Loading...
HomeMy WebLinkAboutZ-6178-J Staff AnalysisFILE NO.: Z -6178-J NAME: Stagecoach Village Revised Short -form POD—Lots 1, 2 and 3 LOCATION: Located on the Northwest corner of Stagecoach Village Drive and Stagecoach Road DEVELOPE Bud and Stewart Finley P.O. Box 10 Bryant, AR ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 3.25 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 6 -M FT. NEW STREET: 0 LF 0-2, Office and Institutional and C-2, Shopping Center District uses age] 0-3, General Office District and C-3, General Commercial District uses VARiANCESMAIVERS REQUESTED: A variance from Sections 30-43 and 31-210 to allow the drive located on Stagecoach Road to be located nearer the intersection than typically allowed. BACKGROUND: On September 5, 2000, the Board of Directors approved Ordinance No. 18,342 establishing Stagecoach Village (Lot 4) Short -form PCD. The applicant proposed to construct a 3,600 square foot branch bank building and a 9,000 square foot commercial building and 54 parking spaces. At the time of approval, the applicant proposed to convert the bank building into a commercial building (C-2, Shopping Center District uses) if a bank tenant could not be secured. Along with the approved PCD a FILE NO.: Z -6178-J (Cont.) preliminary plat was created containing four (4) lots. Only Lot 4 was rezoned to PCD with the approval. The remaining lots were to be reviewed at the time of development. The site plan for Lot 4 was later revised (June 26, 2001) at staff level to remove the bank building from the site plan and the commercial building square footage was increased to 10,800 square feet. The applicant proposed the building to be used as 80% commercial (C-2, Shopping Center District uses) and 20% office (general and professional). The hours of operation were from 5:00 am to 10:00 pm Monday through Saturday and 10:00 am to 6:00 pm on Sunday. The sign area approved for Lot 4 was to be a maximum of eight (8) feet in height and eighty (80) square feet in area. The sign was to be a monument style ground mounted sign. On March 21, 2000, the Board of Directors adopted Ordinance No. 18,234, which rezoned Lot 2 from R-2, Single-family to PCD. C-2, Shopping Center District uses were approved for the property, with the uses for the entire development being tied to the preliminary plat application approved on September 5, 2000. As a part of the proposal the applicant proposed to utilize the existing 3,230 square foot building on Lot 2 and construct 15 parking spaces to serve the building. The existing driveway from Stagecoach Road was approved to serve Lot 2 temporarily, until the new street for the subdivision was constructed. At that time the existing driveway would be closed and a shared drive between Lots 2 and 3 would be used. The timing of the new street construction was tied to the preliminary plat and the final platting of Lot 3 or 4, or the development of the larger single-family tract located to the west. Ordinance No. 18,340 rezoned Lot 2 from PCD to POD and was approved by the Little Rock Board of Directors on September 5, 2000. The applicant requested to use the existing building for 0-3, General Office District uses as permitted uses for Lot 2. (The applicant requested C-2, Shopping Center District uses as permitted uses for Lots 1 and 4 and 0-3, General Office District uses permitted uses for Lots 2 and 3.) The applicant also agreed to a single -ground mounted monument style sign six (6) feet in height and a maximum of sixty-four (64) square feet in area to be constructed on Lot 2. The hours of operation for Lot 2 were approved as 8:00 am to 9:00 pm and there were to be no external pay phones, ice machines, vending machines or speakers. The applicant was to remove -the existing access drive from Stagecoach Road to Lot 2 when Stagecoach Village Drive was constructed. The area was to be replaced with landscaping. The drive has not been removed. Ordinance No. 18,836 adopted by the Little Rock Board of Directors on March 18, 2003, amended the PCD and POD related to signage. The applicant requested to recognize the existing pole mounted sign located on Lot 4 along with subdivision identification signs which had been constructed' located on Lots 2 and 4. The applicant also requested a ground mounted monument style sign to be located on Lots 2 and 4. The signage plan consisted of Stagecoach Village Subdivision identification signs (one 2 FILE NO.: Z -6178-J Cont. located on the northeast corner of Lot 2 on Stagecoach Village Drive and one located on Lot 4 on the southeast corner of Stagecoach Village Drive) and an existing pole mounted backlit tenant identification sign located on Lot 4. The approval limited the lighting of the sign to 8:00 am to 10:00 pm Monday through Saturday and 10:00 am to 6:00 pm on Sunday. A six (6) foot by sixty-four (64) square foot ground mounted monument style sign for the future uses of Lot 2 was also approved. Ordinance No. 19,141 adopted by the Little Rock Board of Directors on July 20, 2004, allowed a revision to the approved POD by allowing the redevelopment of the site and expanding the area of approval to include properties to the north and west previously indicated as proposed Lots 1 and 3. The approval allowed Lot 3 to be created as smaller office tracts with a common parking area. A maximum building envelope was approved for Lots 3A through 3D. The total square footage developed was to be based on the available parking. 0-3, General Office District uses were approved as allowable uses for the proposed lots. The site plan also included a maximum building area for Lot 1. The approved uses were per the C-2, Shopping Center District. The request included leaving the existing office building located on Lot 2 with 0-3, General Office District uses as alternative uses for Lot 2. The development did not occur and the approval has since expired. On April 8, 2010, an application request to allow the site to be used as a daycare facility was withdrawn from consideration without prejudice at the applicants request. A. PROPOSAUREQUESTIAPPLICANTS STATEMENT: The request is now to revise the Planned Office Development to allow Lots 1, 2, and 3 to be reconfigured and developed in a different development pattern than previously approved. Lot 1 is proposed developed with a future commercial use as allowed per the C-2, Shopping Center Zoning District. The request is to allow Lot 2 to remain as is with the existing office building and be allowed 0-3, General Office District uses as allowable uses. Lot 3 is proposed containing four (4) office buildings each containing from 5,000 to 6,000 square feet. Drives and parking areas are indicated as cross access and parking. The request includes a variance from the Master Street Plan and the Subdivision Ordinance (Sections 30-43 and 31-210) to allow the drive indicated on Stagecoach Road with a spacing less than typically allowed per the ordinances. B. EXISTING CONDITIONS: Lot 4 of the site is developed as a strip retail center and is located on the south side of Stagecoach Village Drive. The property being considered for redevelopment is located on the north side of Stagecoach Village Drive and contains three (3) lots from the originally approved site plan. Lot 2 contains a vacant office building most recently used as a real estate office and Lots 1 and 3 are currently undeveloped. A residential development has been constructed to W FILE NO.: Z -6178-J (Cont. C the west of the site as a gated community of patio homes. Across Stagecoach Road is a restaurant and single-family homes. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the Otter Creek Homeowners Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1, Stagecoach 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. A 20 -foot radial dedication of right-of-way is required at the intersection of Stagecoach Road and Stagecoach Village Drive. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalk should also be installed along the property access and utility easements. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 7. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 10. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. iI FILE NO.: Z -6178-J (Cont. 11. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway spacing on a minor arterial street is 300 feet from an intersection and 150 feet from the nearest property line. The width of driveway must not exceed 36 feet. For additional questions or assistance, please contact Bill Henry, Traffic Engineering, at 379-1816. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: A ten foot (10') under ground utility easement or a 20 -foot overhead utility easement is required along all property lines. Contact Entergy at 954-5151 for additional information. Center -Point Ener : 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. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections off the main parallel to Stagecoach Road, including metered connections off a private fire system. A water main extension and 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 water facilities. 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. 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. Due to the nature of this 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 (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW'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. Fire Department- Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Count Planning: No comment - 5 FILE NO.: Z -6178-J Cont. CATH: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a revision to a previously approved Planned Office Development to allow a mixture of office and one cornmercial use. Mixed Use allows for a combination of office and commercial uses with the Planned Development process. This area is covered by the Otter Creek Neighborhood Plan. Their Office and Commercial Development goal states: `To promote commercial and office development that meets the needs of area residents for shopping and services, maintains as much of the existing topography, trees, and green space as possible, and enhances the primarily residential character of the community" Master Street Plan: Stagecoach Road is a Minor Arterial. 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 Stagecoach Road since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Stagecoach Village Drive is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Street'. These streets have a design standard the same as a Collector. Bicycle Pian: A Class II bikeway is shown along Stagecoach Road. A Class II bikeway is located on the street as either a 5 shoulder or six foot marked bike lane. Additional paving and right of way may be required. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The site is being reviewed as an overall development plan. With the issuance of a building permit a landscape plan stamped with the seal of a registered landscape architect will be required. 3. An automatic irrigation system to water landscaped areas will be required. 4. The Landscape Ordinance requires a nine (9) foot wide perimeter landscape strip around the sites entirety and along common property lines. n FILE NO.: Z -6178-J (Cont. 5. A small amount of building landscape will be required. 6. Interior landscaping requirements are required to be located within the proposed parking area. This minimum requirement is calculated at eight percent (8%) of the paved surfaced areas. These interior islands must be a minimum of seven foot, six inches in width (7-6') and a minimum of one hundred and fifty (150) square foot in area for credit towards the landscape ordinance requirements. 7. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. G. SUBDIVISION COMMITTEE COMMENT: (June 10, 2010) Mr. Joe White and Mr. Tim Daters were present representing the request. Staff presented an overview of the request stating there were a number of outstanding issues associated with the request. Staff requested the percentage of building coverage, percentage of landscape area and percentage of paved areas be included in the general notes of the site plan. Staff also requested the days and hours of dumpster service be included in the general notes section of the site plan. Staff stated the location of any proposed fencing should be included on the site plan along with a note indicating the total height and construction material. Staff questioned the proposed uses of the commercial aspect of the development. Staff questioned if the office uses included the allowance of the ten (10) percent accessory uses as typically allowed in the 0-3, General Office Zoning District. Public Works comments were addressed. Staff stated dedication of right of way on Stagecoach Road was required at the time of building permit. Staff also stated a 20 foot radial dedication of right of way was required at the intersection of Stagecoach Road and Stagecoach Village Drive. Staff stated sidewalks with appropriate handicap ramps were required to be installed along the abutting streets and along the common internal drives. Staff stated the stormwater detention ordinance would apply to the development of the site. Staff stated the driveway located on Stagecoach Road did not comply with the spacing criteria per the Master Street Plan and the Subdivision Ordinance. Staff stated the driveway was to be located a minimum of 300 feet from the intersection. Landscaping comments were addressed. Staff stated a minimum landscape strip of nine (9) feet was required along the common property lines. Staff stated screening was required along the western and northern perimeters where adjacent to residentially zoned or used property. Staff stated an automatic irrigation system to water landscape areas would be required for each of the individual lots as well as a landscape plan stamped with the seal of a registered landscape architect. 7 NO.: Z -6178-J (Cont. 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 to staff addressing a number of the issues raised at the Subdivision Committee meeting. The revised plan indicates the percentage- of building coverage, percentage of landscape area and percentage of paved areas. The hours of dumpster service have been noted on the site plan. The revised plan indicates proposed fencing and construction materials. The request does include the allowance of ten (10) percent of the gross square footage of the office buildings as an accessory use as identified in the 0-3, General Office Zoning District. The current development is proposed to divide three (3) of the previously approved lots into six (6) lots to development with a mix of 0-3, General Office District and C-3, General Commercial District uses. Lot 1 is indicated for future development. The total building square footage allowed on this lot will be dictated by the amount of office square footage developed within the approved POD and the required parking for the use. The percentage of commercial building space must not exceed forty-nine (49) percent of the total square footage approved for the overall site. The requested uses are those as allowed in the C-3, General Commercial Zoning District. The request includes the placement of a pylon sign maximum allowed by ordinance. The lot is proposed for commercial development which would allow a sign thirty-six (36) feet in height and one hundred sixty (160) square feet in area. Building signage will be limited to that allowed in commercial zones or a maximum of ten (10) percent of the front facade area. Lot 2 contains an existing building and parking. The lot is indicated with two (2) sign locations. One located on Stagecoach Road at the intersection with the proposed new drive. The second located on Stagecoach Village Drive. Both indicate the size as maximum allowed by ordinance. The property is being developed as a POD.. Signage will be limited to sign sizes as allowed in office zones or a maximum of six (6) feet in height and sixty-four (64) square feet in area. Building signage will be allowed as a maximum of ten (10) percent of the facade area abutting the public streets. The uses are those listed in the 0-3, General Office Zoning District and those as allowed in the C-3, General Commercial Zoning District. Staff is not supportive of allow commercial activities on this lot without first knowing the use or how Lot 1 will develop. Lot 3 is proposed to be divided into four (4) smaller office lots. The lot area for Lot 3A is 0.49 acres. Lot 3A is proposed containing a building with 4,860 square 0 FILE NO.: Z -6178-J {Cont. feet and 29 parking spaces. The total building coverage proposed is 22.6 percent and the total landscape area is 20.8 percent. Lot 3B is indicated containing 0.55 acres. The building square footage proposed for this lot is 6,200 square feet. The building coverage proposed is 26.1 and 34.2 percent of the site will be landscaped. Lot 3C is indicated containing 0.49 acres. The building is proposed on Lot 3C containing 5,500 square feet. The lot will provide 20 parking spaces. A total of 25.7 percent of the site will be covered by building and 20.1 percent of the site is proposed with landscape. Lot 3D is indicated containing 0.51 acres. The maximum building area is 5,000 square feet. A total of 28 parking spaces are proposed for this lot. The building coverage is proposed as 22.6 percent and the landscape area is indicated at 21.6 percent. The requested uses on these lots are those as identified in the 0-3, General Office Zoning District within each building. The request includes the allowance of ten (10) percent of the gross square footage of the building as an allowable accessory use in the 0-3, General Office Zoning District. A ground sign six (6) feet in height and sixty-four (64) square feet in area will be located on each of the lots. Building signage will be limited to that allowed in office zones or a maximum of ten (10) percent of the front facade area. Not all buildings will have public street frontage. Each of the buildings will be allowed signage on their front fagade. The days and hours of operation for the office uses is 6 am to 10 pm daily. No hours of operation for the commercial uses was provided. The hours of dumpster service are limited to daylight hours only. The request includes to be allowed to light signage during normal business hours of the user. The development will be served by two (2) drives. One located on Stagecoach Road and the second on Stagecoach Village Drive. The existing drive located on Stagecoach Road will be relocated to the north further away from the intersection. The drive is located approximately 140 feet from the intersection. The drive will require a variance from the Master Street Plan and the Subdivision Ordinance to allow a variance in the driveway spacing criteria. The driveway spacing on a minor arterial street is 300 feet from an intersection and 150 feet from the nearest property line. Staff is supportive of the driveway as indicated. The site indicates the placement of a six (6) foot opaque fence along the sites western and northern perimeters where adjacent to residentially zoned or used property. The applicant has indicated should the property to the north develop non -residentially the screening will be removed. The site plan indicated with ample area to provide the required land use and street buffers. The interior landscape strip adjacent to the lot lines within the parking areas located on Lot 3 (Lots 3A — 3D) is not adequate to meet the Landscape Ordinance requirements. The landscaping as indicated on the individual lot lines where adjacent to paved areas will require approval from the City Beautiful Commission prior to the issuance of a building permit. X, FILE NO.: Z-6178-J(Cont. Staff is generally supportive of the development and the proposed use mix of the site but staff is not supportive of the reduced landscape strip located along the property lines within the parking lot area. Staff would recommend prior to the Commission acting on the request the applicant Beautiful Commission concerning the Landscape determine if the site plan as proposed is buildable. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PANNING COMMISSION ACTION seek approval from the City Ordinance Variance request to (JULY 1, 2010) Mr. Joe White of White Daters and Associates was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had amended the site plan to include the required landscape strip along the common lot lines of the four (4) lots proposed for Lot 3 (Lots 3A -3D). Staff stated the applicant had indicated the rear of the buildings located along Stagecoach Village Drive would be constructed with materials other than metal siding. Staff stated the mechanical equipment would be adequately screened to not allow the equipment to be viewed from the adjacent street. Staff stated there would also be plantings placed in the rear of the buildings located along Stagecoach Village Drive to soften the fagade of the building. Staff stated based on the revised plan they were now supportive of the request. Staff stated to their knowledge there are no outstanding issues associated with the request. Staff 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 on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 10 July 1, 2010 ITEM NO.: 8 FILE NO.: Z -6178-J NAME: Stagecoach Village Revised Short -form POD — Lots 1, 2 and 3 LOCATION: Located on the Northwest corner of Stagecoach Village Drive and Stagecoach Road DEVELOPER: Bud and Stewart Finley P.O. Box 10 Bryant, AR ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 3.25 acres NUMBER OF LOTS: 6 FT. NEW STREET: 0 LF CURRENT ZONING: POD ALLOWED USES: 0-2, Office and Institutional and C-2, Shopping Center District uses PROPOSED ZONING: POD PROPOSED USE: 0-3, General Office District and C-3, General Commercial District uses VARIANCES/WAIVERS REQUESTED: A variance from Sections 30-43 and 31-210 to allow the drive located on Stagecoach Road to be located nearer the intersection than typically allowed. BACKGROUND: On September 5, 2000, the Board of Directors approved Ordinance No. 18,342 establishing Stagecoach Village (Lot 4) Short -form PCD. The applicant proposed to construct a 3,600 square foot branch bank building and a 9,000 square foot commercial building and 54 parking spaces. At the time of approval, the applicant proposed to convert the bank building into a commercial building (C-2, Shopping Center District uses) if a bank tenant could not be secured. Along with the approved PCD a July 1, 2010 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z -6178-J preliminary plat was created containing four (4) lots. Only Lot 4 was rezoned to PCD with the approval. The remaining lots were to be reviewed at the time of development. The site plan for Lot 4 was later revised (June 26, 2001) at staff level to remove the bank building from the site plan and the commercial building square footage was increased to 10,800 square feet. The applicant proposed the building to be used as 80% commercial (C-2, Shopping Center District uses) and 20% office (general and professional). The hours of operation were from 8:00 am to 10:00 pm Monday through Saturday and 10:00 am to 6:00 pm on Sunday. The sign area approved for Lot 4 was to be a maximum of eight (8) feet in height and eighty (80) square feet in area. The sign was to be a monument style ground mounted sign. On March 21, 2000, the Board of Directors adopted Ordinance No. 18,234, which rezoned Lot 2 from R-2, Single-family to PCD. C-2, Shopping Center District uses were approved for the property, with the uses for the entire development being tied to the preliminary plat application approved on September 5, 2000. As a part of the proposal the applicant proposed to utilize the existing 3,230 square foot building on Lot 2 and construct 15 parking spaces to serve the building. The existing driveway from Stagecoach Road was approved to serve Lot 2 temporarily, until the new street for the subdivision was constructed. At that time the existing driveway would be closed and a shared drive between Lots 2 and 3 would be used. The timing of the new street construction was tied to the preliminary plat and the final platting of Lot 3 or 4, or the development of the larger single-family tract located to the west. Ordinance No. 18,340 rezoned Lot 2 from PCD to POD and was approved by the Little Rock Board of Directors on September 5, 2000. The applicant requested to use the existing building for 0-3, General Office District uses as permitted uses for Lot 2. (The applicant requested C-2, Shopping Center District uses as permitted uses for Lots 1 and 4 and 0-3, General Office District uses permitted uses for Lots 2 and 3.) The applicant also agreed to a single -ground mounted monument style sign six (6) feet in height and a maximum of sixty-four (64) square feet in area to be constructed on Lot 2. The hours of operation for Lot 2 were approved as 8:00 am to 9:00 pm and there were to be no external pay phones, ice machines, vending machines or speakers. The applicant was to remove the existing access drive from Stagecoach Road to Lot 2 when Stagecoach Village Drive was constructed. The area was to be replaced with landscaping. The drive has not been removed. Ordinance No. 18,836 adopted by the Little Rock Board of Directors on March 18, 2003, amended the PCD and POD related to signage. The applicant requested to recognize the existing pole mounted sign located on Lot 4 along with subdivision identification signs which had been constructed located on Lots 2 and 4. The applicant also 2 July 1, 2010 SUBDIVISION ITEM NO.: 8(Cont.)FILE NO.: Z -6178-J requested a ground mounted monument style sign to be located on Lots 2 and 4. The signage plan consisted of Stagecoach Village Subdivision identification signs (one located on the northeast corner of Lot 2 on Stagecoach Village Drive and one located on Lot 4 on the southeast corner of Stagecoach Village Drive) and an existing pole mounted backlit tenant identification sign located on Lot 4. The approval limited the lighting of the sign to 8:00 am to 10:00 pm Monday through Saturday and 10:00 am to 6:00 pm on Sunday. A six (6) foot by sixty-four (64) square foot ground mounted monument style sign for the future uses of Lot 2 was also approved. Ordinance No. 19,141 adopted by the Little Rock Board of Directors on July 20, 2004, allowed a revision to the approved POD by allowing the redevelopment of the site and expanding the area of approval to include properties to the north and west previously indicated as proposed Lots 1 and 3. The approval allowed Lot 3 to be created as smaller office tracts with a common parking area. A maximum building envelope was approved for Lots 3A through 3D. The total square footage developed was to be based on the available parking. 0-3, General Office District uses were approved as allowable uses for the proposed lots. The site plan also included a maximum building area for Lot 1. The approved uses were per the C-2, Shopping Center District. The request included leaving the existing office building located on Lot 2 with 0-3, General Office District uses as alternative uses for Lot 2. The development did not occur and the approval has since expired. On April 8, 2010, an application request to allow the site to be used as a daycare facility was withdrawn from consideration without prejudice at the applicant's request. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The request is now to revise the Planned Office Development to allow Lots 1, 2, and 3 to be reconfigured and developed in a different development pattern than previously approved. Lot 1 is proposed developed with a future commercial use as allowed per the C-2, Shopping Center Zoning District. The request is to allow Lot 2 to remain as is with the existing office building and be allowed 0-3, General Office District uses as allowable uses. Lot 3 is proposed containing four (4) office buildings each containing from 5,000 to 6,000 square feet. Drives and parking areas are indicated as cross access and parking. The request includes a variance from the Master Street Plan and the Subdivision Ordinance (Sections 30-43 and 31-210) to allow the drive indicated on Stagecoach Road with a spacing less than typically allowed per the ordinances. B. EXISTING CONDITIONS: Lot 4 of the site is developed as a strip retail center and is located on the south side of Stagecoach Village Drive. The property being considered for 3 July 1, 2010 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z -6178-J redevelopment is located on the north side of Stagecoach Village Drive and contains three (3) lots from the originally approved site plan. Lot 2 contains a vacant office building most recently used as a real estate office and Lots 1 and 3 are currently undeveloped. A residential development has been constructed to the west of the site as a gated community of patio homes. Across Stagecoach Road is a restaurant and single-family homes. C. NEIGHBORHOOD COMMENTS; As of this writing, staff has not received any comment from area residents. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the Otter Creek Homeowners Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach 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. A 20 -foot radial dedication of right-of-way is required at the intersection of Stagecoach Road and Stagecoach Village Drive. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalk should also be installed along the property access and utility easements. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 7. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 4 July 1, 2010 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z -6178-J 9. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 10. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 11. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway spacing on a minor arterial street is 300 feet from an intersection and 150 feet from the nearest property line. The width of driveway must not exceed 36 feet. For additional questions or assistance, please contact Bill Henry, Traffic Engineering, at 379-1816. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: A ten foot (10') under ground utility easement or a 20 -foot overhead utility easement is required along all property lines. Contact Entergy at 954-5151 for additional information. Center -Point Enerq : 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. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections off the main parallel to Stagecoach Road, including metered connections off a private fire system. A water main extension and 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 water facilities. 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. 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. Due to the nature of this 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 (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within 9 July 1, 2010 SUBDIVISION ITEM NO.: 8 (Cgnt. FILE NO.: Z-617 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a revision to a previously approved Planned Office Development to allow a mixture of office and one commercial use. Mixed Use allows for a combination of office and commercial uses with the Planned Development process. This area is covered by the Otter Creek Neighborhood Plan. Their Office and Commercial Development goal states: "To promote commercial and office development that meets the needs of area residents for shopping and services, maintains as much of the existing topography, trees, and green space as possible, and enhances the primarily residential character of the community.' Master Street Plan: Stagecoach Road is a Minor Arterial. 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 Stagecoach Road since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Stagecoach Village Drive is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: A Class II bikeway is shown along Stagecoach Road. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. July 1, 2010 SUBDIVISION ITEM NO.: 8(Cont.)FILE NO.: Z -6178-J Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The site is being reviewed as an overall development plan. With the issuance of a building permit a landscape plan stamped with the seal of a registered landscape architect will be required. 3. An automatic irrigation system to water landscaped areas will be required. 4. The Landscape Ordinance requires a nine (9) foot wide perimeter landscape strip around the sites entirety and along common property lines. 5. A small amount of building landscape will be required. 6. Interior landscaping requirements are required to be located within the proposed parking area. This minimum requirement is calculated at eight percent (8%) of the paved surfaced areas. These interior islands must be a minimum of seven foot, six inches in width (7'-6") and a minimum of one hundred and fifty (150) square foot in area for credit towards the landscape ordinance requirements. 7. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. G. SUBDIVISION COMMITTEE COMMENT: (June 10, 2010) Mr. Joe White and Mr. Tim Daters were present representing the request. Staff presented an overview of the request stating there were a number of outstanding issues associated with the request. Staff requested the percentage of building coverage, percentage of landscape area and percentage of paved areas be included in the general notes of the site plan. Staff also requested the days and hours of dumpster service be included in the general notes section of the site plan. Staff stated the location of any proposed fencing should be included on the site plan along with a note indicating the total height and construction material. Staff questioned the proposed uses of the commercial aspect of the development. Staff questioned if the office uses included the allowance of the ten (10) percent accessory uses as typically allowed in the 0-3, General Office Zoning District. Public Works comments were addressed. Staff stated dedication of right of way on Stagecoach Road was required at the time of building permit. Staff also stated a 20 foot radial dedication of right of way was required at the intersection 7 July 1, 2010 SUBDIVISION EM NO.: 8 (Cont.) FILE NO.: Z -6178-J of Stagecoach Road and Stagecoach Village Drive. Staff stated sidewalks with appropriate handicap ramps were required to be installed along the abutting streets and along the common internal drives. Staff stated the stormwater detention ordinance would apply to the development of the site. Staff stated the driveway located on Stagecoach Road did not comply with the spacing criteria per the Master Street Plan and the Subdivision Ordinance. Staff stated the . driveway was to be located a minimum of 300 feet from the intersection. Landscaping comments were addressed. Staff stated a minimum landscape strip of nine (9) feet was required along the common property lines. Staff stated screening was required along the western and northern perimeters where adjacent to residentially zoned or used property. Staff stated an automatic irrigation system to water landscape areas would be required for each of the individual lots as well as a landscape plan stamped with the seal of a registered landscape architect. 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 to staff addressing a number of the issues raised at the Subdivision Committee meeting. The revised plan indicates the percentage of building coverage, percentage of landscape area and percentage of paved areas. The hours of dumpster service have been noted on the site plan. The revised plan indicates proposed fencing and construction materials. The request does include the allowance of ten (10) percent of the gross square footage of the office buildings as an accessory use as identified in the 0-3, General Office Zoning District. The current development is proposed to divide three (3) of the previously approved lots into six (6) lots to development with a mix of 0-3, General Office District and C-3, General Commercial District uses. Lot 1 is indicated for future development. The total building square footage allowed on this lot will be dictated by the amount of office square footage developed within the approved POD and the required parking for the use. The percentage of commercial building space must not exceed forty-nine (49) percent of the total square footage approved for the overall site. The requested uses are those as allowed in the C-3, General Commercial Zoning District. The request includes the placement of a pylon sign maximum allowed by ordinance. The lot is proposed for commercial development which would allow a sign thirty-six 0 July 1, 2010 SUBDIVISION EM NO.: 8 (Cont.) FILE NO.: Z -6178-J (36) feet in height and one hundred sixty (160) square feet in area. Building signage will be limited to that allowed in commercial zones or a maximum of ten (10) percent of the front facade area. Lot 2 contains an existing building and parking. The lot is indicated with two (2) sign locations. One located on Stagecoach Road at the intersection with the proposed new drive. The second located on Stagecoach Village Drive. Both indicate the size as maximum allowed by ordinance. The property is being developed as a POD. Signage will be limited to sign sizes as allowed in office zones or a maximum of six (6) feet in height and sixty-four (64) square feet in area. Building signage will be allowed as a maximum of ten (10) percent of the fagade area abutting the public streets. The uses are those listed in the 0-3, General Office Zoning District and those as allowed in the C-3, General Commercial Zoning District. Staff is not supportive of allow commercial activities on this lot without first knowing the use or how Lot 1 will develop. Lot 3 is proposed to be divided into four (4) smaller office lots. The lot area for Lot 3A is 0.49 acres. Lot 3A is proposed containing a building with 4,860 square feet and 29 parking spaces. The total building coverage proposed is 22.6 percent and the total landscape area is 20.8 percent. Lot 313 is indicated containing 0.55 acres. The building square footage proposed for this lot is 6,200 square feet. The building coverage proposed is 26.1 and 34.2 percent of the site will be landscaped. Lot 3C is indicated containing 0.49 acres. The building is proposed on Lot 3C containing 5,500 square feet. The lot will provide 20 parking spaces. A total of 25.7 percent of the site will be covered by building and 20.1 percent of the site is proposed with landscape. Lot 3D is indicated containing 0.51 acres. The maximum building area is 5,000 square feet. A total of 28 parking spaces are proposed for this lot. The building coverage is proposed as 22.6 percent and the landscape area is indicated at 21.6 percent. The requested uses on these lots are those as identified in the 0-3, General Office Zoning District within each building. The request includes the allowance of ten (10) percent of the gross square footage of the building as an allowable accessory use in the 0-3, General Office Zoning District. A ground sign six (6) feet in height and sixty-four (64) square feet in area will be located on each of the lots. Building signage will be limited to that allowed in office zones or a maximum of ten (10) percent of the front facade area. Not all buildings will have public street frontage. Each of the buildings will be allowed signage on their front fagade. The days and hours of operation for the office uses is 6 am to 10 pm daily. No hours of operation for the commercial uses was provided. The hours of dumpster service are limited to daylight hours only. The request includes to be allowed to light signage during normal business hours of the user. 9 July 1, 2010 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z -6178-J The development will be served by two (2) drives. One located on Stagecoach Road and the second on Stagecoach Village Drive. The existing drive located on Stagecoach Road will be relocated to the north further away from the intersection. The drive is located approximately 140 feet from the intersection. The drive will require a variance from the Master Street Plan and the Subdivision Ordinance to allow a variance in the driveway spacing criteria. The driveway spacing on a minor arterial street is 300 feet from an intersection and 150 feet from the nearest property line. Staff is supportive of the driveway as indicated. The site indicates the placement of a six (6) foot opaque fence along the sites western and northern perimeters where adjacent to residentially zoned or used property. The applicant has indicated should the property to the north develop non -residentially the screening will be removed. The site plan indicated with ample area to provide the required land use and street buffers. The interior landscape strip adjacent to the lot lines within the parking areas located on Lot 3 (Lots 3A — 3D) is not adequate to meet the Landscape Ordinance requirements. The landscaping as indicated on the individual lot lines where adjacent to paved areas will require approval from the City Beautiful Commission prior to the issuance of a building permit. Staff is generally supportive of the development and the proposed use mix of the site but staff is not supportive of the reduced landscape strip located along the property lines within the parking lot area. Staff would recommend prior to the Commission acting on the request the applicant seek approval from the City Beautiful Commission concerning the Landscape Ordinance Variance request to determine if the site plan as proposed is buildable. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JULY 1, 2010) Mr. Joe White of White Daters and Associates was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had amended the site plan to include the required landscape strip along the common lot lines of the four (4) lots proposed for Lot 3 (Lots 3A — 3D). Staff stated the applicant had indicated the rear of the buildings located along Stagecoach Village Drive would be constructed with materials other than metal siding. Staff stated the mechanical equipment would be adequately screened to not allow the equipment to be viewed from the adjacent street. Staff stated there would also be plantings placed in the 10 July 1, 2010 SUBDIVISION ITEM NO.: 8 {Cont.} FILE NO.: Z-61 rear of the buildings located along Stagecoach Viilage Drive to soften the facade of the building. Staff stated based on the revised plan they were now supportive of the request. Staff stated to their knowledge there are no outstanding issues associated with the request. Staff 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 on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes andabsent. 11 ITEM NO.: 8. Z -6178-J NAME: Stagecoach Village Revised Short -form POD LOCATION: located on the Northwest corner of Stagecoach Village Drive and Stagecoach Road Planning Staff Comments: 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. The notice must be mailed no later than June 16, 2010. The Office of Planning and Development must receive the proof of notice no later than June 25, 2010. 2. A minimum of ten (10) percent of gross planned commercial mixed use district (PCD) or planned office district (POD) area shall be designated as landscaped open space not to be used for streets or parking. 3. Provide the percentage of building coverage and percentage of landscape area in the general notes section of the site plan. 4. Provide details of the proposed signage including ground and building signage. Provide the location, total height and total sign area for ground signage. Provide the facade location and the percentage of the facade to be covered with signage. The previous approval limited the lighting of signage to 8 am to 10 pm Monday through Saturday and from 10 am to 6 pm on Sunday. 5. Provide the days and hours of operation. 6. Provide the hours of dumpster service. 7. Provide details of any proposed fencing including location, construction material and total height. 8. Provide the maximum square footage of the commercial uses. Are the uses being requested C-2 or C-3 uses? 9. With the previous approval no outdoor speakers, vending machines or payphones were allowed. 10.The site plan indicates parking backing into the access easement which is not typically allowed. 11.A perimeter landscape strip of no less than nine (9) feet is required along all the indicated property lines. 12. Does the request include the allowance of the ten (10) percent accessory uses as allowed in the 0-2 and 0-3 zoning district. Variance/Waivers: Lots without public street frontage — Section 31-231 Public Works Conditions: 1. Stagecoach Road is classified on the Master Street Plan as a minor arterial. A Item # 8. dedication of right-of-way 45 feet from centerline will be required. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Stagecoach Road and Stagecoach Village Drive. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalk should also be installed along the property access and utility easements. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 7. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 8. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 10.On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 11. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway spacing on a minor arterial street is 300 feet from an intersection and 150 feet from the nearest property line. The driveway must be relocated. The width of driveway must not exceed 36 feet. For additional questions or assistance, please contact Bill Henry, Traffic Engineering, at 379-1816. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: A ten foot under ground utility easement or a 20 -foot overhead utility easement is required along all property lines. Contact Entergy at 954-5151 for additional information. 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. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections off the main parallel to Stagecoach Road, including metered connections off a private fire system. A water main extension and additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information Item # 8. regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the water facilities. 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. 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. Due to the nature of this 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 (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAVIL. The test results must be sent to CAW'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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received_ Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a revision to a previously approved Planned Office Development to allow a mixture of office and one commercial use. Mixed Use allows for a combination of office and commercial uses with the Planned Development process. This area is covered by the Otter Creek Neighborhood Plan. Their Office and Commercial Development goal states: "To promote commercial and office development that meets the needs of area residents for shopping and services, maintains as much of the existing topography, trees, and green space as possible, and enhances the primarily residential character of the community." Master Street Plan: Stagecoach Road is a Minor Arterial. 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 Stagecoach Road since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Stagecoach Village Drive is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Item # 8. Bicycle Plan: A Class II bikeway is shown along Stagecoach Road. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The site is being reviewed as an overall development plan. With the issuance of a building permit a landscape plan stamped with the seal of a registered landscape architect will be required. 3. An automatic irrigation system to water landscaped areas will be required. 4. The Landscape Ordinance requires a nine (9) foot wide perimeter landscape strip around the sites entirety and along common property lines. 5. A small amount of building landscape will be required. 6. Interior landscaping requirements are required to be located within the proposed parking area. This minimum requirement is calculated at eight percent (8%) of the paved surfaced areas. These interior islands must be a minimum of seven foot, six inches in width (7'-6") and a minimum of one hundred and fifty (150) square foot in area for credit towards the landscape ordinance requirements. 7. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. Revised Plat./plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, June 16, 2010. Item # 8.