HomeMy WebLinkAboutZ-8008-A Staff AnalysisSeptember 14, 2006
ITEM NO.: 20 FILE NO.: LU06-18-05
Name: Land Use Plan Amendment - Ellis Mountain Planning District
Location: 19618 Lawson Road
Request: Single Family to Service Trades District
Source: Pat McGetrick, McGetrick Engineering
PROPOSAL / REQUEST:
Land Use Plan amendment in the Ellis Mountain Planning District from Single Family to
Service Trades District. Service Trades District provides for a selection of office,
warehousing, and industrial park activities that primarily serve office service or industrial
businesses. The accompanying Planned Zoning District requested is for a Contractor's Yard.
Staff is not expanding the application since Staff could not determine a logical area of
expansion.
EXISTING LAND USE AND ZONING:
The application property is rural. It is currently zoned R2 Single Family and is two acres t in
size. The northern portion of the property is wooded while the southern portion has a single-
family residence on it. The site is outside of the city limits, and it is surrounded by rural land.
Most of this area is zoned R2 Single Family with some AF Agricultural and Forestry zoning,
and single family residences are scattered along Lawson Road. The City zoned these areas
as part of the initiation of extra -territorial zoning. To the southwest of the area is one tract of
Planned Commercial Development. Along Lawson Road both to the east and west are a few
legal, non -conforming uses zoned R2 Single Family.
FUTURE LAND USE PLAN AND RECENT AMENDMENTS:
The application area and most of the acreage surrounding it is planned for Single Family
Residential. To the east of this site on the south side of Lawson Road is planned Public
Institutional for a church, and to the west of this site is Park and Open Space for McHenry
Creek. Approximately half a mile east on Lawson Road is planned for Office use surrounding
the David O. Dodd intersection.
July 20, 2004 a change was made from Mixed Use to Mixed Office Commercial along the
north side of 36th Street between Bowman Road and 1-430, about a mile east of the site. This
change was made as a result of a rezoning request for office zoning.
April 6, 2004 a change was made from Single Family to Suburban Office at the southeast
corner of Kanis and Pride Valley Road, over two miles to the north of the site. This change
was for redevelopment of a structure for an office use.
February 4, 2003 a change was made from Multifamily to Mixed Office Commercial south of
Brodie Creek west of 1-430, about a mile to the northeast of the site. This change was made
September 14, 2006
SUBDIVISION
ITEM NO.: 20 FILE NO.: LU06-18-05
to incorporate all the land south of Brodie Creek into one large proposal for a shopping center
development.
MASTER STREET PLAN:
Lawson Road is shown as a Minor Arterial on the plan. The primary function is to move
vehicles through and area the area, not to provide access to adjacent properties. These
roads tend to be four or five lane roads with sidewalks on both sides. Currently this section of
Lawson Road is not built to standard. Additional right-of-way and street improvements will
likely be required as part of the development process.
BICYCLE PLAN:
The Master Street Plan, Bicycle section, shows a Class I Bike route along Mc
Henry Creek to the south and south west of the site. A Class I bike route has a separate
paved path for the sole use of bicycles.
PARKS:
The Little Rock Parks and Recreation Master Plan does not indicate that the site is within 8 -
blocks of an existing public or private park or open space. However the Plan's `Take it to the
Extreme' Trail is proposed to follow McHenry Creek in this area and with this addition the site
would meet the Plan's 8 -block goal.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this amendment.
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.
ANALYSIS:
The application area is outside of the city limits but is within the Little Rock Planning and
Zoning area. The section of Lawson Road from Church to McHenry Creek is a typical rural
development pattern near an urban area. It is primarily single-family homes along the road
with a scattering of non-residential uses. The use pattern has been in place for many
decades.
Lawson Road is classified as a Minor Arterial road. It is currently two lanes with open ditches.
The arterial design standard is for four lanes with curb and gutter and sidewalks. Additional
right-of-way will be required with redevelopment and widening is likely.
The City policy for land use is to develop using the `node' concept, which means retail,
commercial and businesses should be grouped together around major intersections. These
types of uses should not line major roads. This is done in part to reduce traffic issues along
the major roadways. The application site is almost a mile from the Lawson Road/Colonel
Glenn/Bowman Road intersection. This area has been developed as a commercial node.
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September 14, 2006
SUBDIVISION
ITEM NO.: 20
FILE NO.: LU06-18-05
the major roadways. The application site is almost a mile from the Lawson Road/Colonel
Glenn/Bowman Road intersection. This area has been developed as a commercial node.
Two miles to the west of the application site is another major intersection at Lawson Road
and the West Loop. Lawson Road is a major road and the non-residential uses should be
clustered or grouped at these major intersections, not along the roadway.
The recent addition of single-family homes indicates a continuing demand and desire for
residential along Lawson Road. In this section of Lawson Road the primary use is Single
Family. There are a couple of nonresidential uses in the general vicinity, but they existed
prior to the City implementing land -use regulations (zoning) in the area. The City has allowed
the expansion of one of these uses via the Planned Zoning District process. However, since
this new application is not an existing use, the land use should continue to show Single
Family for future residential development. Also, this area was just reviewed in the last year,
and this application is very similar to that request which was not approved.
NEIGHBORHOOD COMMENTS:
Notices were sent to the Crystal Valley Property Owners Association. No comments have
been received at this time.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate. The plan calls for Single Family in this area, and
a Service Trades District would create an island of high intensity use.
PLANNING COMMISSION ACTION: (September 14, 2006)
Walter Malone, Planning Staff reminded the Commission that they had seen this recently and
in Staffs opinion for the Land Use Plan nothing had changed. The area is still rural in nature,
predominately single-family with a scattering of businesses on a two-lane road. Ms. James
presented the Planned Zoning District application (see item 20.1 for a full minute record of
the combined items). The applicant did state there are existing businesses in the area and
with the road becoming four -lane in the future it would become commercial in the future.
After discussion of both items a motion was made to approve the Land Use Plan
Amendment. By a vote of 1 for (Laha), 9 against, the amendment failed.
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September 14, 2006
ITEM NO.: 20.1.
NAME: Alessi -Keyes Short -form PCD
LOCATION: located in the 13300 Block of Lawson Road
DEVELOPER:
Alessi -Keyes
15 Shackleford Road
Little Rock, AR 72211
ENGINEER:
McGetrick and McGetrick Engineers
10 Otter Creek Court, Suite A
Little Rock, AR 72210
AREA: 2.0 acres NUMBER OF LOTS: 1
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PCD
FT. NEW STREET: 0 LF
PROPOSED USE: Contractor's office and storage yard
VARIANCESMAIVERS REQUESTED: None requested.
BACKGROUND:
On May 11, 2006, the Little Rock Planning Commission denied a request to rezone this 2.0
acre site from R-2, Single-family to PCD to allow a contractor's office and storage yard to
locate on the site. The site plan indicated the existing structures would be removed from the
site and a new 3,000 square foot office building and 3,000 square foot warehouse building
would be added to the site. The site plan indicated future construction of an additional 4,200
square feet of warehouse space. A covered storage area was indicated for immediate
construction and a second covered storage area was indicated for future construction. An
area of open storage was also indicated. The proposed building construction materials were
brick and metal siding. The days and hours of operation were proposed as 7:00 am — 6:00
pm Monday through Saturday. The denial was appealed to the Little Rock Board of
September 14, 2006
SUBDIVISION
ITEM NO_: 20.1 (CO
I1I1111*010 AKITII:Y_1
Directors but the applicant failed to perfect their appeal therefore the Board of Directors could
not hear the appeal request.
A. PROPOSAL:
The applicant is now proposing the development of the site as a contractor's office
with indoor storage. The applicant has reduced the proposed building construction
area on the site plan. The immediate plan includes the construction of a 4,200 square
foot office building and a 3,000 square foot warehouse facility. The site plan indicates
the placement of future additional warehouse space totaling 4,200 square feet. The
days and hours of operation proposed are from 7:00 am to 6:00 pm Monday through
Saturday. The building is proposed as brick and metal siding. A total of 21 parking
spaces have been indicated on the proposed site plan. No open storage is proposed
with the current request.
B. EXISTING CONDITIONS:
The site contains a single-family structure currently in disrepair. There are a number
of trees on the site located near the rear of the property. The area is primarily
residential with a few non-residential uses, which appear to have been in the area for a
number of years. South of the site is a contractors office and storage yard and east of
the site is an electrical contractor's office and storage yard.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received two informational phone calls from area residents.
All property owners located within 200 -feet of the site, all residents who could be
identified located within 300 -feet of the site along with the John Barrow Neighborhood
Association and Southwest Little Rock United for Progress were notified of the public
hearing.
D. ENGINEERING COMMENTS:
Public Works:
1. Lawson Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master Street
Plan. Construct one-half street improvements to the street including 5 -foot
sidewalk with the planned development.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. Provide approval from the Arkansas
Department of Health concerning the proposed wastewater treatment system.
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September 14, 2006
SUBDIVISION
ITEM NO.: 20.1 (CONT) FILE NO.:Z-8008-A
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional
water meter(s) are required. If this becomes a commercial structure, contact Central
Arkansas Water to change the rate classification on this account from domestic to
commercial. Additional fire hydrant(s) may be required. Contact the Fire Department
having jurisdiction to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for installation of
the hydrant(s).
Fire Department: Outside the service boundary. Provide a letter from the area
volunteer fire department indicating their knowledge of the proposed project and their
ability to serve the development.
Countv Planning: A driveway permit is required from Pulaski County Road and
Bridge. Contact Pulaski County Planning at 340-8260 for additional information.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Ellis Mountain Planning District. The
Land Use Plan shows Single Family for this property. The applicant has applied for a
rezoning from R-2 Single-family to Planned Commercial Development to allow the
placement of a contractor's office and storage yard on the site with limited outdoor
storage of equipment and materials.
A land use plan amendment for a change to Service Trades District is a separate item
on this agenda (LU06-18-05).
Master Street Plan: Lawson Road is shown as a Minor Arterial on the Master Street
Plan. The street may require dedication of right-of-way and may require street
improvements. A Minor Arterial provides connections to and through an urban area
and their primary function is to provide short distance travel within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Lawson Road since it is a Minor Arterial.
Bicycle Plan: The Master Street Plan, Bicycle section, shows a Class I Bike route
along McHenry Creek to the south and south west of the site. A Class I bikeway is
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September 14, 2006
SUBDIVISION
ITEM NO.: 20.1 CONT FILE NO.:Z-8008-A
built separate from or alongside a road. Additional paving and right of way may be
required.
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. Compliance with the City's Landscape and Buffer Ordinances is required.
2. The landscape and zoning buffer ordinance require a nine foot wide (9'-0") land use
buffer next to the residentially zoned properties along the eastern and western
perimeters of the site. Easements cannot count toward fulfilling this requirement.
Seventy percent (70%) of these buffers are to remain undisturbed.
3. The zoning buffer ordinance requires an average of thirty-one foot (31') and in no case
less than half street buffer along Lawson Road. The plan appears to meet this
minimum requirement.
4. The zoning buffer ordinance requires a thirty-one foot (31') wide land use buffer along
the northern perimeter of the site next to the residentially zoned property. Easements
cannot count toward fulfilling this requirement. Seventy percent (70%) of these buffers
are to remain undisturbed.
5. The proposed parking lot width can be reduced five (5) additional feet; minimum being
sixty feet (60) which will allow for additional green space.
6. An automatic irrigation system to water landscaped areas will be required.
7. 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.
8. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006)
Mr. Pat McGetrick was present representing the request. Staff presented an overview
of the proposed development stating there were outstanding technical issues
associated with the request which needed addressing. Staff requested the applicant
provide details of any proposed signage. Staff also requested the applicant provide a
building elevation of the proposed building.
Public Works comments were addressed. Staff stated right-of-way dedication and
street construction would be required per the Master Street Plan.
Landscaping comments were addressed. Staff stated the site plan appeared to meet
the minimum ordinance standard. Staff noted irrigation would be required to water
landscaped areas.
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September 14, 2006
SUBDIVISION
ITEM NO.: 20.1 [CO
FILE NO.:Z-8008-A
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 the technical issues
raised at the August 24, 2006, Subdivision Committee meeting. The applicant has
indicated a single development sign consistent with signage allowed in office zones.
The request is for the placement of a contractor's office and storage yard on this 2.0
acre site located outside the City Limits but within the City's Extraterritorial Planning
Jurisdiction. The existing structures will be removed from the site and a new 4,200
square foot office building and 3,000 square foot warehouse building would be added
to the site along with 21 parking spaces. The site plan indicates future construction of
4,200 square feet of additional warehouse space. The proposed building coverage is
thirteen (13) percent with ten (10) percent in landscaped areas, fifty-five percent (55)
as open space and twenty-two (22) percent in paved areas. The proposed
construction materials are brick and metal siding.
The site plan indicates the placement of a dumpster on the site internal to the
development. Screening will be provided per City Ordinance requirements. The site
plan indicates the placement of a single ground mounted monument style sign not to
exceed six feet in height and sixty-four square feet in area. The site plan also
indicated building signage is not anticipated but will be limited to a maximum of ten
percent of the front building fagade area if utilized. The days and hours of operation
are proposed as 7:00 am — 6:00 pm Monday through Saturday.
Staff is not supportive of the request. The development is inconsistent with the City's
Future Land Use Plan, which currently designates this site as single-family. Although
there are non-residential uses in the area most have been in the area a number of
years or are located nearer the Colonel Glenn/Lawson Road/David O Dodd Road
intersections. There are a number of new homes located in the area, which would
lead staff to believe the area is primed for single-family development. Staff feels non-
residential uses should be limited to those areas currently defined for such activities
and this area should be maintained as single-family.
STAFF RECOMMENDATION:
Staff recommends denial of the request.
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September 14, 2006
SUBDIVISION
ITEM NO.: 20.1 (CONT)
PLANNING COMMISSION ACTION:
FILE NO.2-8008-A
(September 14, 2006)
The applicant was present representing the request. There were registered objectors
present. Staff presented the item with a recommendation of denial of the request.
Mr. James Alessi addressed the Commission on the merits of the request. He stated
Lawson Road was indicated on the Master Street Plan as a minor arterial, four lane
roadway. He stated the area had not seen a number of new homes constructed along
the road. He stated there were three contracting companies located in the area. He
stated his use would appear as an office/warehouse use with no outdoor storage
areas. He stated with the company's limited number of employees and few visitors per
day the business would not generate a great deal of traffic. He stated the use would
be limited to weekday activities which was a benefit to the neighborhood. He stated
he felt the development would enhance property values in the area and not diminish
the values.
Ms. Barbara Jackson addressed the Commission in support of the request. She
stated the property was inherited from her family which had historically ran a business
from the site. She stated her farther ran a painting company from the site for a
number of years. She stated she felt the business would be an asset to the area.
Ms. Cynthia Daniels addressed the Commission in support of the request. She stated
she owned property to the west of the site with her home and a business. She stated
Lawson Road was a busy road and few new residences were being constructed. She
stated she did not feel the addition of a small business on the site would impact the
area.
Mr. Mickey McGill addressed the Commission in opposition of the request. He stated
his home was to the east of the proposed development. He stated he wanted to clarify
there were be no open display. He stated he was also requesting if the development
was approved the buffer along the eastern perimeter be increased to 30 -feet and the
northern perimeter be increased to 100 -feet. He stated his request also included the
buffer being vegetation instead of a wood fence.
Mr. McGill stated he was opposed to the request. He stated the homeowners in the
area would lose value in their property if the use was approved. He stated the ones
who stood to lose the most were the elderly since they would not have as much time to
recoup the loss. He stated for most people their home was their largest investment.
He stated with the placement of a business adjacent to the homes it would reduce the
quality of life for the residences by increasing traffic and noise. He stated the business
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September 14, 2006
SUBDIVISION
ITEM NO.: 20.1 (CONT) FILE NO.:Z-8008-A
would have employee, vendors and customer traffic. He stated he did not feel the goal
of the company was status quo and felt the company would grow in the future only
increasing the traffic. He stated there were a number of areas currently zoned for
commercial activities and he felt businesses should be limited to areas currently zoned
for non-residential activities.
Ms. Barbara Barkley addressed the Commission in opposition of the request. She
stated her family bought her home in the 1940's and she had made a substantial
investment in the home. She stated she was opposed to allowing non-residential
activities into the neighborhood which was primarily residential.
Mr. Steve Jackson addressed the Commission in support of the request. He stated he
had ran a painting business from the site for a number of years. He stated he felt the
developers would construct a quality project which would only increase the property
values for area residents.
Mr. David Holzhauer addressed the Commission in opposition of the request. He
stated only those who supported the application were those who stood to gain
financially. He stated he felt the use of the property for non-residential activities would
increase traffic in the area and decrease property values. He stated the use of the
property was for industrial activities which was a concern of the neighborhood. He
stated the City's staff had reviewed the proposed request, the uses in the area and
determined the use of the site for a contractor's storage yard was not appropriate for
the area. He stated there were a number of new homes in the area many of which
were located off the road and were not visible from Lawson Road. He requested the
Commission up hold their previous recommendation and deny the request.
Mr. Alessi addressed the Commission adding the area was a commercial area. He
stated the resident's property values would only be increased in the long term since
commercial property was more valuable than residential property. He stated Lawson
Road was not a residential corridor. He stated his business was a quiet business and
would not interfere with the resident's quality of life. He stated his business was
basically an office use.
There was a general discussion of the Commission concerning the choice of location.
Mr. Alessi stated his firm had spent two years looking for a suitable location to move
their office. He stated the firm wanted to be in west Little Rock and based on market
prices the site fit the need by addressing location, size, shape and price.
There was a general discussion concerning the equipment owned by the Company
and the materials stored on the site. Mr. Alessi stated his firm owned a backhoe and a
track -hoe. He stated materials stored on the site were materials left from jobs. He
stated his firm did not do site preparation work and equipment was not necessary for
his firm to complete their portion of the job.
FA
September 14, 2006
SUBDIVISION
ITEM NO.: 20.1 (CONT)
FILE N0.2 -8008-A
There was a general discussion between the Commissioners concerning the
placement of the proposed use adjacent to residential homes. The Commission
commented the applicant was seeking a west Little Rock location at a reduced price.
Commissioner Taylor stated he felt the placement of a commercial business next to
residential homes would set new commercial in motion which would then decrease the
value of properties in the area. He stated a construction company was an intense
commercial use not suitable adjacent to residential homes.
A motion was made to approve the request. The motion failed by a vote of 5 ayes, 5
noes and 1 absent.
1.1
ITEM NO.: 20.1.
NAME: Alessi-Keyees Short -form PCD
LOCATION: located in the 13300 Block of Lawson Road
Planning Staff Comments:
1. Provide notification of property owners located within 200 -feet of the site, complete
with the certified abstract list, notice form with affidavit executed and proof of
mailing. The notice must be mailed no later than August 30, 2006. The Office of
Planning and Development must receive the proof of notice no later than September
6, 2006.
2. Provide a note concerning the required screening of the indicated dumpster.
3. Provide details of the proposed signage including location, height and area. Provide
details of any proposed building signage including the total percentage of facade
area to be covered.
4. Provide details of any proposed fencing to be located on the site.
5. Provide the proposed building elevation along with the proposed construction
materials.
6. All applicants must submit a copy of the bill of assurance for the subdivision within
which the subject property is located. Copies of bills of assurance are available at
the Pulaski County Circuit Clerk's office located at 401 West Markham Street. If the
property is not located in a subdivision with a bill of assurance, the applicant must
submit a statement to that effect in conjunction with submission of the application.
Variance/Waivers:
Public Works Conditions:
1. Lawson Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvements to the street including 5 -foot
sidewalk with the planned development.
Utilities and Fire Department/County Planning:
Wastewater: Outside the service boundary. Provide approval from the Arkansas
Department of Health concerning the proposed wastewater treatment system.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Item # 20.1
Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional
water meter(s) are required. If this becomes a commercial structure, contact Central
Arkansas Water to change the rate classification on this account from domestic to
commercial. Additional fire hydrant(s) may be required. Contact the Fire Department
having jurisdiction to obtain information regarding the required placement of the
hydrant(s) and contact Central Arkansas Water regarding procedures for installation of
the hydrant(s).
Fire Department: Outside the service boundary. Provide a letter from the area
volunteer fire department indicating their knowledge of the proposed project and their
ability to serve the development.
County Planning: A driveway permit is required from Pulaski County Road and Bridge.
Contact Pulaski County Planning at 340-8260 for additional information.
CATA: The site is not located on a dedicated CATA Bus Route.
Planning Division: This request is located in the Ellis Mountain Planning District. The
Land Use Plan shows Single Family for this property. The applicant has applied for a
rezoning from R-2 Single-family to Planned Commercial Development to allow the
placement of a contractor's office and storage yard on the site with limited outdoor
storage of equipment and materials.
A land use plan amendment for a change to Service Trades District is a separate item
on this agenda (LU06-18-05).
Master Street Plan: Lawson Road is shown as a Minor Arterial on the Master Street
Plan. The street may require dedication of right-of-way and may require street
improvements. A Minor Arterial provides connections to and through an urban area and
their primary function is to provide short distance travel within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Lawson Road since it is a Minor Arterial.
Bicycle Plan: The Master Street Plan, Bicycle section, shows a Class I Bike route along
McHenry Creek to the south and south west of the site. A Class I bikeway is built
separate from or alongside a road. Additional paving and right of way may be required.
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. Compliance with the City's Landscape and Buffer Ordinances is required.
2. The landscape and zoning buffer ordinance require a nine foot wide (9'-0") land
use buffer next to the residentially zoned properties along the eastern and
western perimeters of the site. Easements cannot count toward fulfilling this
requirement. Seventy percent (70%) of these buffers are to remain undisturbed.
Item # 20.1
3. The zoning buffer ordinance requires an average of thirty-one foot (31') and in no
case less than half street buffer along Lawson Road. The plan appears to meet
this minimum requirement.
4. The zoning buffer ordinance requires a thirty-one foot (31') wide land use buffer
along the northern perimeter of the site next to the residentially zoned property.
Easements cannot count toward fulfilling this requirement. Seventy percent
(70%) of these buffers are to remain undisturbed.
5. The proposed parking lot width can be reduced five (5) additional feet; minimum
being sixty feet (60) which will allow for additional green space.
6. An automatic irrigation system to water landscaped areas will be required.
7. 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.
8. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this tree covered site. Credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6) inch
caliper or larger.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the
additional information as noted above) to staff on Wednesday, August 30, 2006.
Item # 20.1