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HomeMy WebLinkAboutZ-7895-B Staff AnalysisFILE NO.: Z -7895-B NAME: 7th and Woodrow Revised Short -form PCD LOCATION: Located at 712 — 724 Appian Way DEVELOPER: Abernathy — Wilkes of AR, LLC 3519 Old Cantrell Road Little Rock, AR 72202 ENGINEER: GarNat Engineering, LLC P.O. Box 116 Benton, AR 72018 AREA: 0.688 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: PCD and R-2, Single-family ALLOWED USES PROPOSED ZONIN PROPOSED USE: Restaurant and Single-family Office Warehouse VARIANCESMAIVERS REQUESTED: BACKGROUND: None requested. Ordinance No. 19,820 adopted by the Little Rock Board of Directors on September 18, 2007, rezoned the property from R-2, Single-family to PCD to allow the development of a site containing 1.29 acres with a restaurant and office use. The proposed development had frontage on Woodrow, West 7th, Appian Way and 1-630. The development has not occurred and the approved site plan and PCD zoning have expired. FILE NO.: Z -7895-B (Cont. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting revocation of the PCD zoning which was approved in September 2007 by the adoption of Ordinance No. 19,820. The underlying zoning for the lots is R-2, Single-family. The request also includes a rezoning of Lots 14 — 17 Block 12 of the Ferndale Addition to the City of Little Rock, Arkansas from the underlying R-2, Single-family zoning to PCD. The lots front on Appian Way. The development includes the construction of a new warehouse which will be constructed as an addition to an existing single-family home located on Lot 15. The single-family home will be concerted to office space. The floor level of the warehouse will match the basement level of the existing dwelling. The warehouse is proposed as 60 -feet by 100 -feet. The house located on Lot 16 will be removed with the proposed development. Parking and landscaping will be added to the site. B. EXISTING CONDITIONS: The area proposed for rezoning contains two single-family homes both appear to be occupied. Across from the site, on the east side of along Appian Way, there are single-family homes backing up to a property zoned PCD which is a vacant commercial building. North of the site are single-family homes fronting West 7th Street. On the northwest corner of Appian Way and West 7'h Street is a non-residential building. On the northeast corner is a church which is also a City of Little Rock Alert Center. Appian Way is an unimproved narrow street with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200 -feet of the site along with the Capitol View Stifft Station Neighborhood Association and the Capitol Hill Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Appian Way Street including 5 -foot sidewalks with the planned development. The new back of curb should be 15.5 feet from centerline. 2. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 2 FILE NO.: Z -7895-B (Cont.) 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 4. Stormwater detention will not apply to the proposed development. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 6. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 7. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Greg Simmons) for more information. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. On commercial streets, spacing between driveways is 250 feet and 125 feet from side property lines. Variances must be requested for the driveway locations. 9. A Land Alteration Variance must be requested for slopes steeper than 3:1. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy distribution is agreeable to this plan, but a copy has been forwarded to Entergy Transmission since an overhead transmission line exists on the front (east) side of the property. A letter dated June 12, 2013 from Entergy Transmission, has been provided to the applicant stating concern over the proposed development. The applicant is working with Entergy to address their concerns. Center -Point Energy: No comment received. AT & T: No comment received. ntral Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. If required then a water main extension will be needed to provide water service to this property. 3 FILE NO.: Z -7895-B (Cont_ 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. Contact Central Arkansas Water regarding the size and location of the water meter. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 6. Contact Central Arkansas Water if additional fire protection or metered water service is required. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water 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 Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 8. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located directly adjacent to CATA Bus Routes #17, #5 and #26. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Mixed Office Commercial (MOC) for this property. The Mixed Office Commercial category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and 4 FILE NO.: Z -7895-B (Cont.) commercial. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow the development of an office — warehouse use on the site. Master Street Plan: Appian Way is a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. 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 shown in the immediate vicinity. Landscape: Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The property along the northern property line is zoned R-3; therefore, a twelve foot (12') wide land use buffer is required. The site is located within the designated mature area of the City and may qualify for a 25% reduction in the required landscape buffer strip. Seventy percent (70%) of the buffer area is to remain undisturbed. 3. The zoning street buffer requires a nine foot wide (9') street buffer along Appian Way Street. The area is located within the "Designated Mature Area" of the City which may allow a reduction in the buffer area by 25%; therefore, this amount can be reduced down to six foot nine inches (6'-9"). 4. The landscape ordinance requires a nine foot wide perimeter landscape strip around the sites entirety. A variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. 5. It appears the front parking lot can be shifted close the west; allowing for these minimal green space distances. 6. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). Interior islands must be a minimum of one hundred and fifty (150) feet in area to qualify and be seven and one half (7 '/2) feet in width. 7. A small amount of building landscaping will be required. 8. Is the rip -rap proposed or existing? If riprap is the preferred choice for grading/stabilization it will need to have some type of vegetation coverage for an aesthetic appeal/appearance. 9. The City Beautiful Commission recommends trees as feasible on this site. Credit toward requirements can be given when preserving larger. 9 preserving as many existing fulfilling Landscape Ordinance trees of six (6) inch caliper or FILE NO.: Z-7895-B(Cont.) G. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013) Mr. Vernon Williams was present representing the request. Staff presented an overview of the development stating there were a number of outstanding technical issues associated with the request. Staff stated the originally approved PCD included a land area much larger than the current request. Staff questioned if the original PCD would be revoked. Staff questioned the proposed building height, the proposed use of the structure and the days and hours of operation. Public Works comments were addressed. Staff stated right of way dedication and street construction would be required in conjunction with the proposed development. Staff also stated the City's Stormwater Detention ordinance would apply to the development of the site. Staff stated a special grading permit would be required for grading within the flood hazard area. Staff stated the driveway spacing indicated on the site plan did not comply with typical ordinance standards and would require a variance from Sections 30-43 and 31-210. Landscaping comments were addressed. Staff stated the plan did not include the required buffer and screening along the northern perimeter. Staff also stated the street buffer did not comply with the typical ordinance standards. Staff stated a minimum of eight percent (8%) of the parking areas would require landscaping. Staff noted a small amount of building landscaping would be required with the development of the site. 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 site plan and cover letter to staff addressing a number of issues raised at the June 20, 2013, Subdivision Committee meeting. The applicant is corresponding directly with Entergy concerning their comments and concerns related to the site development. Prior to the issuance of a building permit staff will ensure Entergy is agreeable to the proposed development plan. The applicant is requesting revocation of the PCD zoning which was approved in September 2007, by the adoption of Ordinance No. 19,820. The underlying zoning is R-2, Single-family. The revocation includes Lots 2 — 6, 7 — 10 and 14 — 16 Block 2 Ferndale Addition to the City of Little Rock, Pulaski County, Arkansas. The applicant is proposing a PCD zoning to allow the development of Lots 14 — 17 Block 12 of the Ferndale Addition to the City of Little Rock, Arkansas. The lots front on Appian Way. There are two single-family homes 0 FILE NO.: Z -7895-B Cont. located on the site, one of which will be removed. The remaining home will be converted to an office for a new warehouse to be constructed. The warehouse is proposed as 60 -feet by 100 -feet containing 6,000 square feet. The floor level of the warehouse will match the basement level of the existing dwelling. The maximum building height proposed is 35 -feet. The use of the building is proposed as office warehouse. The days and hours of operation are proposed from 8:00 am to 5:00 pm Monday through Friday. No signage will be installed with the initial development of the site. The applicant is requesting signage as allowed in office zones for future placement both on the building and ground signage. Building signage would be limited to a maximum of ten (10) percent of the front fagade. Ground signage would be limited to a maximum height of six 6) feet and a maximum sign area of sixty-four (64) square feet. The site plan includes the placement of a six (6) foot wood fence along the northern perimeter adjacent to the residentially zoned and used property. With the revocation the remaining perimeters will be restored to R-2, Single-family. The applicant is requesting to not screen the remaining areas since they are under the applicant's ownership. The request includes grading within the buffer area to raise the building out of the floodplain. Staff is supportive of the request. The site plan includes the placement of 17 parking spaces. The existing office use would typically require two (2) parking spaces and the warehouse portion of the development would require the eight (8) parking spaces. Staff is supportive of the parking as proposed. Staff is supportive of the request. Staff feels since the previous development will not be implemented the PCD zoning should be revoked. Staff is supportive of the applicant's rezoning request to PCD for the proposed office warehouse development. To staff's knowledge there are no remaining outstanding technical issues associated with the request. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the request to allow grading within the land use buffers as proposed by the applicant. PLANNING COMMISSION ACTION: (JULY 11, 2013) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with 7 FILE NO.: Z -7895-B (Cont. the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the request to allow grading within the land use buffer as proposed by the applicant. Staff presented a recommendation of approval of the variance request from Sections 30-43 and 31-210 to allow the placement of two driveways on Appian Way to access the site. Staff also recommended approval of the revocation request of the previously approved PCD zoning. Mr. Vernon Williams addressed the Commission stating the owners would reserve their time until after the opposition spoke. Ms. Teresa Perry, President of the Capitol View Stifft Station Neighborhood Association, addressed the Commission in opposition of the request. She stated the neighborhood was opposed to the rezoning due to lack of information. She stated the Neighborhood Association worked with Mr. Abernathy in his rezoning request in 2007. She stated the property was located adjacent to a creek. She stated the area along Woodrow Street was a dumping ground. She stated she had been trying to gather information on the potential owner and developer of the property and was informed today the buyer would be US Pizza. She questioned why the developers wanted to remove two residential units from the site. She felt the development should occur on the vacant property located on Woodrow Street. She stated the neighborhood wanted to be informed and wanted to know what was going on in their neighborhood. Ms. Maxine Waters addressed the Commission in opposition of the request. She stated she had lived in the area since 1992 and did not desire to sell her property or to sell her restaurant. She stated the restaurant was closed but would be open in the next few months. She stated she did not support the placement of the warehouse within the residential area of the neighborhood. Mr. Mark Abernathy addressed the Commission on the request. He stated he was the owner of the property and had revealed as much information as he felt comfortable with the buyer and seller negotiations. He stated he was unaware of any issues until this morning. He stated he had not been invited to speak with the Board and would have been happy to show up if invited. He stated the buyer was not contacted to meet with the Neighborhood Association. The Commission questioned if Mr. Abernathy was willing to defer the item to the August 22nd meeting to allow time to meet with the Neighborhood Association. He stated he would meet with the Association between the Planning Commission meeting and the Board of Directors meeting. He stated a lot could happen in six weeks. There was a general discussion by the Commission concerning the proposed use and the placement of the office warehouse at this location. The buyer's representative stated this location best served their needs. He stated the area along Woodrow was not the desired location for the office warehouse. �:j FILE NO.: Z -7895-B (Cont. Ms. Penny stated there were several concerns the neighborhood had raised. She stated the neighborhood wanted to see elevations, the height of the building, the materials. She stated the neighborhood was concerned the development was not being located on vacant land but was taking away two residential homes from the area. She stated both homes were occupied and was concerned the area would change from residential. The Commission stated there would be time for the residents to get their questions answered prior to the Board of Directors meeting. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 9 ITEM NO.: 10. Z -7895-B NAME: 7th and Woodrow Revised Short -form PCD LOCATION: located at 712 — 724 Appian Way Planning Staff Comments: 1. Provide notification of the property owners located within 200 -feet of the site, including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than June 26, 2013. The Office of Planning and Development must receive the proof of notice no later than July 5, 2013. Completed 5/18/2013. 2. Provide the days and hours of operation for the proposed office/warehouse building. Hours of operation will be 8:00 a.m. to 5:00 p.m. Monday through Friday. 3. Provide details of any proposed signage including ground and building signage. Provide the location, total height and total sign area for any proposed ground signage. Provide the location of the proposed building signage including the percentage of the fagade to be covered with signage. No signage is currently planned. Note added to site plan. 4. The original PCD was much larger than this request. Is the request to amend the previously approved PCD or to only include this area in the PCD? If this is the case the original PCD has expired and staff feels it best to revoke the original approval and move forward with this request. GNE respectfully requests that the PCD apply only to Lots 14-17. The old PCD can expire. 5. Provide the days and hours of operation for the facility. See item 2. 6. Provide the maximum building height proposed for the structure. 7. The property to the north is zoned residentially. Provide the mechanism for screening this property from the proposed non-residential use. 6' wooden privacy fence added to site plan. Variance/Waivers: None requested. GNE's application requested the variances listed in itern Public Works Item 8. GNE also respectfully requests the following waivers: 1. Waiver listed in Public Works Item 9. 2. Waiver listed in Landscape Item 1 and 2. Public Works Conditions: 1. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Appian Way Street including 5 -foot sidewalks with the planned development. The new back of curb should be 15.5 feet from centerline. Referenced half street improvements are detailed on the site plan. 2. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). Site plan shows work on R -O -W. Barricade note added to plans. Will comply. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior Item # 3 to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Note added to plans. Will comply. 4. Stormwater detention will not apply to the proposed development. No response. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. Note added to plans. Will comply. 6. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. Finish floor is 3.71 feet above base flood elevation. 7. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Greg Simmons) for more information. Entergy Transmission opposes any above ground improvements within 50 feet of the transmission line on Appianway. To comply with this request, GNE respectfully requests that the City of Little Rock wave this request. 8. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. On commercial streets, spacing between driveways is 250 feet and 125 feet from side property lines. Variances must be requested for the driveway locations. Variance is requested. 9. A Land Alteration Variance must be requested for slopes steeper than 3:1. Variance is requested. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. No response. Entergy: Entergy distribution is agreeable to this plan, but a copy has been forwarded to Entergy Transmission since an overhead transmission line exists on the front (east) side of the property. A letter dated June 12, 2013 from Entergy Transmission, has been provided to the applicant stating concern over the proposed development. Contact Entergy at 490-5655 for additional information. Letter from Entergy Transmission and GNE response are attached. Center -Point Energy: No comment received. No response. AT & T: No comment received. No response. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. No response. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. If required then a water main extension will be needed to provide water service to this property. comply. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water Item # 3. facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. J response. 4. Contact Central Arkansas Water regarding the size and location of the water meter. Developer plans on reusing the existing water meter for house. A backflow preventer will be added to the water service. Note added to site plan. 5. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. No response. 6. Contact Central Arkansas Water if additional fire protection or metered water service is required. No response. 7. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water 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 Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. See response 4 above. 8. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. No response. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. Will comply. County Planning: No comment. No response. CATA: The site is located directly adjacent to CATA Bus Routes #17, #5 and #26. No response. Parks and Recreation: No comment received. No response. Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Mixed Office Commercial (MOC) for this property. The Mixed Office Commercial category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) to allow the development of an office — warehouse use on the site. response. Master Street Plan: Appian Way is a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than Item # 3. duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. 60' right-of-way exists. No dedication required. Bicycle Plan: There are no bike routes shown in the immediate vicinity. No response. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. :quest waiver to disturb buffer, so building can be raised out of the floodplain. Buffers not required to be raised will not be disturbed. 2. The property along the northern property line is zoned R-3; therefore, a twelve foot (12') wide land use buffer is required. The site is located within the designated mature area of the City and may qualify for a 25% reduction in the required landscape buffer strip. Seventy percent (70%) of the buffer area is to remain undisturbed. Currently, there is grading proposed within this area. See response to Comment 1. The zoning street buffer requires a nine foot wide (9') street buffer along Appian Way Street; currently, there is only five foot (5') of green space along the street. The area is located within the "Designated Mature Area" of the City which may allow a reduction in the buffer area by 25%; therefore, this amount can be reduced down to six foot nine inches (6-9"). Site plan revised to include 7' buffer. 4. The landscape ordinance requires a nine foot wide perimeter landscape strip around the sites entirety. A variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. Site plan revised to include the 9' buffe 5. It appears the front parking lot can be shifted close the west; allowing for these minimal green space distances. Site plan revised as requested. 6. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). Interior islands must be a minimum of one hundred and fifty (150) feet in area to qualify and be seven and one half (7 '/2) feet in width. Site plan revised as requested. 7. A small amount of building landscaping will be required. Site plan revised as requested. 8. Is the rip -rap proposed or existing? If riprap is the preferred choice for grading/stabilization it will need to have some type of vegetation coverage for an aesthetic appeal/appearance. Riprap is proposed Note requiring vegetation coverage added to site plan. 9. 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. No response. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, June 26, 2013. Item # 3.