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HomeMy WebLinkAboutZ-6179-C Staff AnalysisFILE NO.: Z NAME: Splash Carwash Revised Short -form PCD LOCATION: Located at 14103 Cantrell Road DEVELOPER: Highway 10 Autowash LLC 14103 Cantrell Road Little Rock, AR 72223 �nl(,IAIFFR• White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.68 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: UMBER OF LOTS: 2 PD -C and R-2, Single-family FT. NEW STREET: 0 LF Carwash and Single-family residential PCD Carwash VARIANCESMAIVERS REQUESTED: In -lieu contribution for the required stormwater detention since the development is adjacent to a floodway. BACKGROUND: On November 7, 1996, the City Board of Directors adopted Ordinance No. 17,295, rezoning this property from R-2, Single-family to PD -C. The property was approved for a six (6) bay self service carwash with three (3) vacuum stations. On January 20, 1998, the City Board of Directors adopted Ordinance No. 17,653, retaining the PD -C zoning of the property and approving a new site plan. The new site plan included a 2,150 square foot express lube shop with a single bay automatic carwash and a small parking area. FILE NO.: Z-6179-C(Cont.) On January 5, 1999, the City Board of Directors adopted Ordinance No. 17,906, revising the site plan to allow the construction of a 1,464 square foot two -bay automatic carwash with two vacuum stations. Access to the site was via a single driveway from Cantrell Road. Landscape berms along the front property line, as required by the Highway 10 Overlay Ordinance were proposed. The east and west side yards were to be landscaped and landscape screening would be placed along east and south property boundaries. The southern portion of the property located within the floodway would be dedicated to the City of Little Rock. A monument sign six feet in height and seventy-two square feet in area was proposed to serve the development. A. PRO POSAUR EQ UEST/AP PLICANT'S STATEMENT: The developer is requesting to amend the previously approved PCD to expand the area of approval. The property contains 1.68 acres and is located at the southwest corner of Cantrell Road and Black Street. Splash Carwash currently occupies the western portion of the site and the eastern portion is undeveloped. The developer is proposing to expand the existing carwash onto the undeveloped property. The proposal will add a stand alone tunnel carwash and two (2) manual washes located on the eastern side of the existing automatic wash building. The two (2) existing vacuum stations will be removed and six (6) vacuum stations will be added. The property will be platted into two (2) lots. Lot 1 will contain the existing carwash along with the proposed expansion. Lot 2 will remain undeveloped. The request includes a deferral of the required one-half street improvements to Black Road until development of Lot 2. The developer has met with Public Works on the driveway locations. Staff propose the existing driveway be used, but revised to allow entrance only on the west and exit only on the east. The applicant is requesting to provide an in -lieu contribution to meet the City's Stormwater Detention Ordinance requirements. The proposed development will increase run-off by a small amount and the property sits adjacent to the Isom Creek floodway. B. EXISTING CONDITIONS: The property is owned in two (2) parcels. On the western parcel there is a two bay carwash and the eastern portion of the property is wooded. Together the parcels have frontage on Cantrell and Black Roads. There is a liquor store located on the southwest corner of Cantrell and Black Roads. West of the site is a mini -warehouse development and a strip retail center containing office and commercial uses. North of the property is the Kroger Shopping Center which has a number of out -parcels which have developed with restaurants and a branch bank. In addition to the grocery store, at this location, Kroger has a fueling station. 1A FILE NO.: Z -6179-C Cont. 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, the Pankey Community Improvement Association, the Pinnacle Valley Neighborhood Association, the Secluded Hills Property Owners Association and the Westbury Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Black Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Highway 10 is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Black Road including 5 -foot sidewalk with the planned development. 4. Sidewalks with appropriate handicap ramps are required to be installed along Highway 10 in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 7. 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. 8. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). The proposed drainage structure should match the size of the existing upstream pipe structure and located within a drainage easement. No permanent structure or equipment can be installed within that easement. 9. A 100 year overflow path must be provided to not cause damage to any structure or equipment. 10. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the site plan. 3 FILE NO.: Z -6179-C Cont. 11. 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. 12. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. Show the floodplain line on a revised site plan and final plat. 13. The minimum Finish Floor elevation of the structure and the bottom of mechanical equipment should be elevated to at least one (1) foot above the base flood elevation is required to be shown on the plat and grading plans. 14. In accordance with Section 31-176, floodway areas must be shown as fiocdway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 15. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 16. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The eastern driveway should be narrowed to a maximum of 18 feet. Remove the through arrow from the proposed plan. The driveways should be signed as one way entrance and exit with the entrance at the west driveway and the exit at the east driveway. 17. Prior to construction of retaining walls, a engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING, Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: No objections. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expanse of the developer. This development will have minor impact of the existing water distribution system. Proposed water facilities will be sized to provide adequate 4 FILE NO.: Z -6179-C Cont. pressure and fire protection. Contact Central Arkansas Water if additional fire protection or water service is required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expanse. 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. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in additional to normal charges. This fee will apply to all connections including metered connections off the private fire system. Due to the nature of the facility, installation of an approved reduced pressure zoned 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 required that upon installation of the RPZA, successful test of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten (10) 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. Maintain a minimum access of at least 20 -feet. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The Pinnacle Mountain Express Route (Route #25) runs along Cantrell Road adjacent to this site. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial (C) for this property. The commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from PCD (Planned Commercial District) and R-2 Single Family to PCD (Planned Commercial District) to allow for the expansion of a carwash with a second parcel for later development on this site. This is within the Highway 10 Overlay and minimum lot size as well as landscaping, signage and setbacks have special recommendation. Master Street Plan: Cantrell Road is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits 5 FILE NO.: Z-6179-C(Cont. should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of- way or and easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as well bicycle use (replacing the sidewalk). Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The Highway Ten (10) Overlay requires a forty foot (40') landscape strip along Arkansas Highway Ten (10). 3. The Highway Ten (10) Overlay requires a twenty-five foot (25') land use buffer area around the remainder of the sites entirety. 4. The zoning street buffer ordinance requires an average fourteen foot (14') wide street buffer along Arkansas Highway Ten (10). 5. The zoning ordinance requires a fourteen foot (14') wide land use buffer along the southern perimeter of the site. Seventy percent (70%) of this buffer must remain undisturbed. 6. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, may be required along the southern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 7. Although, this site falls below two acres (2) in size the Highway Ten (10) Overlay's intent was for designs to be implemented with a landscape plan stamped with the Seal of a Registered Landscape Architect. 8. The landscape ordinance requires a nine foot (9') landscape strip around the sites entirety; currently, a dumpster is located within this required landscape strip along the western perimeter of the site. 9. Berming is needed along AR Hwy. 10. 10. The landscape ordinance requires a minimum of 8% of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 150 square feet in area. 11. A small amount of building landscaping will be required. A FILE NO.: Z -6179-C Cont. 12. An automatic irrigation system is required. 13. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 14. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (July 11, 2012) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff stated the site was located within the Highway 10 Design Overlay District. Staff stated the plan as presented did not comply with a number of the standards of the DOD. Staff stated there was a large right of way along the frontage of the property for a drainage structure. Staff stated with the large right of way the existing nor the proposed buildings were meeting the 100 -foot setback. Public Works comments were addressed. Staff stated right of way for Black Road was required to meet the Master Street Plan. Staff stated a dedication of right of way to 55 -feet from centerline was required along Cantrell Road. Staff also stated a grading permit was required prior to construction. Staff requested a sketch grading and drainage plan. Staff requested Mr. White provide the location of the floodplain. Staff stated the floodway had been included but the floodplain had not be included. Staff stated the driveways on Cantrell Road to be signed as one-way. Staff requested the eastern drive be narrowed to a maximum of 18 - feet in width. Mr. White noted the fire department requested the entrance drive remain at 20 -feet. Landscaping comments were addressed. Staff stated the overlay required a perimeter landscape strip averaging 25 -feet. Staff stated the plan as presented did not meet this minimum requirement along the eastern and western perimeters. Staff stated the dumpster located along the western perimeter was located within the required landscape strip. Staff stated screening was required along the southern portion of the site. Staff also stated a small amount of building landscaping would be required at the time of development. 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 most of the issues raised at the July 11, 2012, Subdivision Committee meeting. The Fire 7 FIDE NO.: Z -6179-C (Cont. Department has requested the eastern drive be a minimum of 20 -feet and not narrowed to 18 -feet as requested by Public Works staff. The revised plan has indicated the floodplain location and provided a note stating the floodway will be dedicated to the City. The site is located within the Highway 10 Design Overlay District area. The western portion of the site was previously developed as a PCD to allow the existing carwash. When the site was developed the site did not comply with the typical standards with regard to building setback and landscaping, both the front and side landscape strip. The applicant is requesting to maintain the western portion of the development as currently exists. The western perimeter landscape strip ranges from 35 -feet along Cantrell Road to three (3) feet adjacent to the existing dumpster. The applicant is requesting the dumpster be allowed to remain. The Highway 10 Design Overlay District would typically require a perimeter landscape strip averaging 25 -feet. The landscape ordinance would typically require a landscape strip adjacent to paved areas a minimum of nine (9) feet. The dumpster has been located within the landscape strip since the site originally developed. The existing front yard landscape strip does not meet the 40 -foot minimum established by the Overlay and the front building setback is less than the 100 -foot minimum established by the Overlay. The right of way for Cantrell Road is not a straight line along the property frontage and is there is a large right of way adjacent to the site because of a large drainage structure. The front building setback for the existing building appears to be from 55 -feet on the west side and 65 -feet on the east side. Once again the reason for the variation is the irregular right of way adjacent to the site. The front landscape strip is between ten (10) to fifteen (15) feet. The new construction is proposed with a front yard landscape strip matching the width of the landscape strip on the existing developed site (15 -feet). The eastern perimeter landscape strip is 18 -feet adjacent to Cantrell Road narrowing to ten (10) feet within the interior of the site and increasing to 25 -feet along the southern perimeter. The Highway 10 Design Overlay District would typically require a perimeter landscape strip averaging 25 -feet. The front building setback for the new building is proposed 60 to 65 -feet from the right of way for Cantrell Road. The applicant is requesting to place the building in this location to align with the existing building on the site. The front setback for both the existing and proposed new building are further back from Cantrell Road than the existing mini -warehouse to the west and the Toddy Shop to the east. The front setback for the two buildings are 33 -feet and 39 -feet respectively. The site plan indicates two (2) development signs. The signs are proposed six feet in height and seventy-two square feet in area. The Highway 10 Design Overlay District allows only one sign per development site. Staff recommends the signage for the development be limited to a single sign. Building signage is 0 FILE NO.: Z -6179-C proposed consistent with signage allowed in commercial zones or a maximum of ten percent of the fagade area. The Overlay typically allows a minimum lot size of two acres and a single building is allowed per two acres. The development proposes to create two (2) lots which do not meet the minimum lot size criteria. The applicant is proposing the construction of two (2) buildings on proposed Lot 1 and holding Lot 2 for future development with C-3, General Commercial District uses. The size of the lots 1.16 acres and 0.52 acres does not meet the building site criteria of one building per two acres or the minimum lot size of two acres. The site exists as two (2) parcels. The applicant is proposing to adjust the lot lines and lot areas for the new development. The request includes an in -lieu contribution for the required stormwater detention since the development is adjacent to a floodway. The site plan indicates the property within the floodway will be dedicated to the City. The site plan also indicates a 25 -foot access easement adjacent to the floodway as requested by staff. Staff is supportive of the request. Staff does not feel the variations from the Highway 10 DOD to allow reduced lot sizes and a reduced landscape strip along the perimeters will significantly impact the development or the area. The site is adjacent to commercially zoned property to the east and west. The eastern property is a liquor store and the property to the west is a mini -warehouse development. Staff does not feel the reduction in the front landscape strip will be a significant impact. The AHTD right of way extends into the site to cover an existing drainage structure. The area will be maintained as a grassed landscaped area even though the applicant does not own this area. Staff does not feel the creation of the lots with less than the two (2) acre typical minimum lot size will significantly impact the development. There are currently two (2) parcels in a slightly different configuration and the property was purchased as two (2) separate parcels. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the creation of the two (2) lots and the expansion of the carwash site and the placement of a new tunnel carwash is an appropriate use for the site STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the in -lieu contribution for the required stormwater detention. Staff recommends the ground signage be limited to a single location with a maximum height of six (6) feet and a maximum sign area of sixty-four (64) square feet. 9 FILE NO.: Z -6179-C Cont. PLANNING COMMISSION ACTION: (AUGUST 2, 2012) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the in -lieu contribution for the required stormwater detention. Staff presented a recommendation the ground signage be limited to a single location with a maximum height of six (6) feet and a maximum sign area of seventy-two (72) square feet. There was no further discussion of the item. The Chair entertained a motion for placement of the item of the Consent Agenda for approval as recommended by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. tic ITEM NO.: 6. Z -6179-C_ _ _ NAME: Splash Carwash Revised Short -form PCD LOCATION: located at 14103 Cantrell Road Planning Staff Comments: 1. Provide notification of the 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 July 18, 2012. The Office of Planning and Development must receive the proof of notice no later than July 27, 2012. 2. Dimension the building setback from Cantrell Road and from the side property lines. 3. Provide details of any proposed signage including ground and building signage. Ground signage per the Highway 10 DOD allows for a maximum sign height of 6 feet and a maximum sign area of 72 square feet. 4. Provide the maximum building height proposed for the new structures. 5. Provide details of the proposed construction materials, the roof pitch, roof materials, location of mechanical equipment. 6. Will the floodway be dedicated to the City? 7. Provide the location of the order board for the tunnel carwash. 8. Will the vacuum stations have canopies? Will there be advertising or logo's on the canopies? 9. What are the hatched areas? 10. The drying blowers should be aimed at Cantrell Road to limit the noise to the residential properties to the south, across the creek. 11. Will the facility have 24-hour access? 12.The site plan does not comply with the Highway 10 DOD. The front building setback is not 100 feet. The side yard building setbacks are not 30 -feet and the plan does not include the placement of a 25 -foot landscape strip along the two sides of the site. The 40 foot front landscape strip is not being met. The minimum lot size of 2 acres and the minimum of one building per 2 acres is not being met as well. 13. What are the proposed uses for Lot 2? VarianceNVaivers: None requested. Public Works Conditions: 1. Black Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Highway 10 is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 3. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Black Road including 5 -foot sidewalk with the planned development. 4. Sidewalks with appropriate handicap ramps are required to be installed along Item # 6. Highway 10 in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 5. Obtain permits for improvements within State Highway right-of-way from AHTD< District VI. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 7. 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. 8. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). The proposed drainage structure should match the size of the existing upstream pipe structure and located within a drainage easement. No permanent structure or equipment can be installed within that easement. 9. A 100 year overflow path must be provided to not cause damage to any structure or equipment. 10. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the site plan. 11. 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. 12.A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. Show the floodplain line on a revised site plan and final plat. 13. The minimum Finish Floor elevation of the structure and the bottom of mechanical equipment should be elevated to at least one (1) foot above the base flood elevation is required to be shown on the plat and grading plans. 14. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 15. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 16. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The eastern driveway should be narrowed to a maximum of 18 feet. Remove the through arrow from the proposed plan. The driveways should be signed as one way entrance and exit with the entrance at the west driveway and the exit at the east driveway. 17. Prior to construction of retaining walls, a engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Center-Pain!Ener : No comment received. AT & T: No comment received. Item 4 6. Central Arkansas Water: Fire Department: Place fire hydrants per code. Maintain a minimum access of at least 20 -feet. Contact the Little Rock Fire Department for additional information. County Planninoq: No comment. CATA: The Pinnacle Mountain Express Route (Route #25) runs along Cantrell Road adjacent to this site. Parks and Recreation: No comment received, Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial (C) for this property. The commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from PCD (Planned Commercial District) and R-2 Single Family to PCD (Planned Commercial District) to allow for the expansion of a carwash with a second parcel for later development on this site. This is within the Highway 10 Overlay and minimum lot size as well as landscaping, signage and setbacks have special recommendation. Master Street Plan: Cantrell Road is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I Bike Path is shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or and easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as well bicycle use (replacing the sidewalk). Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The Highway Ten (10) Overlay requires a forty foot (40') landscape strip along Arkansas Highway Ten (10); current proposal does not meet this requirement. 3. The Highway Ten (10) Overlay requires a twenty-five foot (25') land use buffer area around the remainder of the sites entirety. Proposal is deficient along both the eastern and western perimeters of the site. 4. The zoning street buffer ordinance requires an average fourteen foot (14') wide street buffer along Arkansas Highway Ten (10). Item # 6. 5. The zoning ordinance requires a fourteen foot (14') wide land use buffer along the southern perimeter of the site. Seventy percent (70%) of this buffer must remain undisturbed. 6. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, may be required along the southern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 7. Although, this site falls below two acres (2) in size the Highway Ten (10) Overlay's intent was for designs to be implemented with a landscape plan stamped with the Seal of a Registered Landscape Architect. 8. The landscape ordinance requires a nine foot (9') landscape strip around the sites entirety; currently, a dumpster is located within this required landscape strip along the western perimeter of the site; relocate. 9. Berming is needed along AR Hwy. 10. 10.The landscape ordinance requires a minimum of 8% of the paved areas be landscaped with interior islands of at least 7 '/2 feet in width and 150 square feet in area. 11.A small amount of building landscaping will be required. 12.An automatic irrigation system is required. 13. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 14. 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/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, July 18, 2012. Item # 6.