Loading...
HomeMy WebLinkAboutZ-7596-B Staff AnalysisFILE NO.: Z -7596-B NAME: Impressions Sports Bar and Grill Short -form PCD LOCATION: Located at 5201 Asher Avenue DEVELOPER: Impressions Sports Bar and Grill 5201 Asher Avenue Little Rock, AR 72204 ARCHITECT: RAD, Inc. 2201 Izard Street Little Rock, AR 72202 AREA: 1.03 Acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 1-2, Light Industrial FT. NEW STREET: 0 A wide range of industrial uses entirely within enclosed buildings P D -C Private Club VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: On July 15, 2004, the Commission withdrew an application request for this site, without prejudice, for a rezoning from 1-2 to PD -C. The applicant proposed to expand an existing restaurant facility by 2,025 square feet (additional seating -125) and add a drive through food service. The request was a change in zoning to PD -C to allow dancing with live music in the "bar ared' of the restaurant. The applicant indicated live music would be played on the first and third Friday nights of the month, during major sporting events, private parties such as wedding receptions, anniversaries, office parties and Sunday brunch, probably on a monthly basis. The empty lot across Anna Street was proposed for additional customer parking. There were 50 on-site parking spaces available. FILE NO.: Z-7596-8 Cont. A. PROPOSALIREQUEST: The private club is currently in operation and is under enforcement as a violation of the zoning ordinance. The request includes a rezoning of the site from 1-2, Light Industrial to PCD to allow the business, a private club to continue to operate. No physical changes are proposed to the site. B. EXISTING CONDITIONS: The property is occupied by a one-story commercial building located within the south half of the property. There is paved parking between the building and Asher Avenue. There are existing access drives from Asher Avenue and Anna Street. The general area along Asher Avenue is comprised of a mixture of commercial and industrial uses. There is a drive-in restaurant and a motel west of the site, with various auto -related uses at the intersection of Asher Avenue and Fair Park Boulevard. Other various commercial uses, including two lumberyards, are located to the east and north (across Asher Avenue). Single-family residences are located to the south. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from area residents. The Curran Conway Neighborhood Association, South of Asher Neighborhood Association, all residents located within 300 -feet of the site and all property owners located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Right-of-way on Asher Ave, Anna Street, and W. 33`d Street should be dedicated to the Master Street Plan. 2. 20 foot radial dedication of right-of-way should be provided to the City. 3. Franchise permit should be obtained for all signage and improvements in the public right-of-way. 4. A 10 foot radius should be provided on the east side of the kitchen driveway. 5. At the time of building permit application for future expansion, half street improvements to meet Master Street Plan standards will be required to be installed for Anna Street and West 33`d Street including a 5 foot sidewalk. 6. At the time of building permit application for future expansion, if not already existing streetlights must be installed. 2 FILE NO.: Z -7596-B (Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: An existing 6 -inch sewer main is located on the site. Relocation is required for any addition to the existing building. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Fire hydrants may be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #14—the Rosedale Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from 1-2 to Planned Commercial Development to allow the existing building to be used as a restaurant, sports bar and grill. The request does not require a change to the Land Use Plan. Master Street Plan: Asher Avenue is shown as a Principal Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Asher since it is a Principal Arterial. _Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicants property lies in the area covered by the Oak Forest Neighborhood Action Plan. The Economic Development goal states, "Promote Asher Ave. and W.12th Street as viable commercial and service oriented locations/corridors" 3 FILE NO.: Z -7596-B (Cont. Landscape: 1. Compliance with the Citys Landscape and Buffer Ordinances is required. 2. No comments on this use only issue. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff questioned the proposed use of the property. The applicant stated the use of the property was a private club. Staff questioned if any improvements to the structure were being proposed. The applicant stated the building would be utilized as it existed with no plans for building addition or the drive-through window. Staff requested the applicant amend the site plan to remove the indicated additions to the structure. Staff stated a right of way dedication to Asher and Anna Street would be required if the proposed zoning was approved. Staff stated a quit claim deed would be required after Planning Commission action but prior to Board of Directors action on the rezoning request. Landscaping comments were addressed. Staff stated there were no landscaping comments based on this use -only rezoning request. Staff noted any improvements would require compliance with the Citys Landscape and Buffer Ordinance requirements. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan and cover letter to staff addressing most of the issues raised at the May 3, 2007, Subdivision Committee meeting. The applicant has provided a revised site plan removing the proposed improvements from the site plan and indicated the proposed use as a private club. Staff is not supportive of the proposed request. The site is shown as Light Industrial on the Future Land Use Plan. The area south of Asher Avenue was originally intended to encourage industrial development based on a corridor plan created by the Asher Corridor Steering Committee in early 2000. The Committee recommended the current Land Use and Zoning designations for the property, which were approved in October of 2000. Staff feels the overall design of having commercial uses north of Asher Avenue, with industrial uses south of Asher Avenue is still valid. The area in question was changed to encourage small scale industrial and service trades types of uses. Since the area was not vacant at the 11 FILE NO.: Z -7596-B time of the Land Use and Zoning changes, any new development due to change would likely take time. Staff does not feel the recommended Land Use and Zoning changes have had sufficient time to result in the physical changes desired by the steering Committee. This request would compromise the integrity of the Land Use Plan and Zoning changes recommended by the Asher Corridor Steering Committee. Staff feels it is premature to make this type of change in the Asher Corridor area, until the area has a chance to develop as the Steering Committee envisioned in 2000. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was not present. There were registered objectors present. Staff presented the item stating the applicant has failed to notify property owners as required by the Commissions By-laws. Staff presented a recommendation of deferral of the item to the July 5, 2007, public hearing. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. STAFF UPDATE: The applicant has mailed the required notices and provided staff with proof of notification. There has been no change to this application request since the previous public hearing. Staff continues to recommend denial of the request. I PLANNING COMMISSION ACTION: (JULY 5, 2007) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. Ron Copeland addressed the Commission in opposition of the request. He stated the site was located in an area being considered by UALR for redevelopment. He stated UALR and the University District Partnership were in the final stages of their master plan and the proposed use was inconsistent with the planning effort. He stated the land use should be as indicated by staff with light industrial type uses being located south of Asher and commercial uses located to the north. He stated the desire of the university was to bring families into the area and he felt the use would not encourage families to locate in the area. 5 FILE NO.: Z -7596-B (Cont. Mr. Copeland stated after checking with the ABC bureau he found the club had three violations with two in 2006 and one in 2007. He stated this was not the type business the university was encouraging. He stated UALR desired family friendly businesses and he did not feel the use was a family friendly business. The Commission questioned the plan boundaries. Mr. Copeland stated the boundaries were from Monroe on the east and the Fourche Creek to the south. Ms. Cindy Milazzo addressed the Commission in opposition. She stated UALR was opposed to the business being located at the site. She stated UALR was very business friendly and took a long look before standing up opposed to a use. She stated the university was a small community with roughly 16,000 persons on the campus during a normal day. She stated there were 12,000 students and various other personnel. She stated the university desired business which complimented the university. Ms. Janelle Romandia addressed the Commission in opposition. She stated she was a member of the Movers and Shakers Crime Watch Neighborhood Association. She indicated a number of police reports for the area for 2005-2007. She stated the area the persons participating in the activities at the club were not from the neighborhood. She requested the Commission deny the request. There was a general discussion concerning the difference between a bar and grill and a restaurant. Staff stated the difference was related to sales of food vs. sales of alcohol. Staff stated the current zoning would allow a restaurant but not a bar. The applicant stated when they purchased the property it was being used as a private club. He stated the site had not been a restaurant but was always a private club. The Commission questioned how long the applicant had owned the property. He stated the private club had been in operation for 1 '/2 years. The Commission once again questioned staff as to the allowed use under the current zoning. Staff stated a restaurant was allowed but not a bar or private club. The Commission questioned the previous uses of the building. Staff stated the previous use was approved for a restaurant. There was no further discussion of the item. The Chair entertained a motion for approval of the item. The motion carried by a vote of 1 ayes, 8 noes, 1 absent and 1 open position. July 5, 2007 ITEM NO.: H NAME: Impressions Sports Bar and Grill Short -form PCD LOCATION: Located at 5201 Asher Avenue DEVELOPER: Impressions Sports Bar and Grill 5201 Asher Avenue Little Rock, AR 72204 ARCHITECT: RAD, Inc. 2201 Izard Street Little Rock, AR 72202 O.: Z -7596-B AREA: 1.03 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: 1-2, Light Industrial ALLOWED USES: A wide range of industrial uses entirely within enclosed buildings PROPOSED ZONING: PD -C PROPOSED USE. Private Club VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On July 15, 2004, the Commission withdrew an application request for this site, without prejudice, for a rezoning from 1-2 to PD -C. The applicant proposed to expand an existing restaurant facility by 2,025 square feet (additional seating — 125) and add a drive through food service. The request was a change in zoning to PD -C to allow dancing with live music in the "bar area" of the restaurant. The applicant indicated live music would be played on the first and third Friday nights of the month, during major sporting events, private parties such as wedding receptions, anniversaries, office parties and Sunday brunch, probably on a monthly basis. July 5, 2007 SUBDIVISION ITEM NO.: H (Cont. FILE NO.: Z -7596-B The empty lot across Anna Street was proposed for additional customer parking. There were 50 on-site parking spaces available. A. PROPOSAL/REQUEST: The private club is currently in operation and is under enforcement as a violation of the zoning ordinance. The request includes a rezoning of the site from 1-2, Light Industrial to PCD to allow the business, a private club to continue to operate. No physical changes are proposed to the site. B. EXISTING CONDITIONS: The property is occupied by a one-story commercial building located within the south half of the property. There is paved parking between the building and Asher Avenue. There are existing access drives from Asher Avenue and Anna Street. The general area along Asher Avenue is comprised of a mixture of commercial and industrial uses. There is a drive-in restaurant and a motel west of the site, with various auto -related uses at the intersection of Asher Avenue and Fair Park Boulevard. Other various commercial uses, including two lumberyards, are located to the east and north (across Asher Avenue). Single-family residences are located to the south. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from area residents. The Curran Conway Neighborhood Association, South of Asher Neighborhood Association, all residents located within 300 -feet of the site and all property owners located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Right-of-way on Asher Ave, Anna Street, and W. 33rd Street should be dedicated to the Master Street Plan. 2. 20 foot radial dedication of right-of-way should be provided to the City. 3. Franchise permit should be obtained for all signage and improvements in the public right-of-way. 4. A 10 foot radius should be provided on the east side of the kitchen driveway. 5. At the time of building permit application for future expansion, half street improvements to meet Master Street Plan standards will be required to be installed for Anna Street and West 33`d Street including a 5 foot sidewalk. 2 July 5, 2007 SUBDIVISION ITEM NO.: H (Cont. FILE NO.: Z -7596-B 6. At the time of building permit application for future expansion, if not already existing streetlights must be installed. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: An existing 6 -inch sewer main is located on the site. Relocation is required for any addition to the existing building. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Fire hydrants may be required. Contact the Little Rock Fire Department for additional information. Countv Planning: No comment. CATA: The site is located on CATA Bus Route #14 — the Rosedale Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from 1-2 to Planned Commercial Development to allow the existing building to be used as a restaurant, sports bar and grill. The request does not require a change to the Land Use Plan. Master Street Plan: Asher Avenue is shown as a Principal Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Asher since it is a Principal Arterial. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. 3 July 5, 2007 SUBDIVISION ITEM NO.: H Cont. FILE NO.: Z -7596-B City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Oak Forest Neighborhood Action Plan. The Economic Development goal states, "Promote Asher Ave. and W.12th Street as viable commercial and service oriented locations/corridors." Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. No comments on this use only issue. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff questioned the proposed use of the property. The applicant stated the use of the property was a private club. Staff questioned if any improvements to the structure were being proposed. The applicant stated the building would be utilized as it existed with no plans for building addition or the drive-through window. Staff requested the applicant amend the site plan to remove the indicated additions to the structure. Staff stated a right of way dedication to Asher and Anna Street would be required if the proposed zoning was approved. Staff stated a quit claim deed would be required after Planning Commission action but prior to Board of Directors action on the rezoning request. Landscaping comments were addressed. Staff stated there were no landscaping comments based on this use -only rezoning request. Staff noted any improvements would require compliance with the City's Landscape and Buffer Ordinance requirements. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan and cover letter to staff addressing most of the issues raised at the May 3, 2007, Subdivision Committee meeting. The applicant has provided a revised site plan removing the proposed improvements from the site plan and indicated the proposed use as a private club. -19 July 5, 2007 SUBDIVISION ITEM NO.: H (Cont. FILE NO.: Z -7596-B Staff is not supportive of the proposed request. The site is shown as Light Industrial on the Future Land Use Plan. The area south of Asher Avenue was originally intended to encourage industrial development based on a corridor plan created by the Asher Corridor Steering Committee in early 2000. The Committee recommended the current Land Use and Zoning designations for the property, which were approved in October of 2000. Staff feels the overall design of having commercial uses north of Asher Avenue, with industrial uses south of Asher Avenue is still valid. The area in question was changed to encourage small scale industrial and service trades types of uses. Since the area was not vacant at the time of the Land Use and Zoning changes, any new development due to change would likely take time. Staff does not feel the recommended Land Use and Zoning changes have had sufficient time to result in the physical changes desired by the steering Committee. This request would compromise the integrity of the Land Use Plan and Zoning changes recommended by the Asher Corridor Steering Committee. Staff feels it is premature to make this type of change in the Asher Corridor area, until the area has a chance to develop as the Steering Committee envisioned in 2000. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was not present. There were registered objectors present. Staff presented the item stating the applicant has failed to notify property owners as required by the Commissions By-laws. Staff presented a recommendation of deferral of the item to the July 5, 2007, public hearing. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. STAFF UPDATE: The applicant has mailed the required notices and provided staff with proof of notification. There has been no change to this application request since the previous public hearing. Staff continues to recommend denial of the request. July 5, 2007 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: Z -7596-B PLANNING COMMISSION ACTION: (JULY 5, 2007) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of denial. Mr. Ron Copeland addressed the Commission in opposition of the request. He stated the site was located in an area being considered by UALR for redevelopment. He stated UALR and the University District Partnership were in the final stages of their master plan and the proposed use was inconsistent with the planning effort. He stated the land use should be as indicated by staff with light industrial type uses being located south of Asher and commercial uses located to the north. He stated the desire of the university was to bring families into the area and he felt the use would not encourage families to locate in the area. Mr. Copeland stated after checking with the ABC bureau he found the club had three violations with two in 2006 and one in 2007. He stated this was not the type business the university was encouraging. He stated UALR desired family friendly businesses and he did not feel the use was a family friendly business. The Commission questioned the plan boundaries. Mr. Copeland stated the boundaries were from Monroe on the east and the Fourche Creek to the south. Ms. Cindy Milazzo addressed the Commission in opposition. She stated UALR was opposed to the business being located at the site. She stated UALR was very business friendly and took a long look before standing up opposed to a use. She stated the university was a small community with roughly 16,000 persons on the campus during a normal day. She stated there were 12,000 students and various other personnel. She stated the university desired business which complimented the university. Ms. Janelle Romandia addressed the Commission in opposition. She stated she was a member of the Movers and Shakers Crime Watch Neighborhood Association. She indicated a number of police reports for the area for 2005 — 2007. She stated the area the persons participating in the activities at the club were not from the neighborhood. She requested the Commission deny the request. There was a general discussion concerning the difference between a bar and grill and a restaurant. Staff stated the difference was related to sales of food vs. sales of alcohol. Staff stated the current zoning would allow a restaurant but not a bar. The applicant stated when they purchased the property it was being used as a private club. He stated the site had not been a restaurant but was always a private club. The Commission questioned how long the applicant had owned the property. He stated the private club had been in operation for 1 Y2 years. The Commission once again questioned staff as to the allowed use under the current zoning. Staff stated a 101 July 5, 2007 SUBDIVISION ITEM NO.: H (Cont_ FILE NO.: Z -7596-B restaurant was allowed but not a bar or private club. The Commission questioned the previous uses of the building. Staff stated the previous use was approved for a restaurant. There was no further discussion of the item. The Chair entertained a motion for approval of the item. The motion carried by a vote of 1 ayes, 8 noes, 1 absent and 1 open position. 7 ITEM NO.: 18. Z -7596-B NAME: Impressions Sports Bar and Grill Short -form PCD LOCATION: located at 5201 Asher Avenue 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 May 9, 2007. The Office of Planning and Development must receive the proof of notice no later than May 16, 2007. 2. Define the activities of the use. If the development a sports bar and grill or a private club. 3. Provide the days and hours of operation. 4. Provide the number of employees. Variance[Waivers: None requested. Public Works Conditions: 1. Asher Avenue is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. A 20 -foot radial dedication of right-of-way is required at the intersection of Asher Avenue and Anna Street. 3. Due to the proposed use of the property, the Master Street Plans specifies that Anna Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 4. A 20 -foot radial dedication of right-of-way is required at the intersection of Anna and West 33rd Street. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Anna Street and West 33`d Street including 5 -foot sidewalk with the planned development. The back of curb should be placed 18 feet from the centerline of Anna Street and West 33rd Street. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 7. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. Section 31-403 of the Little Rock code requires streetlights. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 9. 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. Item # 19 10.A 10 -foot radius must be provided on the eastside of the driveway on West 33rd Street. 11. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Asher Avenue with Anna Street. 12. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater: An existing 6 -inch sewer main is located on the site. Relocation is required for any addition to the existing building. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Fire hydrants may be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #14 — the Rosedale Bus Route. Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from 1-2 to Planned Commercial Development to allow the existing building to be used as a restaurant, sports bar and grill. The request does not require a change to the Land Use Plan. Master Street Plan: Asher Avenue is shown as a Principal Arterial on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Asher since it is a Principal Arterial. Bicycle Plan: Existing or proposed Class I, 11, or III Bikeways are not in the immediate vicinity of the development. Item # 19 City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Oak Forest Neighborhood Action Plan. The Economic Development goal states, "Promote Asher Ave. and W.12th Street as viable commercial and service oriented locations/corridors." Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. An average eighteen foot (18'-0") wide street buffer is required along Asher Avenue and in no case less than half. 3. The landscape ordinance requires a nine foot wide landscape strip along the western perimeter and along Anna Street. 4. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 5. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7'/z feet in width and 150 square feet in area. Proposed plan does not currently reflect this minimum. 6. An automatic irrigation system to water landscaped areas will be required. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 8. This site is located within the designated mature area of the city; therefore, some leniency is allowed. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, May 9, 2007. Item # 19