Loading...
HomeMy WebLinkAboutZ-7626-A Staff AnalysisFILE NO.: Z -7626-A NAME: Joe T Robinson Middle School Long -form PD -O LOCATION: Located at 21001 Highway 10 DEVELOPER: Pulaski County Special School District 925 East Dixon Road Little Rock, AR 72066 ENGINEER: Crafton, Tull, Sparks and Associates 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 67.94 acres CURRENT ZONING NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF R-2, Single-family with a CUP for a School ALLOWED USES: School PROPOSED ZONING: POD PROPOSED USE: School —Driveway proposed less than the 300 feet typical standard as established by the Highway 10 Design Overlay District VARIAN CESMAIVERS REQUESTED: None requested. BACKGROUND: The school site is located outside the City limits but within the City's zoning jurisdiction. The school was constructed many years prior to the City extending zoning to the area. The Little Rock Planning Commission approved a Conditional Use Permit for this site on May 6, 2004. The approval allowed for phased construction of a baseball field, a softball field, a gymnasium and additional parking. Phase I consisted of a baseball field, 10 parking spaces and a maintenance access drive. Phase II consisted of a softball field. Phase III, anticipated in 2 to 5 years from the approval, consisted of a gymnasium and an 80 -space parking lot. The baseball field and gymnasium were to replace facilities located on property owned by Deltic Timber. The ball fields were to be fenced and lighted and would include spectator seating areas. The lighting would be directed FILE NO.: Z -7626-A (Cont. onto the fields. An architect had not yet designed the Phase III gymnasium so specifics of building material were not available. The height of the building was limited to 45 feet. The gymnasium and Phase III parking were to be constructed to the Highway 10 Design Overlay District standards for setbacks and buffers. The ball fields and gymnasium were anticipated to be used seven days per week from 8:00 am to 10:00 pm. The facilities would be available for use by groups other than the Joe T Robinson School students. A. PROPOSAUREQUEST: The applicant is seeking a rezoning of the site from R-2, Single-family to Planned Office Development to allow the existing school to place a new drive inconsistent with the typical standards established by the Highway 10 Design Overlay District. The property currently experiences significant congestion within the site and on Highway 10 during peak traffic hours. This is due to bus and vehicular traffic using a common driveway to access the site and several turning conflicts on Highway 10. Construction of the new driveway and parking lot are intended to allow for the separation of bus and vehicular traffic by a new concrete plaza adjacent to the proposed building addition. These improvements will help to alleviate congestion by improving circulation within the property and eliminating turning conflicts and vehicle stacking on Highway 10. The request includes the construction of a new parking lot and a small building addition. The previous phases of the Conditional Use Permit, which have not been completed, continue to be a part of this request. B. EXISTING CONDITIONS: The site contains a Pulaski County School both a Jr. and High School. An elementary school is located to the northwest of this site. South and west of the site are single-family homes located within the Chenal subdivision. North of the site is wooded, single-family zoned property. Other uses in the area include churches, an automobile repair shop, a photography studio and a small baseball park. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site and the Coalition of West Little Rock Neighborhoods were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The student drop off driveway must be 2 lanes wide for the entire length. The driveway tapers to one lane near the school building. 2 FILE NO.: Z -7626-A 2. Provide a letter prepared by a registered engineer certifying the sight distances at the driveways comply with 2004 AASHTO Green Book standards. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. With future site development or expansion, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Highway 10 including 5 -foot sidewalk with the planned development. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. No sewer service available. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: The Fire Department having jurisdiction 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Provide an approval letter from the area volunteer fire department concerning the proposed construction. County Planning: Approved as submitted. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. F. ISSUES/TECHNICAQDESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Public Institutional for this property. The applicant has applied for a Planned Office Development to allow an additional driveway on the site, which does not comply with typical Highway 10 DOD standards. 3 FILE NO.: Z -7626-A (Cont.) There is no use change with this application. The request does not require a change to the Land Use Plan. Master Street Plan: Highway 10 is a Principal Arterial. 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 Highway 10 since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Pian: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is not covered by a City of Little Rock recognized Neighborhood Plan. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. All existing fencing, landscaping, and dumpster enclosures should be in good condition or replaced in conjunction with this application. 3. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7 '/2 feet in width and 300 square feet in area. 4. An automatic irrigation system to water landscaped areas will be required. 5. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 6. 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. (November 20, 2008) Mr. Brad Peterson of Crafton, Tull, Sparks and Associates was present representing the school district. Staff presented an overview of the development stating there were a few outstanding technical issues associated with the request. Staff stated the site was located within the Highway 10 Design Overlay District which regulated a number of issues including driveway spacing. Staff stated the request was to allow the placement of a drive which did not meet the Overlay criteria for spacing. Staff requested details for proposed signage, future building additions and expansions and if an electronic sign was being requested. M FILE NO.: Z -7626-A (Cont. Public Works comments were addressed. Staff stated the student drop off driveway should be two lanes wide for the entire length. Staff stated the design submitted showed the driveway tapering into one lane near the school building. Staff also stated permits for improvements within the right of way were to be obtained from the Highway Department prior to construction. Landscaping comments were addressed. Staff stated the parking encroached into the required 40 -foot landscape strip of the Highway 10 Design Overlay District. Staff also questioned if the front yard landscaped area would provide berming or plantings to screen the parking lot areas. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact these agencies for additional information. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the November 20, 2008, Subdivision Committee meeting. The applicant has revised the site plan to address staff's concerns related to the placement of parking within the front yard landscape area. The applicant has provided details of the proposed building expansion area. The revised cover letter states no electronic signage is proposed with the request. The site is located within the Highway 10 Design Overlay District, which has specific development criteria established. One of the criteria is the placement of driveways and the minimum spacing requirements for drives along the corridor. The site currently contains two drives from Cantrell Road. A new drive approximately 280 feet from the eastern -most drive and 160 feet from the western -most drive is proposed. According to the applicant, the additional drive will allow the bus traffic and the vehicular traffic to be separated. The western- most drive will be one-way into the site and the eastern drive will be one-way exiting the site. The plan also includes the addition of a parking lot area containing 41 spaces. The parking lot is proposed north of the existing parking lot. The parking lot has been designed to not encroach into the 40 -foot landscape strip per the Highway 10 Design Overlay District. The applicant has indicted landscaping and plantings will be placed in this area per the typical Overlay requirements. Along the roadway a berm, wall or dense plantings will be installed per the typical ordinance requirements to screen the new parking lot. Signage is proposed as a monument sign six (6) feet in height with a twelve (12) foot sign panel. Two masonry support columns two feet by two feet are proposed. The signage is consistent with signage typically allowed per the Highway 10 Design Overlay District. 5 FILE NO.: Z -7626-A (Cont. The site plan indicates a 6,200 square foot one story building addition. The addition will house the new Media Center and ADA accessible covered entry. The new addition and interior renovation will also serve to rectify current ADA barriers within the existing facility by creating new accessible routes too much of the current facility. The addition complies with the Overlay standards for building setbacks. Staff is supportive of the request. The desire is to separate bus and vehicular traffic on the site. The City has approved several other school sites with a similar configuration and the separation has worked well to ease congestion and provided a safer pick-up for the children. To staffs knowledge there are no outstanding technical issues associated with the request. The plan as proposed compiles with ali standards of the Highway 10 Design Overlay District with the exception of the placement of a drive, which does not comply with the 300 -foot typical driveway spacing requirement. STAFF RECOMMENDATIONS: 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: (DECEMBER 18, 2008) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion of approval of the item as recommended by staff. The motion carried by a vote of 6 ayes, 0 noes, 2 absent and 3 open positions. N December 18, 2008 ITEM NO.: 10 FILE NO.: Z -7626-A NAME: Joe T Robinson Middle School Long -form PD -O LOCATION: Located at 21001 Highway 10 DEVELOPER: Pulaski County Special School District 925 East Dixon Road Little Rock, AR 72066 ENGINEER: Crafton, Tull, Sparks and Associates 10825 Financial Center Parkway, Suite 300 Little Rock, AR 72211 AREA: 67.94 acres CURRENT ZONING: ALLOWED USES NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF R-2, Single-family with a CUP for a School School PROPOSED ZONING: POD PROPOSED USE: School — Driveway proposed less than the 300 feet typical standard as established by the Highway 10 Design Overlay District VARIAN CESM/AIVEIRS REQUESTED: None requested. BACKGROUND: The school site is located outside the City limits but within the City's zoning jurisdiction. The school was constructed many years prior to the City extending zoning to the area. The Little Rock Planning Commission approved a Conditional Use Permit for this site on May 6, 2004. The approval allowed for phased construction of a baseball field, a softball field, a gymnasium and additional parking. Phase I consisted of a baseball field, 10 parking spaces and a maintenance access drive. Phase II consisted of a softball field. Phase 111, anticipated in 2 to 5 years from the approval, consisted of a gymnasium and an 80 -space parking lot. The baseball field and gymnasium were to replace December 18, 2008 SUBDIVISION ITEM NO.: 10 {Cont.} FILE NO.: Z -7626-A facilities located on property owned by Deltic Timber. The ball fields were to be fenced and lighted and would include spectator seating areas. The lighting would be directed onto the fields. An architect had not yet designed the Phase III gymnasium so specifics of building material were not available. The height of the building was limited to 45 feet. The gymnasium and Phase III parking were to be constructed to the Highway 10 Design Overlay District standards for setbacks and buffers. The bail fields and gymnasium were anticipated to be used seven days per week from 8:00 am to 10:00 pm. The facilities would be available for use by groups other than the Joe T Robinson School students. A. PROPOSAL/REQUEST: The applicant is seeking a rezoning of the site from R-2, Single-family to Planned Office Development to allow the existing school to place a new drive inconsistent with the typical standards established by the Highway 10 Design Overlay District. The property currently experiences significant congestion within the site and on Highway 10 during peak traffic hours. This is due to bus and vehicular traffic using a common driveway to access the site and several turning conflicts on Highway 10. Construction of the new driveway and parking lot are intended to allow for the separation of bus and vehicular traffic by a new concrete plaza adjacent to the proposed building addition. These improvements will help to alleviate congestion by improving circulation within the property and eliminating turning conflicts and vehicle stacking on Highway 10. The request includes the construction of a new parking lot and a small building addition. The previous phases of the Conditional Use Permit, which have not been completed, continue to be a part of this request. B. EXISTING CONDITIONS: The site contains a Pulaski County School both a Jr. and High School. An elementary school is located to the northwest of this site. South and west of the site are single-family homes located within the Chenal subdivision. North of the site is wooded, single-family zoned property. Other uses in the area include churches, an automobile repair shop, a photography studio and a small baseball park. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site and the Coalition of West Little Rock Neighborhoods were notified of the Public Hearing. E December 18, 2008 SUBDIVISION ITEM NO.: 16 Cont. FILE NO.: Z -7626-A D. ENGINEERING COMMENTS: E PUBLIC WORKS CONDITIONS: 1. The student drop off driveway must be 2 lanes wide for the entire length. The driveway tapers to one lane near the school building. 2. Provide a letter prepared by a registered engineer certifying the sight distances at the driveways comply with 2004 AASHTO Green Book standards. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. With future site development or expansion, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Highway 10 including 5 -foot sidewalk with the planned development. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. No sewer service available. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: The Fire Department having jurisdiction 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Provide an approval letter from the area volunteer fire department concerning the proposed construction. County Planning: Approved as submitted. 3 December 18, 2008 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z -7626-A CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route, F. ISSUES/TECHNICAL/DESIGN, Planning _Division: This request is located in the Chenal Planning District. The Land Use Plan shows Public Institutional for this property. The applicant has applied for a Planned Office Development to allow an additional driveway on the site, which does not comply with typical Highway 10 DOD standards. There is no use change with this application. The request does not require a change to the Land Use Plan. Master Street Plan: Highway 10 is a Principal Arterial. 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 Highway 10 since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is not covered by a City of Little Rock recognized Neighborhood Plan. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. All existing fencing, landscaping, and dumpster enclosures should be in good condition or replaced in conjunction with this application. 3. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7 '/2 feet in width and 300 square feet in area. 4. An automatic irrigation system to water landscaped areas will be required. 5. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. C! December 18, 2008 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: Z -7626-A 6. 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: (November 20, 2008) Mr. Brad Peterson of Crafton, Tull, Sparks and Associates was present representing the school district. Staff presented an overview of the development stating there were a few outstanding technical issues associated with the request. Staff stated the site was located within the Highway 10 Design Overlay District which regulated a number of issues including driveway spacing. Staff stated the request was to allow the placement of a drive which did not meet the Overlay criteria for spacing. Staff requested details for proposed signage, future building additions and expansions and if an electronic sign was being requested. Public Works comments were addressed. Staff stated the student drop off driveway should be two lanes wide for the entire length. Staff stated the design submitted showed the driveway tapering into one lane near the school building. Staff also stated permits for improvements within the right of way were to be obtained from the Highway Department prior to construction. Landscaping comments were addressed. Staff stated the parking encroached into the required 40 -foot landscape strip of the Highway 10 Design Overlay District. Staff also questioned if the front yard landscaped area would provide berming or plantings to screen the parking lot areas. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact these agencies for additional information. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing a number of the issues raised at the November 20, 2008, Subdivision Committee meeting. The applicant has revised the site plan to address staff's concerns related to the placement of parking within the front yard landscape area. The applicant has provided details of the proposed building expansion area. The revised cover letter states no electronic signage is proposed with the request. The site is located within the Highway 10 Design Overlay District, which has specific development criteria established. One of the criteria is the placement of driveways and the minimum spacing requirements for drives along the corridor. 5 December 18, 2008 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -'626-A The site currently contains two drives from Cantrell Road. A new drive approximately 280 feet from the eastern -most drive and 160 feet from the western -most drive is proposed. According to the applicant, the additional drive will allow the bus traffic and the vehicular traffic to be separated. The western- most drive will be one-way into the site and the eastern drive will be one-way exiting the site. The plan also includes the addition of a parking lot area containing 41 spaces. The parking lot is proposed north of the existing parking lot. The parking lot has been designed to not encroach into the 40 -foot landscape strip per the Highway 10 Design Overlay District. The applicant has indicted landscaping and plantings will be placed in this area per the typical Overlay requirements. Along the roadway a berm, wall or dense plantings will be installed per the typical ordinance requirements to screen the new parking lot. Signage is proposed as a monument sign six (6) feet in height with a twelve (12) foot sign panel. Two masonry support columns two feet by two feet are proposed. The signage is consistent with signage typically allowed per the Highway 10 Design Overlay District. The site plan indicates a 6,200 square foot one story building addition. The addition will house the new Media Center and ADA accessible covered entry. The new addition and interior renovation will also serve to rectify current ADA barriers within the existing facility by creating new accessible routes too much of the current facility. The addition complies with the Overlay standards for building setbacks. Staff is supportive of the request. The desire is to separate bus and vehicular traffic on the site. The City has approved several other school sites with a similar configuration and the separation has worked well to ease congestion and provided a safer pick-up for the children. To staff's knowledge there are no outstanding technical issues associated with the request. The plan as proposed compiles with all standards of the Highway 10 Design Overlay District with the exception of the placement of a drive, which does not comply with the 300 -foot typical driveway spacing requirement. STAFF RECOMMENDATIONS: 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: (DECEMBER 18, 2008) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. N* December 18, 2008 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z -7626-A There was no further discussion of the item. The chair entertained a motion of approval of the item as recommended by staff. The motion carried by a vote of 6 ayes, 0 noes, 2 absent and 3 open positions. VA ITEM NO.: 10. Z -7626-A NAME: Joe T Robinson Middle School Long -form PD -0 LOCATION: located at 21001 Highway 10 Plannina Staff Comments: 1. Provide notification of abutting property owners 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 December 3, 2008. The Office of Planning and Development must receive the proof of notice no later than December 12, 2008. 2. Provide details of the proposed building addition noted on the site plan. The cover letter indicates driveway construction only. If building construction is proposed as a part of the POD provide details of the addition. 3. A portion of the parking is located within the 40 -foot landscape strip required by the Highway 10 Design Overlay District. 4. The Highway 10 Design Overlay District sets forth a minimum driveway spacing criteria of 300 feet. The drives as proposed are located less than the 300 -foot requirement. 5. Provide details of any proposed signage including ground mounted or building signage. All ground -mounted signage must be ground mounted monument style signage with a maximum height of six feet and seventy-two square feet in area. 6. Will electronic signage be used on this site? Variance/Waivers: None requested Public Works Conditions: 1. The student drop off driveway should be 2 lanes wide for the entire length. The driveway tapers to one lane near the school building. 2. Provide a letter prepared by a registered engineer certifying the sight distances at the driveways comply with 2004 AASHTO Green Book standards. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. With future site development or expansion, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Highway 10 including 5 -foot sidewalk with the planned development. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary. No sewer service available. Item # 10. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: The Fire Department having jurisdiction 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Provide an approval letter from the area volunteer fire department concerning the proposed construction. County Planning: Approved as submitted. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Public Institutional for this property. The applicant has applied for a Planned Office Development to allow an additional driveway on the site, which does not comply with typical Highway 10 DOD standards. There is no use change with this application. The request does not require a change to the Land Use Plan. Master Street Plan: Highway 10 is a Principal Arterial. 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 Highway 10 since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is not covered by a City of Little Rock recognized Neighborhood Plan. Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. This application is located within the Highway 10 Overlay District and must comply with the Overlay district requirements. The proposed parking lot encroaches into the forty foot (40') landscape buffer along Highway 10. If the parking lot is allowed to be located within this forty foot (40) landscape perimeter strip then landscaping should Item # 10. be increased along this area to the equivalent of one and one half times the minimum requirement. 3. All existing fencing, landscaping, and dumpster enclosures should be in good condition or replaced in conjunction with this application. 4. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7'/2 feet in width and 300 square feet in area. The proposed plan does not currently reflect this minimum. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Monday, December 1, 2008. Item # 10.