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HomeMy WebLinkAboutZ-7022-E Staff AnalysisFILE NO.- Z -7022-E NAME: Pinnacle Creek Revised Long -form PCD LOCATION: Located at 14810 Cantrell Road DEVELOPER: Rees Development, Inc. 11719 Hinson Road Little Rock, AR 72212 SURVEYOR: Crafton Tull and Associates 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 2.02 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 1 —River Mountain CENSUS TRACT: 42.05 CURRENT ZONING: PCD ALLOWED USES: Strip retail with C-3, General Commercial District uses PROPOSED ZONING: Revised PCD PROPOSED USE: Strip retail with C-3, General Commercial District uses - Allow the removal of the required rear yard landscape strip and land use buffer VARIANCE/WAIVERS: BACKGROUND: None requested. The Little Rock Planning Commission reviewed and approved a proposed three lot preliminary plat and recommended approval of a proposed rezoning request proposed Lot 1 at their May 31, 2001, Public Hearing. The Little Rock Board of Directors adopted Ordinance No. 18,516 on July 3, 2001, establishing Cantrell Loops Subdivision (Lot 1) Short -form PCD. The remainder of the site was zoned C-3, General Commercial District and R-2, Single-family District. (Wal -greens) FILE NO.: Z -7022-E (Cont On April 6, 2004, the Little Rock Board of Directors rezoned Lot 2 from C-3, General Commercial District and R-2, Single-family District to PCD by the adoption of Ordinance No. 19,073. The rezoning included the development of 4.265 acres through a Planned Commercial Development with a strip retail center containing C-3, General Commercial District uses as allowable uses for the site. The Little Rock Planning Commission reviewed this request and made a recommendation of approval at their March 11, 2004, public hearing. The proposal included the construction of a single building totaling 22,400 square feet. The applicant indicated a western side yard setback of 25 -feet with a 20 -foot landscaped strip and a northern setback of 30 -feet and a landscaped strip of 25 -feet. The approved site plan included a six-foot wood fence in addition to plantings at one and one-half times the required landscaping typically required along the northern and western property lines. The applicant indicated the additional screening and landscaping would be provided to protect the adjoining residentially zoned properties. The applicant also indicated the rears of the building would act as screening and no doors or windows would be place on the rear of the building other than those required by fire code. The applicant indicated mechanical equipment would be placed in an area that would not be intrusive to the adjoining single-family zoned properties. (lots 2 and 3 — not developed as approved) On January 20, 2005, the Little Rock Planning Commission review a request to rezone Lot 3 of the Cantrell Loops Subdivision from C-3, General Commercial District to PCD, which would allow the required rear yard buffer to be contained within an existing 30 -foot easement. The Little Rock Board of Directors approved the request by the adopted Ordinance No. 19,276 on February 15, 2005, which established Cantrell Loops Subdivision (Lot 3) PCD. (Buffalo Wild Wings) On April 14, 2005, the Little Rock Planning Commission recommended approval of a request to allow a revision to the previously approved Lot 2 PCD to allow the construction of a single building totaling 25,941 square feet along with 117 parking spaces. The applicant's site plan indicated a fifteen foot building setback along the western property line and landscaping to be placed in a ten foot utility easement. The site plan also included the placement of a ten foot landscaped strip along the northern perimeter of the site contained within a 20 -foot utility easement. The site plan included the placement of 12 parking spaces behind the proposed building along with two trash dumpsters. The applicant indicated the days and hours of operation from 7 am to 10 pm seven days per week. The site plan also included the placement of a pole sign with a maximum of 36 -feet in height and 160 square feet in area. The sign was amended to allow a ground sign which complied with the Highway 10 Design Overlay standards; 6 -feet height and 64 square feet in area. The Little Rock Board of Directors denied this request at their May 17, 2005, public hearing. (Pinnacle Station — the current requested site plan revision) Ordinance No. 19,377 adopted by the Little Rock Board of Directors on August 16, 2005, allowed a revision to the approved PCD for Lot 2. The approval allowed the construction of a single building totaling 25,941 square feet of floor area along with 107 parking spaces. The building was proposed with 3,541 square feet or 16% larger than the original approval. The site plan indicated a 21 -foot building setback 2 FILE NO.: Z -7022-E on the western perimeter and a 10 -foot utility easement along this property line. The plan also included a 49 -foot 3 -inch building setback along the northern perimeter. Within this area there was a 10 -foot utility easement along the property line. A 6 -foot wood fence was proposed along the north and western perimeters. A 25 -foot rear landscape area and buffer was approved with the approved site plan. No parking was located behind the building. The dumpsters were indicated at the northeast corner of the building; maintain a 25 -foot setback from the north property line. C-3, General Commercial District uses were approved as allowable uses. The days and hours of operation were approved from 7:00 am to 10:00 pm seven (7) days per week. Included within the approved conditions there was also a condition stating that all deliveries were to be through the front entrances of the building. (The approved plan for Pinnacle Station) A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The applicant is now proposing to amend the previously approved PCD, Planned Commercial Development, to allow the northern land use buffer to be removed and allow paving which has been installed within this area to remain. The applicant wishes to allow this area to remain paved and to allow the area to be used for parking, deliveries, and dumpsters. All dumpsters on the site will be enclosed as per ordinance requirements. The applicant has reached an agreement with the land owner to the north to allow the 9 -foot landscape buffer to be located in the undisturbed area on the adjacent property. The buffer and easement agreements have been provided to staff. The applicant is proposing to install additional landscaping in the buffer. The applicant will also erect an 8 -foot privacy fence between the shopping center site and the adjacent residential property to the north. B. EXISTING CONDITIONS: The site is developed with a strip retail center. Also located within the development area is a Wal -greens to the south and a restaurant, Buffalo Wild Wings, to the southeast. These three (3) developments share an access drive to Cantrell Road which has a traffic signal for the Cantrell Road/Taylor Loop Road intersection. Across Cantrell Road to the southeast is a convenience store with gas pumps. To the southwest across Cantrell Road is a former grocery store which has been converted and is occupied by Easter Seals. To the east of the site is a strip center containing a mix of commercial and office uses. To the north of the site is vacant R-2, Single-family zoned property which has been approved for a single-family subdivision with access from Pinnacle Valley Road. To the west of the site is a site zoned PCD which is developing with strip retail, a tire store, a home improvement store and a fast food restaurant. 3 FILE NO.: Z -7022-E C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area property owner. All property owners located within 200 -feet of the site along with the Tulley Cove Neighborhood Association, the Westchester Neighborhood Association and the Pinnacle Valley Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the site. Entergy: Entergy does not object to this proposal. However, care should be used in selecting the new dumpster location and the placement of fence posts as there is an underground power line in the vicinity with an in -ground pull box. The pull box lid is probably not traffic rated. Please check out the location of the underground facilities by calling AR One Call before digging and placing fence posts in the ground. Centerpoint Energy: Please be advised that Centerpoint Energy owns and operates existing underground gas facilities located within the 10' utility easement parallel to the northern property line of 14810 Cantrell Road, Little Rock, AR. The Arkansas Public Service Commission mandates that no permanent above ground structures be placed over existing underground gas facilities. Therefore, Centerpoint Energy requests that Arkansas One Call be contacted prior to any construction activity in order to determine the location of said existing underground gas facilities. If a proposed permanent above ground structure encroaches within a 5' horizontal distance (1/2 of existing easement width) from said underground gas facilities, then Centerpoint Energy rejects the proposal for that request. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Maintain access. Parks and Recreation: No comment received. County Planning: No comment. 4 FILE NO.: Z -7022-E Cont. Rock Region Metro: Location is served by METRO on route 25. We have no objections to the plan as shown. F. ISSUES/TECHNICAUDESIGN Buildina Code: No comment. 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 PCD (Planned Commercial District) to allow the elimination of the rear yard buffer (north) and to allow the placement of dumpsters within the rear yard setback (north). The request is in the Highway 10 Design Overlay District. Master Street Plan: The south side of the property is Cantrell Road and it is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial Street is to serve through traffic and to connect major traffic generator or activity centers within an 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 and at the east side alley of the property. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or an easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Landscape: The land use buffer along the northern perimeter has been removed. The approved plan indicated the placement of a 25 -foot land use buffer along this perimeter. A minimum of 75 percent of a required land use buffer must remain in its natural state. G. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016) Mr. Frank Riggins was present representing the request. Staff presented an overview of the item stating there were no additional items necessary to complete the review process. Staff stated the developer had removed the land use buffer along the northern perimeter which was approved with the original PCD. The request also includes the removal of the screening fence previously required along the western perimeter. Staff stated there were no other modifications proposed for the approved site plan. 5 FILE NO.: Z -7022 -E. -(Cont. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS There were no additional items in need of addressing via a revised site plan from comments raised at the March 16, 2016, Subdivision Committee meeting. The applicant is proposing to amend the previously approved PCD, Planned Commercial Development, to allow the northern land use buffer to be removed and allow paving which has been installed within this area to remain. The applicant wishes to allow this area to remain paved and to allow the area to be used for parking, deliveries, and dumpsters. All dumpsters on the site will be enclosed as per ordinance requirements. The applicant has reached an agreement with the land owner to the north to allow the 9 -foot landscape buffer to be located in the undisturbed area on the adjacent property. The buffer and easement agreements have been provided to staff. The applicant is proposing to install additional landscaping in the buffer. The plantings will be placed on the north side of a proposed fence. The plantings are to include Chinese Pastiche and Dwarf Bufford Hollies. The applicant has indicated the plantings will be grouped. 5 trees and 15 shrubs will be placed within the landscape buffer area. The applicant will also erect an 8 -foot privacy fence between the shopping center site and the adjacent residential property to the north. Included in the request is to eliminate the previously required screening fence along the western perimeter of the site. The fence was required at the time of development of the property due to the adjacent property being zoned and used as residential. This area has developed with a commercial development. The screening fence is no longer needed since the area is no longer a residential use. Staff is not supportive of the request. The site was developed as an overall development plan which was included in the Highway 10 Design Overlay District. The Highway 10 DOD has specific development criteria related to building setbacks and landscape areas. The overlay states a minimum building setback of 40 -feet is required along the rear of the site with a minimum landscape strip of 25 -feet. The previously approved plan included the building setback and perimeter landscape strip along the rear of the site. The plan was approved with a lesser building setback and landscape strip along the western perimeter. The original approval of the PCD stated all deliveries were to be made through the front of the building and was specifically called out in the recommendation of approval. Staff feels the paving which has been installed within the rear of the building should be removed and required landscaping be installed. The dumpsters should be moved outside this area and placed along the service drive along the eastern side of the building as was approved with the originally approved site plan. Staff also recommends the dumpster placed within the 0 FILE NO.: Z -7022-E (Cont. landscape area on the southwest portion of the site be relocated to the northeast portion of the site, within the area previously approved as the service area. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (APRIL 7, 2016) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated April 6, 2016, requesting deferral of this item to the May 19, 2016, public hearing. Staff stated the deferral request would require a waiver of the Commission's By-laws with regard to the late deferral request. There was no further discussion. A motion as made to approve the By-law waiver with regard to the late deferral request. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. STAFF UPDATE: The applicant has revised the site plan to include additional landscaping along the northern perimeter adjacent to the property being developed with the single-family subdivision. The applicant has indicated an eight (8) foot landscape strip on his property and the abutting property owner has granted a nine (9) foot landscape easement adjacent to the landscape area proposed by the applicant. The area will be planted with dense evergreen plantings and the applicant has requested the ability to also install an eight (8) foot privacy fence in this area. The applicant has indicated the area is necessary for deliveries and employee parking. The applicant states deliveries made at the front doors causes congestion within the limited parking lot area of the site. Staff is supportive of the applicant's proposal for mitigation of the removal of the previously included landscaping and buffering. Although the area is not in full compliance with the Highway 10 Design Overlay District the landscaped areas come close to matching the landscape strips placed on the properties to the east and west of this site. Staff is now supportive of the applicant's request. Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the proposed changes be completed within 60 days of final approval of the revised PCD. PLANNING COMMISSION ACTION: (MAY 19, 2016) The applicant was present. There was one registered objector present. Staff presented the item stating the applicant had provided staff with a site plan which included the placement of an eight (8) foot landscape strip along the northern perimeter of the site. Staff stated the applicant had indicated in addition a 9 -foot landscape easement would 7 FILE NO.: Z -7022-E Cont. be provided along the northern perimeter on an adjacent property. Staff stated they were supportive of the applicant's proposal to provide a landscape strip along the northern perimeter. Staff presented a recommendation of approval of the request subject to compliance with comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Mr. Frank Riggins addressed the Commission stating he would yield his time to the opposition. Mr. Enos Jones addressed the Commission in opposition of the request. He stated his concern was the fill that had been placed behind the existing businesses. He stated he did not want the property directly behind his home developed. Mr. Riggins stated Mr. Reese had provided an access easement to the adjacent property owner to allow access to the Isom Creek subdivision which was being developed just to the north of this site. He stated the fill Mr. Jones was referring to was the construction road which had been constructed by Mr. Keith Wingfield, the developer of the adjacent single-family subdivision. Mr. Jones questioned if the property behind the existing strip center was also proposed for development. Mr. Riggins stated the area behind the existing strip center was not proposed for development at this time. He stated if and when the property was to be developed it would be reviewed and approved by the City through a public hearing process. There was no further discussion. The chair entertained a motion for approval of the item as presented by staff. The item was approved by a vote of 10 ayes, 0 noes and 1 absent. 0 FILE NO.: Z -4343 -HH NAME: Parkland Heights Revised Long -form PD -R LOCATION: Located at 1 Ayla Drive DEVELOPER: Jessica Johnston 11323 Arcade Drive Suite C #119 Little Rock, AR 72212 SURVEYOR: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.5 acres I ITTIR CURRENT ZONING ALLOWED USES NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF PLANNING DISTRICT: 20 - Pinnacle CENSUS TRACT: 42.05 PROPOSED ZONING PROPOSED USE VARIANCE/WAIVERS BACKGROUND: -m Attached single-family and multi -family Revised PD -R Allow leasing office to be used as a real estate office and brokerage firm None requested. Ordinance No. 19,502 adopted by the Little Rock Board of Directors on March 21, 2006, established Parkland Heights Long -form PD -R. The development was proposed with 84 two-story townhomes ranging from 2,024 square feet to 2,220 square feet and 18 one and a half story condominiums ranging from 2,460 to 3,130 square feet. Amenities included a 2,500 square foot clubhouse, pool, putting green, playground half -court basketball, and walking and biking path. FILE NO.: Z -4343 -HH (Cont. Ordinance No. 20,627 adopted by the Little Rock Board of Directors on September 4, 2012, allowed a revision to the previously approved PD -R. The developer proposed to amend the PD -R for the western portion of the site. In -lieu of constructing 60 two-story townhouse units, the developer proposed to construct a more traditional apartment style development within seven (7) buildings and containing 152 apartment units. The buildings were proposed as split level buildings with the front being three -stories and the rear two -stories. Within the development area a second clubhouse and pool facility were to be added. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now requesting a revision to the existing PD -R, Planned Development Residential, to allow the use of the existing clubhouse/leasing office for the Parkland Heights development as a real estate office and brokerage firm. The applicant has indicated there will be limited employees reporting to the site as most of the agents will office off-site. There are no other modifications proposed for the previously approved PD -R zoning. B. EXISTING CONDITIONS: Most of the townhouse portion of the development has been completed. There are currently two (2) of the apartment buildings being developed. There is a single-family subdivision located to the east of the site with Buckland Road terminating at the western property line of this development. South of the site is an apartment complex accessed from Chenonceau Boulevard. North of the site is undeveloped R-2, Single-family zoned property. South of the site is vacant 0-1, Quiet Office District and C-3, General Commercial District zoned property. South of the site are office uses and a private school. Chenonceau Boulevard terminates at the development. Chenonceau Boulevard is constructed as a two lane street constructed to Master Street Plan standard. The right of way for Patrick Country Road which is located along the western boundary of this development was recently abandoned but retained as a utility and drainage easement. C. NEIGHBORHOOD COMMENTS: All property owners located within 200 feet of the site along with the Maywood Manor Neighborhood Association, the Aberdeen Court and Chevaux Property Owners Associations were notified of the public hearing. D. SUBDIVISION COMMITTEE COMMENT: (April 27, 2016) The applicant was not present. Staff stated there were no outstanding technical issues associated with the request. Staff stated the applicant was requesting to be allowed to use the existing clubhouse for a real estate office for her real estate brokerage firm. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. 2 FILE NO.: Z -4343 -HH (Cont. E. ANALYSIS: There were no outstanding technical issues in need of addressing raised at the April 27, 2016, Subdivision Committee meeting. The applicant is requesting approval of a revision to the existing PD -R, Planned Development Residential, zoning for the Parkland Heights development. The applicant has an existing real estate firm and real estate brokerage company and is requesting to be allowed to use the existing clubhouse/leasing office for Parkland Heights as her office. The applicant has indicated there will be limited employees reporting to the site as most of the agents will office off-site. The only modification would be to place a small sign on the building to identify the real estate business. Staff is supportive of the applicant's request. There are no other modifications proposed for the previously approved PD -R zoning and/or site plan. The only change will be the placement of a sign identifying the real estate business on the front of the building. The sign area will not exceed 24 -square feet in sign area as allowed in the multi -family zones. F. STAFF RECOMMENDATION: Staff recommends approval of the request to allow the use of the existing clubhouse/leasing office as a real estate office as proposed. PLANNING COMMISSION ACTION: (MAY 19, 2016) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to allow the use of the existing clubhouse/leasing office as a real estate office as proposed. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. 3 ITEM NO.: 15. Z -7022-E NAME: Pinnacle Creek Revised Long -form PCD LOCATION: located at 14810 Cantrell Road Planning Staff Comments: 1. Provide notification of the property owners located within 200 -feet of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than March 23, 2016. The Office of Planning and Development must receive the proof of notice no later than April 1, 2016.Will comply. 2. The previous approval allow for the placement of a 25 -foot landscape buffer along the northern perimeter of the site. The plan as currently presented has paving in place across the property line and with no buffer being indicated. The applicant has entered in to an agreement with the adjoining property owner to create a 9' landscape buffer on the adjoining property. The applicant will also erect an 8' wood privacy fence along the common boundary, and will plant 5 trees and 15 shrubs in the landscape buffer. See attached plan for exact placement of buffer, fence and landscaping. 3. Located within the land use buffer dumpsters have been placed behind the building. The dumpsters are not screened per typical ordinance requirements. The dumpsters will be relocated and placed inside enclosures. See attached plan for location of dumpsters and enclosures. 4. A dumpster has been placed within the landscape area in front of the building along the southern perimeter of this lot. This dumpster will be enclosed. See attached pian. 5. A grease trap has been placed in the western landscape strip behind the building. This grease tank will be placed inside the dumpster enclosure at the northwest corner of the site. See attached plan. 6. The perimeter fencing along the northern and western perimeters has not been installed. An 8' wood privacy fence will be installed along the north perimeter. The applicant requests the western fence requirement be rescended due to the adjoining property now being a commercial use. 7. The approved PCD stated all deliveries were to be made in front of the building. Currently the businesses located along the northern perimeter are taking deliveries from the rear of the building. The applicant requests that deliveries be allowed on the north side of the building. 8. The access drive to the adjacent property is not being considered by the Commission for approval with this application. This connection runs through property which is not being considered with this request. The indicating of any connections is to be removed from the site plan. The access drive has been removed from the plan. 9. The survey does not include the certificate of authorization. The surveyor has applied for a COA. ITEM NO.: 15. Z -7022-E Variance/Waivers: None requested. Public Works Conditions: No comment. Noted. Utilities and Fire Department/County Planning: Wastewater: Sewer available to the site. Noted. Entergy: Entergy does not object to this proposal. However, care should be used in selecting the new dumpster location and the placement of fence posts as there is an underground power line in the vicinity with an in -ground pull box. The pull box lid is probably not traffic rated. Please check out the location of the underground facilities by calling AR One Call before digging and placing fence posts in the ground. Noted. Centerpoint Ener Please be advised that Centerpoint Energy owns and operates existing underground gas facilities located within the 10' utility easement parallel to the northern property line of 14810 Cantrell Road, Little Rock, AR. The Arkansas Public Service Commission mandates that no permanent above ground structures be placed over existing underground gas facilities. Therefore, Centerpoint Energy requests that Arkansas One Call be contacted prior to any construction activity in order to determine the location of said existing underground gas facilities. If a proposed permanent above ground structure encroaches within a 5' horizontal distance (1/2 of existing easement width) from said underground gas facilities, then Centerpoint Energy rejects the proposal for that request. Noted. AT & T: No comment received. Noted. Central Arkansas Water: Noted. Fire Department: Maintain access. Noted. Parks and Recreation: No comment received. Noted. County Planning: No comment. Noted. Rock Region Metro: Location is served by METRO on route 25. We have no objections to the plan as shown. Noted Building Code: No comment. Noted. 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 ITEM NO.: 15 Z -7022-E and scale, depending on the trade area that they serve. The applicant has applied for a PCD (Planned Commercial District) to allow the elimination of the rear yard buffer (north) and to allow the placement of dumpsters within the rear yard setback (north). The request is in the Highway 10 Design Overlay District. Noted. Master Street Plan: The south side of the property is Cantrell Road and it is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial Street is to serve through traffic and to connect major traffic generator or activity centers within an 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. Noted. Bicycle Plan: A Class I Bike Path is shown along Cantrell Road and at the east side alley of the property. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or an easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Noted. Landscape: The land use buffer along the northern perimeter has been removed. The approved plan indicated the placement of a 25 -foot land use buffer along this perimeter. A minimum of 75 percent of a required land use buffer must remain in its natural state. The applicant has entered in to an agreement with the adjoining property owner to create a 9' landscape buffer on the adjoining property. The applicant will also erect an 8' wood privacy fence along the common boundary, and will plant 5 trees and 15 shrubs in the landscape buffer. See attached plan for exact placement of buffer, fence and landscaping. Revisedplat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, March 23, 2016. Will comply.