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HomeMy WebLinkAboutZ-7496-B Staff AnalysisFILE NO.: Z -7496-B NAME: Lock and Load Revised Long -form PCD LOCATION: Located at 10900 Stagecoach Road DEVELOPER: Done Deal Inc. c/o Doug Hunnicutt 90210 Highway 5 Little Rock, AR 72210 ENGINEFR- McGetrick and McGetrick 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 9.8 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: C-3, General Commercial District and Mini -warehouse PROPOSED ZONING: Revised PCD PROPOSED USE. C-3, General Commercial District and Mini -warehouse (add additional mini -warehouse units) VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,987 adopted by the Little Rock Board of Directors on November 18, 2003, approved the rezoning of this 9.5 -acre tract to PCD to allow the site to develop with a commercial development and allow the creation of two lots. Lot 1 would contain a 9,600 square foot office/retail building with C-3, General Commercial listed uses as allowable uses. Lot 2 would be created as a lot without public street frontage with access provided from Lot 1 in the way of an ingress/egress/utility easement. This lot was proposed for development with mini -warehouse units. FILE NO.: Z -7496-B (Cont. Lot 2 would be developed with a mini -warehouse development in three phases. The applicant proposed Buildings 4 — 7 to develop in the first phase, Buildings 2, 3, 8 and 9 in the second Phase and Buildings 10 — 12 in the third and final phase. The proposal included a total of 172,500 square feet of storage. The applicant indicated an area for an office/ manager residence containing 2,000 square feet. Ordinance No. 19,168 adopted by the Little Rock Board of Directors on August 17, 2004, allowed a revision to the previously approved PCD. The approval allowed the construction of a carwash- facility on a parcel located to the east of the originally approved PCD. The project shared a common drive as approved on the original application. The eastern parcel was approved for a carwash that included four manual bays, one automated bay and two vacuum stations. The proposed revision included the addition of two small mini -storage buildings, (one large building was lost due to stormwater detention) and to allow one of the buildings to be used as conditioned storage space. The overall square footage of mini -storage was similar to the previously approved site plan. The applicant proposed the placement of signage on each of the proposed lots abutting Stagecoach Road. The proposed site plan indicated each sign would be a maximum of thirty-six feet in height and one hundred square feet in area. The proposed vacuum stations would not have canopies or any advertisements on the stations. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now requesting a revision for the Lock and Load Mini -storage site plan located on Highway 5. The developer is proposing to add additional buildings along the western and northern perimeters of the site. The buildings will have no doors on the exterior side and will be used as a solid screen around the site. The revision will increase square footage of the conditioned space from the previously approved plan by 6,250 square feet and the unconditioned space by 7,500 square feet. A total of 111,400 square feet of unconditioned storage space and 23,250 square feet of conditioned storage will be available. The site contains a 9,600 square foot retail building. B. EXISTING CONDITIONS: The first phase of the mini -warehouse development has been completed and the retail and carwash portions of the development have been constructed. Adjacent to the site Stagecoach Road has been constructed to Master Street Plan standard, including curb, gutter and sidewalk per the approved PCD. East of the site is a salvage yard and west of the site is an apartment development. North of the site is a mini -warehouse development approved as a PD -C and northwest is a senior citizen multi -family development on property zoned MF -24. 2 FILE NO.: Z -7496-B (Cont. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls 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 the Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Stormwater detention ordinance applies to this property. Additional detention pond capacity is required to be provided. 3. The detention pond should be regraded to prevent water from ponding during dry weather conditions. 4. 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. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer main extension is required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas 3 FILE NO.: Z -7496-B (Cont. Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Fire De artment: Place fire hydrants per code. The main gate must maintain a minimum 20 -foot gate opening. 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. F. ISSU ES/TECH N ICAL/DESIGN: PlanninDivision: This request is located in the Otter Creek Planning District, The Land Use Plan shows Community Shopping for this property. The applicant has applied for a revision to a previously approved Planned Commercial Development to add more mini -warehouse units. The revision does not increase to area of any use, just modifies the 'layout'. The overall Planned Commercial Development conforms with the use proposed by the Plan. This area is covered by the Otter Creek/Crystal Valley Neighborhood Action Plan. The 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. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bice Plan: A Class II bikeway is shown along Stagecoach Road. A Class II bikeway is located on the street as either a five foot (5) shoulder or six (6') foot marked bike lane. Additional paving and right of way may be required. La nd�sca : 1. Site plan must comply with the City's landscape and buffer ordinance requirements. n FILE NO.: Z -7496-B (Cont. 2. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010) Mr. Pat McGetrick of McGetrick Engineers was present representing the request. Staff stated the previous approval required the placement of buffers along the northern, western and eastern perimeters. Staff stated the current request was to eliminate the buffers and place buildings within a few feet of the property line. Staff stated the rear of the building would act as the required screening. Public Works comments were addressed. Staff stated any broken curb, gutter or sidewalk would require replacement prior to the issuance of the certificate of occupancy. Staff also stated the City's stormwater detention ordinance would apply to the development of the site. Staff requested Mr. McGetrick provide the location of the stormwater detention facilities. Landscaping comments were addressed. Staff stated the buffer was to remain due to the adjoining multi -family development located to the west. Staff stated more than one half to three quarters of the site would be impermeable if the additional buildings were approved. Staff stated green space was already at a minimal and the buffers should be maintained. 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: Mr. McGetrick submitted a revised site plan to staff addressing the issues raised at the March 18, 2010, Subdivision Committee meeting. The plan no longer eliminates the required buffer along the northern and western perimeters. The plan is proposed to match the buffers and site plan approved by the planning commission in July of 2004. The approved 2004 plan allowed the eastern land use buffer at six feet nine inches (6'9") and the northern land use buffer at twenty (20) feet. The western land use buffer was approved at thirty (30) feet. Based on the dimensions of the site the ordinance would typically require the northern land use buffer to be 50 feet and the western land use buffer to be 24.83 feet. Although the eastern area along the southern portion of the site would typically require the placement 5 LE NO.: Z -7496-B (Cont. of a land use buffer due to the zoning, the use of the property is a salvage yard. The eastern perimeter along the northern portion of the site is zoned commercially. The plan submitted by Mr. McGetrick indicates the northern land use buffer of twenty (20) feet, the eastern land use buffer of eight feet nine inches and the western buffer in excess of twenty-five feet (25'3"). The buffers as proposed meet the previously approved site plan along the northern perimeter. The buffer along the western perimeter is adequate to meet the typical ordinance standards. The previously approved PCD allowed for fourteen buildings of mini -warehouse, a conditioned storage building and a strip retail center for a total of 138,000 square feet. The current development is proposed with a total of fifteen (15) mini -warehouse building, a conditioned storage building and a strip center for a total of 151,750 square feet. Within the area proposed for revision a total of 142,150 square feet of mini -warehouse space is proposed and a total of 128,400 square feet was previously approved. This is a ten (10) percent increase in the allowable mini -warehouse space. Staff is supportive of the request. The applicant has indicated the additional building square footage with minimal additional building coverage. Portions of the additional square footages are located within previously oversized drives. The additional building coverage is 3,800 square feet. The western most drive and northern drive have been reduced to allow for the building placement. To staff's knowledge there are no outstanding technical issues associated with the request. Staff feels the revision to allow the additional storage space should have minimal impact on the area. 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. PLANNING COMMISSION ACTION: (APRIL 8, 2010) Mr. Pat McGetrick of McGetrick Engineers was present representing the owners. 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. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. no April 8, 2010 ITEM NO.: 12 NAME: Lock and Load Revised Long -form PCD LOCATION: Located at 10900 Stagecoach Road DEVELOPER: Done Deal Inc. c/o Doug Hunnicutt 90210 Highway 5 Little Rock, AR 72210 ENGINEER, McGetrick and McGetrick 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 9.8 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 2 PCD FILE NO.: Z -7496-B FT. NEW STREET: 0 LF C-3, General Commercial District and Mini -warehouse Revised PCD C-3, General Commercial District and Mini -warehouse (add additional mini -warehouse units) VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,987 adopted by the Little Rock Board of Directors on November 18, 2003, approved the rezoning of this 9.5 -acre tract to PCD to allow the site to develop with a commercial development and allow the creation of two lots. Lot 1 would contain a 9,600 square foot office/retail building with C-3, General Commercial listed uses as allowable uses. Lot 2 would be created as a lot without public street frontage with access provided from Lot 1 in the way of an ingress/egress/utility easement. This lot was proposed for development with mini -warehouse units. April 8, 2010 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z -7496-B Lot 2 would be developed with a mini -warehouse development in three phases. The applicant proposed Buildings 4 — 7 to develop in the first phase, Buildings 2, 3, 8 and 9 in the second Phase and Buildings 10 — 12 in the third and final phase. The proposal included a total of 172,500 square feet of storage. The applicant indicated an area for an office/ manager residence containing 2,000 square feet. Ordinance No. 19,168 adopted by the Little Rock Board of Directors on August 17, 2004, allowed a revision to the previously approved PCD. The approval allowed the construction of a carwash facility on a parcel located to the east of the originally approved PCD. The project shared a common drive as approved on the original application. The eastern parcel was approved for a carwash that included four manual bays, one automated bay and two vacuum stations. The proposed revision included the addition of two small mini -storage buildings, (one large building was lost due to stormwater detention) and to allow one of the buildings to be used as conditioned storage space. The overall square footage of mini -storage was similar to the previously approved site plan. The applicant proposed the placement of signage on each of the proposed lots abutting Stagecoach Road. The proposed site plan indicated each sign would be a maximum of thirty-six feet in height and one hundred square feet in area. The proposed vacuum stations would not have canopies or any advertisements on the stations. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The applicant is now requesting a revision for the Lock and Load Mini -storage site plan located on Highway 5. The developer is proposing to add additional buildings alone the western and northern perimeters of the site. The buildings will have no doors on the exterior side and will be used as a solid screen around the site. The revision will increase square footage of the conditioned space from the previously approved plan by 6,250 square feet and the unconditioned space by 7,500 square feet. A total of 111,400 square feet of unconditioned storage space and 23,250 square feet of conditioned storage will be available. The site contains a 9,600 square foot retail building. B. EXISTING CONDITIONS: The first phase of the mini -warehouse development has been completed and the retail and carwash portions of the development have been constructed. Adjacent to the site Stagecoach Road has been constructed to Master Street Plan standard, including curb, gutter and sidewalk per the approved PCD. East of the site is a salvage yard and west of the site is an apartment development. North of the site is a mini -warehouse development approved as a PD -C and northwest is a senior citizen multi -family development on property zoned MF -24. 2 April 8, 2010 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: Z -7496-B C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls 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 the Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Stormwater detention ordinance applies to this property. Additional detention pond capacity is required to be provided. 3. The detention pond should be regraded to prevent water from ponding during dry weather conditions. 4. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension is required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire IQ April 8, 2010 ci iRnivi.qir)m NO.: 12 (Cont.) FILE NO.: Z -7496-B service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Fire Department: Place fire hydrants per code. The main gate must maintain a minimum 20 -foot gate opening. 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. F. ISSUESITECHNICALIDESIGN: Plannin Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Community Shopping for this property. The applicant has applied for a revision to a previously approved Planned Commercial Development to add more mini -warehouse units. The revision does not increase to area of any use, just modifies the 'layout'. The overall Planned Commercial Development conforms with the use proposed by the Plan. This area is covered by the Otter Creek/Crystal Valley Neighborhood Action Plan. The 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. 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 II bikeway is shown along Stagecoach Road. A Class II bikeway is located on the street as either a five foot (6) shoulder or six (6') foot marked bike lane. Additional paving and right of way may be required. 12 April 8, 2010 SUBDIVISION ITEM NO.: 12 Landscape: FILE NO.: Z -7496 - 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010) Mr. Pat McGetrick of McGetrick Engineers was present representing the request. Staff stated the previous approval required the placement of buffers along the northern, western and eastern perimeters. Staff stated the current request was to eliminate the buffers and place buildings within a few feet of the property line. Staff stated the rear of the building would act as the required screening. Public Works comments were addressed. Staff stated any broken curb, gutter or sidewalk would require replacement prior to the issuance of the certificate of occupancy. Staff also stated the City's stormwater detention ordinance would apply to the development of the site. Staff requested Mr. McGetrick provide the location of the stormwater detention facilities. Landscaping comments were addressed. Staff stated the buffer was to remain due to the adjoining multi -family development located to the west. Staff stated more than one half to three quarters of the site would be impermeable if the additional buildings were approved. Staff stated green space was already at a minimal and the buffers should be maintained. 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: Mr. McGetrick submitted a revised site plan to staff addressing the issues raised at the March 18, 2010, Subdivision Committee meeting. The plan no longer eliminates the required buffer along the northern and western perimeters. The plan is proposed to match the buffers and site plan approved by the planning commission in July of 2004. 5 April 8, 2010 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: Z -7496-B The approved 2004 plan allowed the eastern land use buffer at six feet nine inches (69") and the northern land use buffer at twenty (20) feet. The western land use buffer was approved at thirty (30) feet. Based on the dimensions of the site the ordinance would typically require the northern land use buffer to be 50 feet and the western land use buffer to be 24.83 feet. Although the eastern area along the southern portion of the site would typically require the placement of a land use buffer due to the zoning, the use of the property is a salvage yard. The eastern perimeter along the northern portion of the site is zoned commercially. The plan submitted by Mr. McGetrick indicates the northern land use buffer of twenty (20) feet, the eastern land use buffer of eight feet nine inches and the western buffer in excess of twenty-five feet (25'3"). The buffers as proposed meet the previously approved site plan along the northern perimeter. The buffer along the western perimeter is adequate to meet the typical ordinance standards. The previously approved PCD allowed for fourteen buildings of mini -warehouse, a conditioned storage building and a strip retail center for a total of 138,000 square feet. The current development is proposed with a total of fifteen (15) mini -warehouse building, a conditioned storage building and a strip center for a total of 151,750 square feet. Within the area proposed for revision a total of 142,150 square feet of mini -warehouse space is proposed and a total of 128,400 square feet was previously approved. This is a ten (10) percent increase in the allowable mini -warehouse space. Staff is supportive of the request. The applicant has indicated the additional building square footage with minimal additional building coverage. Portions of the additional square footages are located within previously oversized drives. The additional building coverage is 3,800 square feet. The western most drive and northern drive have been reduced to allow for the building placement. To staff's knowledge there are no outstanding technical issues associated with the request. Staff feels the revision to allow the additional storage space should have minimal impact on the area. 1. 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. N April 8, 2010 SUBDIVISION ITEM NO.: 12 ('Cont.) FILE NO.: Z -7490-B PLANNING COMMISSION ACTION: (APRIL 8, 2010) Mr. Pat McGetrick of McGetrick Engineers was present representing the owners. 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. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7 ITEM NO.: 12. Z -7495-B NAME: Lock and Load Revised Long -form PCD LOCATION: located at 10900 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 March 24, 2010. The Office of Planning and Development must receive the proof of notice no later than April 2, 2010. 2. Is any fencing proposed other than the fencing located along the northern and eastern perimeters? 3. Provide a note on the site plan indicating the maximum building height of the storage units. VariancelWaivers: A variance from Section 36-522 to allow the required land use buffer along the northern, eastern and western perimeters to be eliminated. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. Stormwater detention ordinance applies to this property. Additional detention pond capacity is required to be provided. 3. The detention pond should be regraded to prevent water from ponding during dry weather conditions. 4. 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. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension is required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The 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 Item # 12. Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Fire Department: Place fire hydrants per code. The main gate must maintain a minimum 20 -foot gate opening. Contact the Little Rock Fire Department for additional information. County Plannin : No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Community Shopping for this property. The applicant has applied for a revision to a previously approved Planned Commercial Development to add more mini -warehouse units. The revision does not increase to area of any use, just modifies the 'layout'. The overall Planned Commercial Development conforms with the use proposed by the Plan. This area is covered by the Otter Creek/Crystal Valley Neighborhood Action Plan. The 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. 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 II bikeway is shown along Stagecoach Road. A Class II bikeway is located on the street as either a five foot (5) shoulder or six (6) foot marked bike lane. Additional paving and right of way may be required. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. This proposal for expansion includes the elimination of a required land use buffer along the western perimeter of the site. This buffer must remain due to the multi- family housing adjacent to the property. Item # 12. 3. In my opinion this is over development of the site; more than half to three-quarters of the site is impermeable; green space is already at a minimal amount on the site. 4. 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 _Ip at/plan: Submit four (4) copies of a revised preliminary plat/pian (to include the additional information as noted above) to staff on Wednesday, March 24, 2010. Item # 12.