Loading...
HomeMy WebLinkAboutZ-7695-A Staff AnalysisFILE NO.: Z -7695-A NAME: Smith Revised Short -form PD -R LOCATION: Located in the 1600 Block of South Battery Street DEVELOPER: Shelby Smith 2700 Shelly Drive Little Rock, AR 72210 RI IR\/FYOR- Donald Brooks 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.44 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONI PROPOSED USE NUMBER OF LOTS: 2 FT. NEW STREET: 0 PD -R and R-3, Single-family Five unit Multi -family and Single-family and non -conforming four-plex 0 Five unit multi -family in two buildings VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: On August 26, 2004, the Little Rock Planning Commission recommended approval of a site plan to allow the rezoning of a portion of this site from R-3 to PD -R to recognize an existing four-plex and allow the addition of a fifth unit in the attic area of the existing building. The Board of Directors adopted Ordinance No. 19,200 on October 5, 2004, establishing Smith Short -form PD -R. A. PROPOSAL/REQUEST: In August of 2006, the applicant purchased the apartment building located at 1604 Battery Street. The plans include the remodeling of the building in a manner keeping with the adjacent property located at 1600 Battery Street which FILE NO.: Z -7695-A (Cont_ is also owned by the applicant. When completed, the facility will house five units as the applicant intends to renovate the attic space to accommodate an efficiency apartment. Other improvements include installation of new windows, new roofing, resurface parking, new exterior paint and landscaping. Fencing and gates will be added to the site. The proposal is to extend the existing decorative iron fence along the street side to the southern property line and add a gate at the drive locations with Battery Street. The existing wood fence along the southern property line of 1600 South Battery Street will be relocated to the southern property line of 1604 Battery Street. A patio area located between the two buildings will be restored including a cobblestone walk and fountain. The applicant is requesting the rezoning of the property to bring it into compliance with city ordinance regarding the use of the property. To facilitate the parking for the fifth unit, the applicant is proposing the placement of a 20 -foot by 20 -foot parking pad along Battery Street. The parking pad located along the rear of the property will be resurfaced and with the allowance of stacking will accommodate eight vehicles. B. EXISTING CONDITIONS: There are two existing multi -family structures located on the site (one building was previously zoned PD -R). To the west of the site is a mixture of single-family and two-family homes most of which have been renovated and are occupied. To the north of the site across West 16th is a funeral home with single-family homes located further north. To the south of the site are single-family and two family homes. East of the site are also residential uses. There is a city park located to the northeast of the site. C. NEIGHBORHOOD COMMENTS: The Central High Neighborhood Association, the Wright Avenue Neighborhood Association, the Downtown Neighborhood Association, all owners of property located within 200 -feet of the site and all residents located within 300 -feet of the site who could be identified were notified of the public hearing. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. From an initial inspection, it appears the existing sidewalk and curb along Battery Street is damaged and in need of repair. 2. All driveways aprons shall be concrete aprons per City Ordinance and built per City detail. 3. The proposed new parking pad for 2 vehicles, which backs out onto Battery Street, should be removed. This parking configuration will cause vehicles to back out onto Battery Street creating unsafe driving conditions. 2 FILE NO.: Z -7695-A E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. 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: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning to recognize an existing multi family development. The request does not require a change to the Land Use Plan. Master Street Plan: Battery Street is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. 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 property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Some additional landscaping may be required in conjunction with any new parking areas. 3 FILE NO.: Z -7695-A (Cont. 3. The landscape ordinance requires a minimum of six foot nine inches (6'-9") along all property lines. Currently, this proposal encroaches into this minimum amount on both the southern and the western perimeters. A variance from the City Beautiful Commission must be granted prior to the issuance of a building permit. 4. The zoning buffer ordinance requires a six foot nine inch (6'-9") wide land use buffer to separate this proposed development from the residential property on southern and western perimeters of the site. Currently, the southern perimeter is not meeting this minimum requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 5. A six (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 of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 6. The landscape ordinance requires a minimum of a three foot wide (3) landscape strip to be located between the parking lot and the building. This requirement also appears to be below the minimum allowed. A variance from this minimum requirement must be obtained from the City Beautiful Commission. 7. A water source must be located within seventy-five foot (75) of all landscaped areas. 8. These calculations take into account the proposed development is located within a designated mature area of the city. G. SUBDIVISION COMMITTEE COMMENT: (February 8, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were a number of outstanding issues associated with the request. Staff questioned how garbage collection would be handled and if a dumpster was being proposed. Staff also stated the site plan indicated large areas of new parking. Staff stated the survey indicated most of the area was previously paved and requested the applicant provide the location of new paving and existing paving. Staff stated they felt the parking should be redesigned tying the two developments together allowing access from West 16th Street exiting to South Battery Street. Staff stated this would allow adequate parking to serve the development without the need for stacking to meet the typical parking demand. Public Works comments were addressed. Staff stated the indicated parking backing into Battery Street should be removed. Staff also stated all driveway aprons were required to be concrete aprons per City Ordinance and built per City detail. rd FILE NO.: Z -7695-A (Cont. Landscaping comments were addressed. Staff stated the buffer ordinance and the landscape ordinance required a minimum of six foot nine inch landscape strip along all property lines. Staff stated currently, the proposal encroached into the minimum amount on both the southern and the western perimeters. Staff stated a variance from the City Beautiful Commission was required to satisfy the landscape 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 NALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the February 8, 2007, Subdivision Committee meeting. The applicant has redesigned the parking as requested by staff. The applicant has also indicated there will not be a dumpster located on the site. The revised site plan indicates an access drive from West 16th Street entering the site and the placement of thirteen angled parking spaces heading into the buildings. The site plan also indicates the placement of two parking spaces along the access drive near Battery Street and four parking spaces backing into Battery Street. Two of the parking spaces which back into Battery Street are existing and two are proposed. Staff is not supportive of the addition of parking spaces which back into Battery Street. The site plan indicates a total of seventeen parking spaces. A total of fifteen parking spaces would typically be required for a multi -family development containing ten residential units. The indicated parking is more than adequate to meet the typical minimum parking required. The applicant is requesting a deferral of the proposed harking plan. The previous approval allowed residents to enter from West 16t Street and double stack cars in the four stalls which were existing from the initial construction of the building. The southern building has a similar parking field located in the rear of the building as well. Presently a ribbon drive extends from Battery Street to the rear area which is entirely paved. The request includes the ability to upgrade the current asphalt and the allowance of this parking arrangement for one year. After which time the parking will be reconfigured as indicated on the proposed site plan. Staff is supportive of this request. The request includes a revision to the existing PD -R which was approved for rehabilitation of an existing four unit apartment building and the addition of a studio apartment in the attic area. The current request is a mirror building located to the south which presently contains four units and the applicant is requesting the allowance of a fifth unit in the attic area. The building footprints are to remain in the current configuration. The only modifications will be cosmetic changes to the interior and exterior of the structures and the addition of paving and fencing. Decorative iron fencing is proposed along the street sides of the development and along the southern perimeter tying into the existing wood fence. The applicant has indicated if the adjoining property owner removes the existing fence he will install a new fence along the southern perimeter. A gate is proposed at the entrance from Battery Street. +� FILE NO.: Z -7695-A (Cont. The site plan does not comply with the typical minimum ordinance standards with regard to land use buffers along the western and southern perimeters. The site is existing, presently there is no landscaping in place and most of the southern and western yard areas are paved. Staff is supportive of the landscaping as proposed. The site plan does not include the addition of signage. There is an existing sign located within the landscape area at the intersection of West 16th Street and Battery Street. Staff is supportive of the applicant's request. The applicant has requested the rezoning to recognize an existing four unit apartment building and to add a fifth unit to the attic area. The applicant has indicated the placement of seventeen parking spaces on the site which is sufficient to meet the typical minimum ordinance requirements for a multi -family development. There is a mixture of uses in the area including single-family, two-family and multi -family residences and staff does not feel the rezoning of this property to PD -R will have a significant impact on the adjoining properties. To staff's knowledge there are no other outstanding issues associated with the request. 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. Staff recommends approval of the one-year deferral request of the parking area as proposed. PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant 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 comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the one-year deferral request of the parking area as proposed. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. no March 1, 2007 ITEM NO.: 9 NAME: Smith Revised Short -form PD -R LOCATION: located in the 1600 Block of South Battery Street DEVELOPER: Shelby Smith 2700 Shelly Drive Little Rock, AR 72210 SURVEYOR: Donald Brooks 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.44 Acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE: FILE NO.: Z -7695-A NUMBER OF LOTS: 2 FT. NEW STREET: 0 PD -R and R-3, Single-family Five unit Multi -family and Single-family and non -conforming four-plex .m Five unit multi -family in two buildings VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On August 26, 2004, the Little Rock Planning Commission recommended approval of a site plan to allow the rezoning of a portion of this site from R-3 to PD -R to recognize an existing four-plex and allow the addition of a fifth unit in the attic area of the existing building. The Board of Directors adopted Ordinance No. 19,200 on October 5, 2004, establishing Smith Short -form PD -R. March 1, 2007 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z -7695-A A. PROPOSAUREQUEST: In August of 2006, the applicant purchased the apartment building located at 1604 Battery Street. The plans include the remodeling of the building in a manner keeping with the adjacent property located at 1600 Battery Street which is also owned by the applicant. When completed, the facility will house five units as the applicant intends to renovate the attic space to accommodate an efficiency apartment. Other improvements include installation of new windows, new roofing, resurface parking, new exterior paint and landscaping. Fencing and gates will be added to the site. The proposal is to extend the existing decorative iron fence along the street side to the southern property line and add a gate at the drive locations with Battery Street. The existing wood fence along the southern property line of 1600 South Battery Street will be relocated to the southern property line of 1604 Battery Street. A patio area located between the two buildings will be restored including a cobblestone walk and fountain. The applicant is requesting the rezoning of the property to bring it into compliance with city ordinance regarding the use of the property. To facilitate the parking for the fifth unit, the applicant is proposing the placement of a 20 -foot by 20 -foot parking pad along Battery Street. The parking pad located along the rear of the property will be resurfaced and with the allowance of stacking will accommodate eight vehicles. B. EXISTING CONDITIONS: C. There are two existing multi -family structures located on the site (one building was previously zoned PD -R). To the west of the site is a mixture of single-family and two-family homes most of which have been renovated and are occupied. To the north of the site across West 16th is a funeral home with single-family homes located further north. To the south of the site are single-family and two family homes. East of the site are also residential uses. There is a city park located to the northeast of the site. NEIGHBORHOOD COMMENTS: The Central High Neighborhood Association, the Wright Avenue Neighborhood Association, the Downtown Neighborhood Association, all owners of property located within 200 -feet of the site and all residents located within 300 -feet of the site who could be identified were notified of the public hearing. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. From an initial inspection, it 2 March 1, 2007 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: Z -7695-A appears the existing sidewalk and curb along Battery Street is damaged and in need of repair. 2. All driveways aprons shall be concrete aprons per City Ordinance and built per City detail. 3. The proposed new parking pad for 2 vehicles, which backs out onto Battery Street, should be removed. This parking configuration will cause vehicles to back out onto Battery Street creating unsafe driving conditions. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. 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: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning to recognize an existing multi family development. The request does not require a change to the Land Use Plan. Master Street Plan: Battery Street is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. 3 March 1, 2007 SUBDIVISION I�i>A��L�ai•�L• •b�_1 City Recognized Neighborhood Action_ Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Some additional landscaping may be required in conjunction with any new parking areas. 3. The landscape ordinance requires a minimum of six foot nine inches (6'-9") along all property lines. Currently, this proposal encroaches into this minimum amount on both the southern and the western perimeters. A variance from the City Beautiful Commission must be granted prior to the issuance of a building permit. 4. The zoning buffer ordinance requires a six foot nine inch (6-9") wide land use buffer to separate this proposed development from the residential property on southern and western perimeters of the site. Currently, the southern perimeter is not meeting this minimum requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 5. A six (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 of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 6. The landscape ordinance requires a minimum of a three foot wide (3) landscape strip to be located between the parking lot and the building. This requirement also appears to be below the minimum allowed. A variance from this minimum requirement must be obtained from the City Beautiful Commission. 7. A water source must be located within seventy-five foot (75) of all landscaped areas. 8. These calculations take into account the proposed development is located within a designated mature area of the city. G. SUBDIVISION COMMITTEE COMMENT: (February 8, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were a number of outstanding issues associated with the request. Staff questioned how garbage collection would be handled and if a dumpster was being proposed. Staff also M March 1, 2007 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: Z -7695-A stated the site plan indicated large areas of new parking. Staff stated the survey indicated most of the area was previously paved and requested the applicant provide the location of new paving and existing paving. Staff stated they felt the parking should be redesigned tying the two developments together allowing access from West 16th Street exiting to South Battery Street. Staff stated this would allow adequate parking to serve the development without the need for stacking to meet the typical parking demand. Public Works comments were addressed. Staff stated the indicated parking backing into Battery Street should be removed. Staff also stated all driveway aprons were required to be concrete aprons per City Ordinance and built per City detail. Landscaping comments were addressed. Staff stated the buffer ordinance and the landscape ordinance required a minimum of six foot nine inch landscape strip along all property lines. Staff stated currently, the proposal encroached into the minimum amount on both the southern and the western perimeters. Staff stated a variance from the City Beautiful Commission was required to satisfy the landscape 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 site plan to staff addressing most of the issues raised at the February 8, 2007, Subdivision Committee meeting. The applicant has redesigned the parking as requested by staff. The applicant has also indicated there will not be a dumpster located on the site. The revised site plan indicates an access drive from West 16th Street entering the site and the placement of thirteen angled parking spaces heading into the buildings. The site plan also indicates the placement of two parking spaces along the access drive near Battery Street and four parking spaces backing into Battery Street. Two of the parking spaces which back into Battery Street are existing and two are proposed. Staff is not supportive of the addition of parking spaces which back into Battery Street. The site plan indicates a total of seventeen parking spaces. A total of fifteen parking spaces would typically be required for a multi -family development containing ten residential units. The indicated parking is more than adequate to meet the typical minimum parking required. The applicant is requesting a deferral of the proposed harking plan. The previous approval allowed residents to enter from West 16t Street and double stack cars in the four stalls which were existing from the initial construction of the building. The southern building has a similar parking field located in the rear of 5 March 1, 2007 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: Z -7695-A the building as well. Presently a ribbon drive extends from Battery Street to the rear area which is entirely paved. The request includes the ability to upgrade the current asphalt and the allowance of this parking arrangement for one year. After which time the parking will be reconfigured as indicated on the proposed site plan. Staff is supportive of this request. The request includes a revision to the existing PD -R which was approved for rehabilitation of an existing four unit apartment building and the addition of a studio apartment in the attic area. The current request is a mirror building located to the south which presently contains four units and the applicant is requesting the allowance of a fifth unit in the attic area. The building footprints are to remain in the current configuration. The only modifications will be cosmetic changes to the interior and exterior of the structures and the addition of paving and fencing. Decorative iron fencing is proposed along the street sides of the development and along the southern perimeter tying into the existing wood fence. The applicant has indicated if the adjoining property owner removes the existing fence he will install a new fence along the southern perimeter. A gate is proposed at the entrance from Battery Street. The site plan does not comply with the typical minimum ordinance standards with regard to land use buffers along the western and southern perimeters. The site is existing, presently there is no landscaping in place and most of the southern and western yard areas are paved. Staff is supportive of the landscaping as proposed. The site plan does not include the addition of signage. There is an existing sign located within the landscape area at the intersection of West 16th Street and Battery Street. Staff is supportive of the applicant's request. The applicant has requested the rezoning to recognize an existing four unit apartment building and to add a fifth unit to the attic area. The applicant has indicated the placement of seventeen parking spaces on the site which is sufficient to meet the typical minimum ordinance requirements for a multi -family development. There is a mixture of uses in the area including single-family, two-family and multi -family residences and staff does not feel the rezoning of this property to PD -R will have a significant impact on the adjoining properties. To staffs knowledge there are no other outstanding issues associated with the request. 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. Staff recommends approval of the one-year deferral request of the parking area as proposed. 9 March 1, 2007 SUBDIVISION ITEM NO.: 9(Cont-)FILE NO.: Z -7695-A PLANNING COMMISSION ACTION: (MARCH 1, 2007) The applicant 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 comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the one-year deferral request of the parking area as proposed. There was no further discussion of the item. The Chair entertained a motion for placement of of the item on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 ITEM NO.: 9. NAME: Smith Revised Short -form PD -R LOCATION: located in the 1600 Block of South Battery Street Planning Staff Comments: Z -7695-A 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 February 14, 2007. The Office of Planning and Development must receive the proof of notice no later than February 22, 2007. 2. The site is proposed with a total of five units. Based on typical minimum parking requirements for multi -family development 7 parking spaces would typically be required. The site plan indicates the placement of twelve parking spaces. Staff has concerns with the two parking spaces indicated backing into Battery Street. 3. How will garbage collection be handled? If with a dumpster provide the location of the proposed dumpster along with a note concerning the required screening. 4. The site plan indicates large areas of new parking. The survey indicates a number of the areas previously paved. Indicate the location of new paving and existing paving. 5. Staff feels the parking should be redesigned tying the two developments together allowing access from West 16th Street exiting to South Battery Street. This would allow adequate parking to serve the development without stacking to meeting the typical parking demand. 6. Will the development be gated? If so provide the location of the proposed and existing gates. 7. Will fencing be added along the western or southern perimeters? If so note on the site plan along with the total height, construction material and location. 8. Is any signage proposed with the application request? If so note on the site plan along with the location, total height and total area. Variance/Waivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. From an initial inspection, it appears the existing sidewalk and curb along Battery Street is damaged and in need of repair. 2. All driveways aprons shall be concrete aprons per City Ordinance and built per City detail. 3. The proposed new parking pad for 2 vehicles, which backs out onto Battery Street, should be removed. This parking configuration will cause vehicles to back out onto Battery Street creating unsafe driving conditions. Item # 9 Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. 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: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a CATA Bus Route. Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning to recognize an existing multi family development. The request does not require a change to the Land Use Plan. Master Street Plan: Battery Street is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. 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 property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Some additional landscaping may be required in conjunction with any new parking areas. 3. The landscape ordinance requires a minimum of six foot nine inches (6-9") along all property lines. Currently, this proposal encroaches into this minimum amount on both the southern and the western perimeters. A variance from the City Beautiful Commission must be granted prior to the issuance of a building permit. 4. The zoning buffer ordinance requires a six foot nine inch (6-9") wide land use buffer to separate this proposed development from the residential property on southern and western perimeters of the site. Currently, the southern perimeter is not meeting Item # 9 this minimum requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 5. A six (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 of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 6. The landscape ordinance requires a minimum of a three foot wide (3) landscape strip to be located between the parking lot and the building. This requirement also appears to be below the minimum allowed. A variance from this minimum requirement must be obtained from the City Beautiful Commission. 7. A water source must be located within seventy-five foot (75) of all landscaped areas. 8. These calculations take into account the proposed development is located within a designated mature area of the city. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, February 14, 2007. Item # 9