also includes the placement of a detached vehicle maintenance building October 30, 2014 SUBDIVISION ITEM NO.: E Cont. FILE NO.: Z -5810-A with wash and fueling facilities. The building exterior will be a mix of concrete tilt up panels, masonry and metal siding. The site plan indicates the placement of a 100 -foot zoned buffer along the northern and eastern perimeters of the site. A perimeter fence is located a minimum of 131.5 -feet from the northern property line and 141.2 -feet from the eastern property line. B. EXISTING CONDITIONS: The property was zoned to 1-1, Industrial Park District in 1994. At the time of zoning a 100 -foot wide OS, Open Space zoned buffer was established along the eastern and northern portion of the tract where the property abuts single-family. The OS, Open Space zoned buffer has been maintained and is heavily wooded. The remainder of the site was cleared several years ago and new vegetation has grown up. The Commission approved a request at their September 4, 2014, public hearing to allow advanced grading of this entire site without imminent construction. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owns of property located within 200 -feet of the site along with the Greenwood Acres Homeowners Association, the John Barrow Neighborhood Association, the Pecan Lake Property Owners Association, Southwest Little Rock United for Progress, the Stagecoach Dodd Neighborhood Association, the Tall Timber Homeowners Association and the Water's Edge Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Shackleford Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 -feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Shackleford Road including 5 foot sidewalks with the planned development. The new back of curb should be 29.5 feet from centerline. 3. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 2 October 30, 2014 SUBDIVISION ITEM NO.: E Cont. FILE NO.: Z -581 0-A 4. Stormwater detention ordinance applies to this property. 5. 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 501.379.1813, Greg Simmons, for more information. 6. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The south driveway must be located at least 150 feet from the south property line. A variance must be requested for the proposed driveway location. 7. Provide a letter prepared by a registered engineer certifying the sight distance at the driveway(s) comply with 2004 AASHTO Green Book standards. 8. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 9. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions, provisions to minimize such flooding conditions should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and its regulated discharge to the downstream storm drainage system. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. Entergy has a 3-phase power line on the west side of South Shackleford Road, but nothing currently on the area of the preliminary plat. Please contact Entergy in advance for discussions regarding service requirements, line routing and easement requirements. Center -Point Ener : No comment received. AT & T: No comment received. 3 October 30, 2014 SUBDIVISION ITEM NO.: E (Cont. Central Arkansas Water: FILE NO.: Z -581 0-A 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. 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. 4. 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. 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 6. A capital investment charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Place fire hydrants per code, maintain access. County Planning: No comment. CATA: CATA has reviewed the plans submitted by your office on the above referenced area. The area is currently served by CATA at Colonel Glenn and Shackleford Roads approximately eight (8) blocks away. The development consists of an addition to the existing building and future development at Lot 2. CATA has this corridor in mind for future expanded transit. City Directors Adcock and Wyrick have expressed an interest in using this area in addition to the Pecan Lake and Tall Timber areas to serve. CATA requests consideration of pullouts and sidewalks at South Shackleford Road and Clearwater Drive. Parks and Recreation: No comment received. 4 October 30, 2014 SUBDIVISION ITEM NO.: E Cont. FILE NO.: Z-581 -A F. ISSU ESITECHN ICALIDESI GN: Buildin Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner. Curtis Richey at 501.371.4724; cfichev@littleroqk.org or Mark Alderfer at 501.371.4875; malderfer littlerack.or . Planning Division: No comment- Landscape: omment. Landsca e: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be as provided within the Landscape Ordinance of the City, Section 15-81. 3. The property to the south is zoned R-2, Single-family therefore a minimum buffer will be required at six (6) percent of the average width of the lot. 4. If the one hundred (100) foot undisturbed buffer along the north and east property lines does not provide adequate screening additional plantings will need to be provided to meet the City ordinance requirements. 5. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half ('/2) the full width requirement but in no case less than nine (S) feet. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the City's Landscape Ordinance requirements. 6. The property is approximately one thousand three hundred and fifteen (1,315) feet in depth. A maximum fifty (50) foot street buffer is required. 7. 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. 5 October 30, 2014 SUBDIVISION ITEM NO.: E Cont. FILE NO.: Z -5810-A G. SUBDIVISION COMMITTEE COMMENT: (August 27, 2014) Mr. Tim Daters of White-Daters and Associates was present representing the request. Staff presented an overview of the development stating there was an associated application to allow the creation of a two (2) lot plat with this lot being proposed Lot 1. Staff requested additional information concerning the use of space within the building. Staff also requested Mr. Daters provide the proposed construction material of any proposed fencing. Public Works comments were addressed. Staff stated a dedication of right of way was required along South Shackleford Road to meet the Master Street Plan requirements. Staff also stated the driveways as indicated on the site plan did not comply with the minimum driveway spacing criteria of the ordinance. Staff requested Mr. Dates provide an evaluation of the existing downstream development and an analysis of the runoff from both pre and post development. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the August 27, 2014, Subdivision Committee meeting. The applicant has provided the proposed uses of the space within the building and the proposed construction materials. Mr. Daters has also provided a request for a variance to allow the southern driveway within 150 -feet of the south property line. Mr. Daters has also provided a request for an in -lieu contribution for stormwater detention. The requested site plan review is required per the existing 1-1, Industrial Park Zoning District. The development is proposed on a 23.35 -acre parcel. The building proposed will be used as an office/warehouse. The building is proposed containing a total of 287,529 square feet of space. Within the total square footage 20,967 square feet is proposed as office space, 19,500 square feet as ancillary space, 45,812 square feet as space for interior loading of trucks and 100,450 square feet of warehouse. Included in the total is a 100,800 square foot expansion area for future development. The building exterior will be a mix of concrete tilt up panels, masonry and metal siding. The site plan also includes the placement of a detached vehicle maintenance building with wash and fueling facilities. The building is proposed 95 -feet by 158 -feet (15,010 square feet). October 30, 2014 SUBDIVISION ITEM NO.: E {Cont. FILE NO.: Z-58 The site plan includes the placement of 168 -parking spaces for employee and customer parking. Based on the use of the buildings in the breakdown of how the area will be used a total of 83 -parking spaces would typically be required. The site plan indicates the placement of a 100 -foot zoned buffer along the northern and eastern perimeters of the site. A perimeter fence is located a minimum of 131.5 -feet from the northern property line and 141.2 -feet from the eastern property line. Fence heights allowed in Industrial Zones between the required building setback line and a street right of way is a maximum height of nine (9) feet. All other fences may be erected to a maximum height of nine (9) feet. The site plan indicates eight (8) foot fences will be installed on the property lines in the areas outside the zoned OS buffer on the property line. The 1-1, Industrial Park District has development criteria related to the placement of buildings. The ordinance states every use or any part thereof that is not conducted within a building completely enclosed on all sides shall be enclosed within a wall or fence six (6) feet in height. Such wall or fence shall completely screen all operations conducted within such wall or fence from observation. No exterior storage area shall encroach into any of the required yards. A note on the site plan states screening will be provided as per Section 36-523. The ordinance states the activities to be screened include, but are not limited to, parking lots, drives, sanitation areas, commercial static display of merchandise, loading docks, utility service facilities and heating and air conditioning equipment. The applicant states all loading dock areas visible from the street will be screened per the typical ordinance standards. All buildings shown on the required site plan shall cover an aggregate area of not more than fifty (50) percent of such site. The lot area is 23.35 acres or 1,017,126 square feet. The total building square footage including future expansion areas contains 302,539 square feet or 29.7 -percent of building coverage. The ordinance states no part of any building or accessory structure 7shall be located closer than one hundred (100) feet to any residential district boundary. There is a 100 -foot zoned OS, Open Space buffer along the northern and eastern perimeters where abutting residentially zoned property. The property to the south is zoned R-2, Single-family as well. The southern building setback proposed is 191 -feet. to October 30, 2014 SUBDIVISION ITEM NO.: E Cont. FILE NO_: Z -5810-A The maximum sign height allowed in Industrial zones is 30 -feet and the maximum sign area is 72 -square feet. Building signage is limited to a maximum of 10 percent of the fagade area where abutting the public street. The signage as proposed is consistent with typical ordinance standards. The request includes a variance to allow the driveway located along the southern perimeter nearer the property line than typically allowed. The south driveway should be located at least 150 -feet from -the south property line. According to the applicant to place the driveway consistent with the ordinance would cause operational problems which the developer does not want in this new facility. The applicant states the development has almost 1,000 -feet of frontage on Shackleford Road and is proposing to have only three (3) driveways, with the center drive shared. Staff does not support the driveway spacing variances. The plat is for two (2) lots on 30 -acres with 1,000 feet of street frontage. Staff feels the driveway locations should have been considered with the design of the site plan. Staff also requests the applicant provide a letter to certify the sight distance of the proposed driveway location complies with AASHTO standards. The applicant should contact Nat Banihatti at 501.379.1818 for sight distance requirements. The request also includes payment in -lieu of stormwater detention. The applicant states the downstream storm drainage in this vicinity of Timberland Drive is likely undersized. He states in the early 1970's the drainage course consisted of open ditches above and below Timberland Drive with a short culvert under the street. Between 2002 and 2004 several homes were constructed along Timberland and the open ditch was enclosed. The new pipes are likely undersized for the existing 40 -acre, largely undeveloped basin. He states in lieu of on-site detention the Developer would like to work with the City in a cooperative effort to have the existing undersized storm drainage replaced. The existing storm drain piping installed in 2002/2004 is so grossly undersized increased on-site detention is not realistic. Staff is not supportive of the applicant's request. Currently, flooding occurs along Brodie Creek within the Tall Timber Subdivision. The residential structures within the Tall Timber Subdivision are located within the 100 -year floodplain. To reduce flooding within the subdivision, Brodie Creek should be channelized from West 36th Street to Fourche Creek and the Hwy 5 box culverts enlarged. Staff believes stormwater detention should be provided and/or downstream drainage improvements be completed as found in Section 29-102 to not make flooding conditions worse. N October 30, 2014 SUBDIVISION ITEM NO.: E(Cont.)FILE NO.: Z -5810-A Although staff is generally supportive of the overall plan staff is not in support of the driveway spacing variance or the variance for payment in -lieu for the stormwater detention ordinance requirements. STAFF RECOMMENDATION: Staff recommends denial of the application request as submitted. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2014) The applicant was present. There were no registered objectors present. Staff presented the item stating they had received additional information concerning the proposed site plan and needed additional time to review the information. Staff presented a recommendation of deferral of the item to the October 30, 2014, public hearing. There was no further discussion. The Chair entertained a motion for approval of the item as presented by staff. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted a revised site plan and preliminary plat to staff addressing staff's concerns previously related to the driveway locations and the proposed detention. The revised site plan/preliminary plat indicates the placement of the northern most drive located as a shared drive between Lots 1 and 2. The southern drive is located 40 -feet from the southern property line and is indicated for employee and truck traffic deliveries only. Staff previously raised concerns related to the use of the OS, Open Space zoned buffer for stormwater detention. According to the applicant in working with staff the facilities will be designed to ensure that the peak discharge for the 100 -year flood event, after development of the site, will not exceed the existing peak flows. The applicant has indicated a stone and rock berm will be placed along the northern perimeter a minimum of 50 -feet from the northern and north eastern property line within the OS, Open Space zoned buffer. The height of the berm will vary with the typical height being four (4) feet. The plat/site plan includes a note which states additional screening will be placed where required nearer the proposed facility to include dense evergreen plantings, opaque metal or wood fencing or chain link with screening slats to create an opaque screen. D October 30, 2014 SUBDIVISION ITEM NO.: E (Cont._) FILE NO.: Z -5810-A The detention proposed along the eastern boundary is also a rock and stone structure with a similar height. The berm is proposed at ten (10) feet from the eastern property line but the applicant has indicated the berm will be moved as far as feasible from this property line. According to the applicant the further the berm is moved from this property line the height of the berm must be increased. The applicant states the facilities will be designed, with the approval of Public Works staff, to be physically located as far from the eastern boundary as possible. Additional screening will also be placed within this area as required to ensure the adjacent property is fully screened from this proposed development. The applicant has indicated very few of the trees within the OS, Open Space buffer will be removed to allow for installation of the rock and stone berm. The applicant has not provided staff with a plan to review to ensure this will be the case. Staff recommends prior to beginning construction the applicant work with staff in marking the trees to be removed and to stagger the trees which will be removed and not allow a direct line of view from this property or any adjacent property to the cleared area. As noted staffs previously raised concerns have somewhat been addressed. Staff is now supportive of the request. 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 applicant mark all trees to be removed and work with staff prior to beginning construction to ensure the integrity of the buffer is maintained. The zoning ordinance does not allow the use of slats with the chain link fence to provide screening. Staff recommends the applicant provide a means of providing screening which is in compliance with the typical standards of the zoning ordinance. PLANNING COMMISSION ACTION: (OCTOBER 30, 2014) 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 the applicant mark all trees to be removed and work with staff prior to beginning construction to ensure the integrity of the buffer was maintained. 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 11 ayes 0 noes and 0 absent. 10 ITEM NO.: NAME: Golden Eagle Zoning Site Plan Review LOCATION: located in the 5300 Block of South Shackleford Road Planning Staff Comments: Z -581 0-A 1. Provide notification of property owners located within 200 -feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than September 3, 2014. The Office of Planning and Development must receive the proof of notice no later than September 12, 2014. 2. The 1-1, Industrial Park District as development criteria related to the placement of buildings. a. Every use or any part thereof that is not conducted within a building completely enclosed on all sides shall be enclosed within a wall or fence six (6) feet in height. Such wall or fence shall completely screen all operations conducted within such wall or fence from observation. No exterior storage area shall encroach into any of the required yards. b. All buildings shown on the required site plan shall cover an aggregate area of not more than fifty (50) percent of such site. c. No loading or storage of materials or products shall be permitted in the required front yard. d. Notwithstanding the yard regulations for this district, no part of any building or accessory structure shall be located closer than one hundred (100) feet to any residential district boundary. e. Design provisions for ingress and egress, service drives, interior circulation shall be that required by Section 31-210 of the subdivision regulations. 3. The maximum sign height allowed in Industrial zones is 30 -feet and the maximum sign area is 72 -square feet. Building signage is limited to a maximum of 10% of the facade abutting the public street. Off premise signs are prohibited in the 1-1 zoning district. 4. Fence heights allowed in Industrial Zones between the required building setback line and a street right of way is a maximum height of nine (9) feet. All other fences may be erected to a maximum height of nine (9) feet. 5. What is the purpose of the drive-through area? Will any portion of this area be used for storage of product? What is the purpose of the ancillary defined area? Will this are be used as warehouse or office area? The need for clarification is to allow staff to calculate parking. Item # 4. 6. Provide the proposed fencing construction material. Variance/Waivers: Driveway spacing Public Works Conditions: 1. Shackleford Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 -feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Shackleford Road including 5 foot sidewalks with the planned development. The new back of curb should be 29.5 feet from centerline. 3. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 4. Stormwater detention ordinance applies to this property. 5. 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 501.379.1813, Greg Simmons, for more information. 6. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The south driveway must be located at least 150 feet from the south property line. A variance must be requested for the proposed driveway location. 7. Provide a letter prepared by a registered engineer certifying the sight distance at the driveway(s) comply with 2004 AASHTO Green Book standards. 8. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 9. Per Section 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions, provisions to minimize such flooding conditions should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and its regulated discharge to the downstream storm drainage system. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if sewer service is required for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy does not object to this proposal. Entergy has a 3-phase power line on the west side of South Shackleford Road, but nothing currently on the area of the preliminary plat. Please contact Entergy in advance for discussions regarding service requirements, line routing and easement requirements. Item # 4. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. 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. 4. 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. 5. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 6. A capital investment charge based on the size of meter connection(s) will apply to this project in addition to normal charges. Fire Department: Place fire hydrants per code, maintain access_ Count Planning: No comment. CATA: Parks and Recreation: No comment received. Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey _littlerock.org or Mark Alderfer at 501.371.4875; malderferCa7littlerock.org. Planning Division: No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. Item # 4. 2. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the Landscape Ordinance of the City, Section 15-81. 3. The property to the south is zoned R-2, Single-family therefore a minimum buffer will be required at six (6) percent of the average width of the lot. 4. If the one hundred (100) foot undisturbed buffer along the north and east property lines does not provide adequate screening additional plantings will need to be provided to meet the City ordinance requirements. 5. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (1/2) the full width requirement but in no case less than nine (9) feet. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the City's Landscape Ordinance requirements. 6. The property is approximately one thousand three hundred and fifteen (1,315) feet in depth. A maximum fifty (50) foot street buffer is required. 7. 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 plat/ Ilan_ Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, September 3, 2014. Item # 4.