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HomeMy WebLinkAboutZ-7607 Staff AnalysisFILE NO.: Z-7607 NAME: McFatrich Addition Short -form PCD LOCATION: on the West side of Stagecoach Road approximately 900 feet North of Otter Creek Parkway DEVELOPER: David M. McFatrich c/o McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 2.4 Acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 2 R-2, Single-family Single-family residential PCD FT. NEW STREET. 0 Bank and Fast food restaurant. VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant proposes the subdivision of this 12.82 -acre tract with 42 single- family lots and two tracts. The tracts will be developed as a Planned Commercial Development as a separate item on this agenda (Item # 10 - File No. S-1427). The rezoning request includes the development of the two lots along Stagecoach Road. The lots are planed at 1.2 acres each and will be developed through a PCD as a bank and restaurant. The applicant has indicated Lot A will contain a banking facility with 2500 square feet of floor space and 22 parking spaces. The applicant has also indicated the maximum building height will be 25 -feet and the hours of operation are from 8:00 am to 7:00 pm six days per week. FILE NO.: Z-7667 Lot B is proposed as a restaurant containing 4150 square feet of floor area and 38 parking spaces. The development will operate from 6:00 am to 12:00 am seven days per week. B. EXISTING CONDITIONS: The site is vacant and somewhat level. The site abuts a floodway to the south and vacant single-family zoned property to the north. To the southwest of the site is a multi -family development and west of the site is property zoned PD -R primarily built -out as single-family patio homes. The area to the east, across Stagecoach is currently vacant. Other uses in the area include single-family homes located on tracts, commercial development located to the south along Stagecoach Road and Otter Creek Parkway. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, Otter Creek Homeowners Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55 -feet from center line will be required. Show this on the survey. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock code and the Master Street plan along Stagecoach Road and the commercial lots of Glenvale. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI and Public Works Traffic Engineering. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Section 30-43 and 31-210. For a minor commercial street, driveways must be located 200 -foot back from the new right-of-way line of Stagecoach Road, then spaced 100 -feet apart if a second driveway is needed. The width of the driveway must not exceed 36 -feet. 2 FILE NO.: Z-7607 Cont. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. A water main extension and the installation of private fire hydrants will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Due to the nature of these facilities, installation of an approved reduced pressure zone backflow preventer assemblies (RPZA) is required on the domestic water services. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Planned Commercial Development for a bank and a fast food restaurant. The request does not require a change to the Land Use Plan. Cit y Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek / Crystal Valley Neighborhood Action Plan. The plan lists an objective, which recommends limiting commercial and office development in the "heart" of the planning area (located on Stagecoach Road between Baseline and Otter Creek Roads) to that, which serves the 3 FILE NO.: Z-7607 Cont. neighborhood (C-1 uses). In addition, the first objective supports placing the more intense uses on the periphery of the study area. This application is located inside the "heart" of the study area as described by the neighborhood action plan. Landscape: A corner of the proposed southern parking lot extends over into the minimum 9 -foot land use buffer required along the western perimeter. A total of eight percent of the interior of the vehicular use areas must be landscaped with interior landscape islands of at least 7 % feet in width and 150 square feet in area. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the western and northern perimeters. An irrigation system to water landscaped areas will be required. Prior to obtaining a construction permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the request indicating there was a related item to the request also filed for the current agenda. Staff stated Item #10 — File No. S-1427 was a request to subdivide 12.82 acres into 42 single-family lots an d2 non-residential tracts. Staff requested the applicant provide additional information concerning the proposed driveways for Lots A and B. Staff stated the driveways did not meet minimum spacing criteria outlined in the ordinance. Staff also stated the ordinance did not allow for driveway locations with the existing frontage. Staff suggested Mr. McGetrick review the proposed plan to eliminate some of the traffic conflicts and concerns. Mr. McGetrick stated the lot was proposed as a bank facility. He stated typically banks were busy but not as hectic as a fast food restaurant. Staff requested the applicant relocate the dumpster away from the proposed single-family homes. Staff also requested the applicant indicate a note on the proposed site plan concerning screening. Landscaping comments were addressed. Staff stated the proposed development intruded into the required land use buffer along the western perimeter. Staff also noted a total of eight percent of the interior of the vehicular use areas must be landscaped with interior landscape islands of at least seven and one-half feet in width and one hundred fifty square feet in area. C! FILE NO.: Z-7607 Cont. Public Works comments were addressed. Staff stated Stagecoach Road was classified on the Master Street Plan as a principal arterial and dedication of right- of-way 55 -feet from the centerline would be required. Staff also noted a grading permit would be required prior to the start of construction. Staff stated the proposed development was indicated as a gated community. Staff requested the applicant provide for stacking space for two to three vehicles at the call box location. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated Lot A as a banking facility to be served by two curb -cuts. The applicant has indicated the service drive as one-way as requested by staff. The applicant has relocated the drive on Lot B at the western most point and aligned with the western drive of Lot A. The applicant has not however relocated the proposed gate islands away from the commercial traffic. Staff recommends the applicant relocate the gate islands westerly to allow at a minimum the stacking of two cars at the call box and outside the commercial traffic. With the current design the call box is located at the exit of the commercial lots. Staff feels this arrangement will cause traffic conflicts and congestion. The applicant has relocated the dumpster as requested by staff away from the proposed residential lots to the west. The applicant has located the dumpster along the street and indicated a note concerning screening. The zoning ordinance requires dumpsters to be oriented away from the street side of the property and adequately screened from residential property. Staff is not supportive of the placement of the dumpster in this location. The applicant has indicated landscaping to meet the minimum requirements. The proposed site plan includes the placement of a nine foot minimum landscape strip along the western perimeter. The applicant has also indicted a screening fence along the western and northern perimeters of the site. The applicant has indicate the days and hours of operation for Lot A, the bank, as 8:00 am to 7:00 pm six days per week. The applicant has indicated the days and hours of operation for Lot B, the restaurant, as 6:00 am to 12:00 am seven days per week. Staff does not feel the proposed hours are conducive to single- family development. The office hours are more typical for buffering of single- family and commercial uses. The proposed site plan includes the placement of 22 parking spaces for Lot A. The typical minimum parking required for an office facility would be 6 parking G, FILE NO.: Z-7607(Cont.) spaces. The applicant has indicted a total of 38 parking spaces to serve Lot B. The typical minimum parking required for a restaurant facility would be 41 parking spaces. Staff is supportive of the reduced number of parking spaces for Lot B. Staff is not supportive of the request. The proposed site plan has not addressed concerns related to the proposed gate entrance and the anticipated traffic conflicts. In addition the applicant not addressed staffs concerns with regard to the placement of the dumpster. I. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Pat McGetrick was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs, D, E and F of the above report. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. n April 22, 2004 ITEM NO.: 23 FILE NO.: Z-7607 NAME: McFatrich Addition Short -form PCD LOCATION: on the West side of Stagecoach Road approximately 900 feet North of Otter Creek Parkway DEVELOPER: David M. McFatrich c/o McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 2.4 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 2 R-2, Single-family Single-family residential PCD FT. NEW STREET: 0 Bank and Fast food restaurant. VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant proposes the subdivision of this 12.82 -acre tract with 42 single- family lots and two tracts. The tracts will be developed as a Planned Commercial Development as a separate item on this agenda (Item # 10 - File No. S-1427). The rezoning request includes the development of the two lots along Stagecoach Road. The lots are planed at 1.2 acres each and will be developed through a PCD as a bank and restaurant. The applicant has indicated Lot A will contain a banking facility with 2500 square feet of floor space and 22 parking spaces. The April 22, 2004 SUBDIVISION ITEM NO.: 23 Cont. FILE NO.: Z-7607 applicant has also indicated the maximum building height will be 25 -feet and the hours of operation are from 8:00 am to 7:00 pm six days per week. Lot B is proposed as a restaurant containing 4150 square feet of floor area and 38 parking spaces. The development will operate from 6:00 am to 12:00 am seven days per week. B. EXISTING CONDITIONS: The site is vacant and somewhat level. The site abuts a floodway to the south and vacant single-family zoned property to the north. To the southwest of the site is a multi -family development and west of the site is property zoned PD -R primarily built -out as single-family patio homes. The area to the east, across Stagecoach is currently vacant. Other uses in the area include single-family homes located on tracts, commercial development located to the south along Stagecoach Road and Otter Creek Parkway. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All abutting property owners, Otter Creek Homeowners Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55 -feet from center line will be required. Show this on the survey. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock code and the Master Street plan along Stagecoach Road and the commercial lots of Glenvale. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI and Public Works Traffic Engineering. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Section 30-43 and 31-210. For a minor commercial street, 2 April 22, 2004 SUBDIVISION ITEM NO.: 23 Cont. FILE NO.: Z-7607 driveways must be located 200 -foot back from the new right-of-way line of Stagecoach Road, then spaced 100 -feet apart if a second driveway is needed. The width of the driveway must not exceed 36 -feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. A water main extension and the installation of private fire hydrants will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Due to the nature of these facilities, installation of an approved reduced pressure zone backflow preventer assemblies (RPZA) is required on the domestic water services. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Planned Commercial Development for a bank and a fast food restaurant. The request does not require a change to the Land Use Plan. 3 April 22, 2004 SUBDIVISION ITEM NO.: 23(Cont.)FILE NO.: Z-7607 CitV Recognized Neighborhood Action Plan: The applicant's property lies in the area covered. by the Otter Creek / Crystal Valley Neighborhood Action Plan. The plan lists an objective, which recommends limiting commercial and office development in the "heart" of the planning area (located on Stagecoach Road between Baseline and Otter Creek Roads) to that, which serves the neighborhood (C-1 uses). In addition, the first objective supports placing the more intense uses on the periphery of the study area. This application is located inside the "heart" of the study area as described by the neighborhood action plan. Landscape: A corner of the proposed southern parking lot extends over into the minimum 9 -foot land use buffer required along the western perimeter. A total of eight percent of the interior of the vehicular use areas must be landscaped with interior landscape islands of at least 7 'h feet in width and 150 square feet in area. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the western and northern perimeters. An irrigation system to water landscaped areas will be required. Prior to obtaining a construction permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2004) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the request indicating there was a related item to the request also filed for the current agenda. Staff stated Item #10 — File No. S-1427 was a request to subdivide 12.82 acres into 42 single-family lots an d2 non-residential tracts. Staff requested the applicant provide additional information concerning the proposed driveways for Lots A and B. Staff stated the driveways did not meet minimum spacing criteria outlined in the ordinance. Staff also stated the ordinance did not allow for driveway locations with the existing frontage. Staff suggested Mr. McGetrick review the proposed plan to eliminate some of the traffic conflicts and concerns. Mr. McGetrick stated the lot was proposed as a bank facility. He stated typically banks were busy but not as hectic as a fast food restaurant. C! April 22, 2004 SUBDIVISION ITEM NO.: 23 (Cont. FILE NO.: Z-7607 Staff requested the applicant relocate the dumpster away from the proposed single-family homes. Staff also requested the applicant indicate a note on the proposed site plan concerning screening. Landscaping comments were addressed. Staff stated the proposed development intruded into the required land use buffer along the western perimeter. Staff also noted a total of eight percent of the interior of the vehicular use areas must be landscaped with interior landscape islands of at least seven and one-half feet in width and one hundred fifty square feet in area. Public Works comments were addressed. Staff stated Stagecoach Road was classified on the Master Street Plan as a principal arterial and dedication of right- of-way 55 -feet from the centerline would be required. Staff also noted a grading permit would be required prior to the start of construction. Staff stated the proposed development was indicated as a gated community. Staff requested the applicant provide for stacking space for two to three vehicles at the call box location. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the April 1, 2004 Subdivision Committee meeting. The applicant has indicated Lot A as a banking facility to be served by two curb -cuts. The applicant has indicated the service drive as one-way as requested by staff. The applicant has relocated the drive on Lot B at the western most point and aligned with the western drive of Lot A. The applicant has not however relocated the proposed gate islands away from the commercial traffic. Staff recommends the applicant relocate the gate islands westerly to allow at a minimum the stacking of two cars at the call box and outside the commercial traffic. With the current design the call box is located at the exit of the commercial lots. Staff feels this arrangement will cause traffic conflicts and congestion. The applicant has relocated the dumpster as requested by staff away from the proposed residential lots to the west. The applicant has located the dumpster along the street and indicated a note concerning screening. The zoning ordinance requires dumpsters to be oriented away from the street side of the property and adequately screened from residential property. Staff is not supportive of the placement of the dumpster in this location. 6 April 22, 2004 SUBDIVISION ITEM NO.: 23 Cont. FILE NO.: Z-7607 The applicant has indicated landscaping to meet the minimum requirements. The proposed site plan includes the placement of a nine foot minimum landscape strip along the western perimeter. The applicant has also indicted a screening fence along the western and northern perimeters of the site. The applicant has indicate the days and hours of operation for Lot A, the bank, as 8:00 am to 7:00 pm six days per week. The applicant has indicated the days and hours of operation for Lot B, the restaurant, as 6:00 am to 12:00 am seven days per week. Staff does not feel the proposed hours are conducive to single- family development. The office hours are more typical for buffering of single- family and commercial uses. The proposed site plan includes the placement of 22 parking spaces for Lot A. The typical minimum parking required for an office facility would be 6 parking spaces. The applicant has indicted a total of 38 parking spaces to serve Lot B. The typical minimum parking required for a restaurant facility would be 41 parking spaces. Staff is supportive of the reduced number of parking spaces for Lot B. Staff is not supportive of the request. The proposed site plan has not addressed concerns related to the proposed gate entrance and the anticipated traffic conflicts. In addition the applicant not addressed staffs concerns with regard to the placement of the dumpster. STAFF RECOMMENDATION: Staff recommends denial of the request as filed: PLANNING COMMISSION ACTION: (APRIL 22, 2004) Mr. Pat McGetrick was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs, D, E and F of the above report. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. ITEM NO.: 23 FILE NO.: Z-7607 NAME: McFatrich Addition Short -form POD LOCATION: on the West side of Stagecoach Road approximately 900 feet North of Otter Creek Parkway Planning Staff Comments:w``'—'+"'�°�`�'" ` - y�r. s, l} �,, • ,,,�Q '�`' Sim �o- �w 1. Provide notification of property owners locate within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing.k } 2. Verify the days and hours of operation for Lot B. `��`" � '' ' `"'�''� 3. Will there be any fencing added to the site 11�"So indicate the location/height/material. iiklo-10 0-. So* LO J"1 4. Provide details of any proposed signage including height and area. 5. Provide a note in on the site plan concer 'ng the prop,Qsed screening of the dumpster.c� 6. Relocate the dum ster away from the ra ose sin lemil lots. p Y p p g Y Variance/Waivers: None requested. I Public Works:V _b) . 1. Stagecoach Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 55 -feet from center line will be required. Show this on the survey. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock code and the Master Street plan along Stagecoach Road and the commercial lots of Glenvale. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI and Public Works Traffic Engineering. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Section 30-43 and 31-210. For a minor commercial street, driveways must be located 200 -foot back from the new right-of-way line of Stagecoach Road, then spaced 100 -feet apart if a second driveway is needed. The width of the driveway must not exceed 36 -feet. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Lltkd c,J vim, Entergy: No comment received. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. A water main extension and the installation of private fire hydrants will be required in order to provide service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Due to the nature of these facilities, installation of an approved reduced pressure zone backflow preventer assemblies (RPZA) is required on the domestic water services. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Planned Commercial Development for a bank and a fast food restaurant. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan; The applicant's property lies in the area covered by the Otter Creek / Crystal Valley Neighborhood Action Plan. The plan lists an objective, which recommends limiting commercial and office development in the "heart" of the planning area (located on Stagecoach Road between Baseline and Otter Creek Roads) to that, which serves the neighborhood (C-1 uses). In addition, the first objective supports placing the more intense uses on the periphery of the study area. This application is located inside the "heart" of the study area as described by the neighborhood action plan. Landscape: A corner of the proposed southern parking lot extends over into the minimum 9 -foot land use buffer required along the western perimeter. A total of eight percent of the interior of the vehicular use areas must be landscaped with interior landscape islands of at least 7'/z feet in width and 150 square feet in area. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the western and northern perimeters. An irrigation system to water landscaped areas will be required. Prior to obtaining a construction permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, April 7, 2004.