HomeMy WebLinkAboutZ-8286-C Staff AnalysisSeptember 12, 2019
ITEM NO.: 3 FILE NO.: Z-8286-C
NAME: Vimy Ridge Road General Retail Store — Conditional
Use Permit
LOCATION: South of 13,403 Vimy Ridge Road
OWNER/APPLICANT: Ricky Williams/Owner; Blew & Assoc. /Applicant
PROPOSAL: A conditional use permit is requested to allow for
development of this vacant, 2.215 acre tract with a
10,640 square foot general merchandise retail store
and associated parking.
SITE LOCATIO
The property is located on the east side of Vimy Ridge Rd., one lot north
of County Line Road and the southern extent of the City limits.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located within a small commercial node at the Vimy
Ridge/County Line Rd. /City limits. A convenience store with gas pumps is
located adjacent to the south. An 8,000 Sq. ft. + general retail store is
located across Vimy Ridge to the west. Undeveloped MF-6 property is
located to the southeast. A single family neighborhood is located to the
east and a single family tract is adjacent to the north. Undeveloped
property is located to the west. With property attention to development
standards and screening requirements, the proposed development should
be compatible with uses and zoning in the area.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the Quail Run, Alexander Road and
SWLRUP neighborhood Associations.
3. ON SITE DRIVES AND PARKING:
A single driveway off of Vimy Ridge road is proposed. Paved parking for
36 spaces is indicated on the site plan. 32 parking spaces are required for
a 10,640 square foot general retail store.
September 12, 2019
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4. SCREENING AND BUFFERS:
ILE NO.: Z-8286-C
1. Any new site development must comply with the City's minimal
landscape and buffer ordinance requirements.
2. A land use buffer six (6) percent of the average width/depth of the lot
will be required when an adjacent property has a dissimilar use of a
more restrictive nature. A minimum of seventy (70) percent of the land
use buffer shall be undisturbed. Easements cannot count toward
fulfilling this requirement. The properties to the north and east are
zoned R-2.
A as a component of all land use buffer requirements, opaque
screening, whether a fence or other device, six (6) feet in height shall
be required upon the property line side of the buffer. In addition to the
required screening, buffers are to be landscaped at the rate of one
(1) tree and three (3) shrubs for every thirty (30) linear feet.
3. Street buffers will be required at six (6) percent of the average depth of
the lot. Requirements for landscaping in land use buffers shall be the
same as perimeter landscaping at the rate of one (1) tree and three
(3) shrubs for every thirty (30) linear feet.
4. 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). The minimum size of an interior
landscape area shall be one hundred fifty (150) square feet for
developments with one hundred fifty (150) or fewer parking spaces.
Interior islands must be a minimum of seven and one half (7 1/2) feet
in width. Trees shall be included in the interior landscape areas at the
rate of one (1) tree for every twelve (12) parking spaces.
5. An irrigation system shall be required for developments of one (1) acre
or larger.
6. The development of two (2) acres or more requires the landscape plan
to be stamped with the seal of a Registered Landscape Architect.
7. The City Beautiful Commission recommends preserving as many
existing trees as feasible on this site. Credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6)
inch caliper or larger.
2
September 12, 2019
ITEM NO.: 3 Cont. FILE NO.: Z-8286-C
5. PUBLIC WORKS:
1 Vimy Ridge 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 design of street conforming to the
Master Street Plan. Construct one-half street improvement to Vimy
Ridge Road including 5-foot sidewalks with planned development.
The new back of curb should be placed 29.5 ft. from the existing
centerline. Per Sec. 30-281, on arterial streets the adjacent
developer is responsible for constructing the initial 15 ft. of the span
length of the box culvert for the widened street section. The existing
curb to the south should be relocated to tie into the proposed curb
adjacent to the subject property.
3. All driveways shall be concrete aprons per City Ordinance.
4. A grading permit in accordance with section 29-186 (c) & (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.
5. Retaining walls designed to exceed 15 ft. in height are required to
seek a variance for construction. Provide proposed wall elevations.
The plans show a maximum wall height of 16 ft. Provide grading and
drainage plan showing proposed contours on site including on both
the east and west and north and south sides of the stream.
6. Access to detention ponds must be provided to the public right-of-
way and/or access easement for future maintenance by the
developer and/or local property owners' association.
7. If disturbed area is 1 or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior
to the start of construction.
8. Street Improvement plans shall include signage and striping. Public
Works must approve completed plans prior to construction.
9. Street lights are required by Section 31-403 of the LR code. Provide
plans for approval to Traffic Engineering. Street lights must be
installed prior to platting/certificate of occupancy. Contact Traffic
Engineer 379-1813 (Greg Simmons) for more info.
10. Obtain permits prior to doing any street cuts or curb cuts. Obtain
barricade permit prior to doing any work in the right-of-way. Contact
Traffic Engineering at (501) 379-1805 (Travis Herbner) for more
information.
3
September 12, 2019
ITEM NO.: 3 (Cont.) FILE NO.: Z-8286-C
11. Hauling of fill material on or off site over municipal streets and roads
requires approval prior to a grading permit being issued. Contact
Public Works Traffic Engineering at 621 S. Broadway, (501)379-1805
(Travis Herbner) for more information.
12. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby
construction site shall be repaired by the responsible party prior to
issuance of a certificate of occupancy.
13. A minimum undisturbed strip 25 ft. wide except for reasonable
access shall be provided along each side of streams having a 10 yr.
storm >150 cfs. The undisturbed strip should be measured from the
top of the bank. Provide the estimated stream flow and show buffer
on plan.
14. Alteration of the water course will require approval from the Little
Rock District of the US Army Corps of Engineers prior to start of
work.
15. Driveway locations and widths do not meet the traffic access and
circulation requirements of Sections 30-43 and 31-210. Driveway
spacing from the side property line on a minor arterial street is 150 ft.
A variance should be requested for the proposed location. The width
of driveway must not exceed 36 feet.
6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES:
Little Rock Reclamation Author: Sewer main extension required with
easements if new sewer service is required for this project. FOG analysis
required if foodservice on site.
Entergy:
Entergy does not object to this proposal. There does not appear to be any
conflicts with existing electrical utilities at this location. Three phase lines
are located along the west side of Vimy Ridge Road. Contact Entergy in
advance to discuss electrical service requirements, or adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT&T: No comment received.
12
September 12, 2019
ITEM NO.: 3 Cont. FILE NO.: Z-8286-C
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request
for water service must be met.
The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the
Developer's expense.
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 Little Rock
Fire Department is required.
Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZ) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water (CAW) requires that upon installation
of the RPZA, successful tests of the assembly must be completed by a
Certified Assembly Tester licensed by the State of Arkansas and approved
by CAW. The test results must be sent to CAW's Cross Connection
Section within ten days of installation and annually thereafter. Contact the
Cross Connection Section at 377-1226 if you would like to discuss
backflow prevention requirements for this project.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is
located on a fire apparatus access road, the minimum road width shall be
26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
0
September 12, 2019
ITEM NO.: 3 Cont. FILE NO.: Z-8286-C
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved
fire apparatus access road with an asphalt, concrete or other approved
driving surface capable of supporting the imposed load of fire apparatus
weighing at least 75,000 pounds.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central
Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire
Marshal's Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue
501-918-3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Building Codes: No comments.
7. TRANSPORTATION/PLANNING
Coun Plannin : No comments received.
Rock Region METRO: No comments.
Planning Division: No comments.
BDIVISION COMMITTEE COMMENT: (August 21, 2019)
The applicant was present. Staff presented the item and noted additional
information was needed. Staff asked the applicant to provide the building height,
a signage plan, days and hours of operation and a lighting plan. The applicant
was advised to provide the dumpster screening materials and to limit dumpster
service hours to 7:00 a.m. to 6:00 p.m., Monday — Friday. Staff asked the
applicant to provide typical dimensions of the parking spaces and driveways and
to locate and describe any proposed fencing. Staff stated the roof -mounted
HVAC is to be screened from the public right-of-way and abutting residential
properties. Staff noted the applicant was proposing to raise the height of the
building site by as much as 16 feet. Staff asked the applicant to provide a
plan for screening and buffering the site at the top of and the base of the
retaining wall.
0
September 12, 2019
ITEM NO.: 3 (Cont.
FILE NO.: Z-8286-C
Public Works comments were presented and discussed. Staff requested the
applicant provide proposed wall elevations and request a variance to have a
retaining wall exceeding 15 feet in height. Staff requested a grading and
drainage plan and noted perpetual access must be provided to the detention
pond. Staff noted their support for a variance to allow the proposed driveway
location and width.
Landscape comments were presented. The comments from the other
departments and reviewing agencies were noted.
The applicant was advised to provide responses to staff issues by August 28,
2019. The committee forwarded the item to the fill commission.
STAFF ANALYSIS:
The applicant submitted responses to the issues raised at subdivision committee.
The building height will be 18 feet. The front of the building will have a finish of
CMU block and colored metal. The rear and sides of the building will have a
finish of colored metal. There will be no openings on the rear of the building.
Single doors will be located on the north and south sides of the building (not for
general access). Signage will consist of a single wall sign on the front fagade of
the building and a single ground -mounted sign. The proposed ground sign is
22 feet in height and 96 square feet in area; less than the allowable height and
area typically allowed in commercial zones. Days and hours of operation are
proposed as 7:00 am to 11:00 pm, 7 days a week. All site lighting will be low-
level and directional, shielded downward and into the site. The dumpster area will
be enclosed with a wood privacy fence and gate. The height of the screening
fence and gate must be at least two feet taller than the height of the dumpster(s)
being enclosed. Dumpster service hours will be limited to 7:00 am — 6:00 pm,
Monday — Friday. The applicant submitted plans showing the roof -mounted
HVAC to be screened from the public right-of-way and abutting residential
properties.
The site plan indicates buffers to comply with code standards.
A grading plan has been submitted. Based on the plan, the height of the
proposed retaining wall is now closer to 9 feet; within the allowable height without
need for a variance. Required half -street improvements to Vimy Ridge Road
will be constructed. The driveway width is 36 feet, as allowed. A variance is
requested to allow for the location of the driveway which is closer to the side
property line than typically allowed. Staff supports that variance. The required
25 foot wide strip along the side of the drainage/stream has been shown on
the plan.
FA
September 12, 2019
ITEM NO.: 3 (Cont.
FILE NO.: Z-8286-C
The applicant has submitted a plan showing the installation of landscaping
materials on the inside edge of the 25 foot buffer along the east perimeter of the
site and along the north perimeter. A six foot tall privacy fence is also indicated
along those areas. The pad site for the building and parking is being raised some
9 feet above the eastern perimeter of the site and the residential homes to the
east. While the landscaping and fencing will provide good screening of the base
of the site, staff believes attention should be given to screening the pad site. The
rear of the building itself provides good screening for a portion of the site. Staff
believes screening in the form of dense evergreen plantings or an additional
screening fence should be installed on the eastern perimeter of the parking
lot/dumpster area on the north side of the building, at the parking lot/dumpster
level. This will help provide additional screening for the homes to the east.
Otherwise, to staff's knowledge, there are no outstanding issues. Staff believes
the proposed use is an appropriate use which will serve the residents of the
immediate community.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP subject to compliance with the
comments and conditions outlined in Sections 4, 5 and 6 and the staff analysis in
this agenda staff report.
Staff recommends approval of the requested driveway spacing variance.
PLANNING COMMISSION ACTION:
(SEPTEMBER 12, 2019)
The applicant was present. There was one registered objector present. The
chairman noted there were only seven commissioners present and offered
the opportunity to defer. The applicant stated he wished to proceed. Staff
presented the item and a recommendation of approval as outlined in the "staff
recommendation" above.
The applicant described the proposed new development. He stated screening
would be installed along the edge of the parking lot (as noted in the staff
analysis).
Troy Laha, of SWLRUP, spoke of problems with street improvements. He stated
a drainage structure adjacent to the site was not being widened, leaving it to the
public to fund. Staff responded that the box culvert on the south side of the site
was being extended to the back of the new sidewalk and there was no record of
this box culvert being over -topped.
September 12, 2019
ITEM NO.: 3 (Cont.) FILE NO.: Z-8286-C
There was no further discussion. A motion was made and seconded to approve
the item, including all staff comments and conditions. The motion was approved
by a vote of 7 ayes, 0 noes, 3 absent and 1 open position.
E7
SUBDIVISION COMMITTEE COMMENTS
AUGUST 21, 2019
ITEM NO.:3. VIMY RIDGE ROAD GENERAL RETAIL STORE
CONDITIONAL USE PERMIT
SOUTH OF 13403 VIMY RIDGE ROAD Z-8286-C
Planning Staff Comments-
1. There is no bill of assurance for this acreage tract
2. Provide building height as defined by Little Rock City Code 18'-0" (See attached Exterior Elevation)
3. Provide signage plan to comply with City Code (See attached Signage Details)
4. Provide days and hours of operation 7:00 am to 11:00 pm (7 days a week)
5. Locate and describe all proposed site lighting; should all be low-level and directional,
shielded downward and into the site. Will comply. Please see cover letter.
6. Describe dumpster screening materials 6' Wood Privacy Fence with Wood Gate.
7. Due to proximity of residential properties, dumpster service hours should be limited to 7.00
a.m. to 6:00 p.m., Monday — Friday. Will Comply
8. Provide dimensions of typical parking space and HC space. See Civil Plans
9. Locate and describe all existing and proposed fencing. Will Comply
10. Roof -mounted HVAC is to be screened from the public right-of-way and abutting residential
properties. (All HVAC units will be screened from view. See attached Building Elevations)
11. Submit plan for screening/buffering of the site at the top of and base of the retaining wall.
Variance/Waivers:
None requested
We are requesting a variance for the drive, per city comments and to meet regulations.
Public Works:
1. Vimy Ridge 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. (ROW has been dedicated. See cover letter.)
2. With site development, provide design of street conforming to the Master Street Plan.
Construct one-half street improvement to Vimy Ridge Road including 5-foot sidewalks with
planned development. The new back of curb should be placed 29.5 ft from the existing
centerline. Per Sec. 30-281, on arterial streets the adjacent developer its responsible for
constructing the initial 15 ft of the span length of the box culvert for the widened street
section. The existing curb to the south should be relocated to tie into the proposed curb
adjacent to the subject property. (See Civil Plans)
3. All driveways shall be concrete aprons per City Ordinance. (See Civil Plans)
4. A grading permit in accordance with section 29-186 (c) & (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. (See Civil Plans)
5. Retaining walls designed to exceed 15 ft in height are required to seek a variance for
construction. Provide proposed wall elevations. The plans show a maximum wall height
of 16 ft. Provide
grading and drainage plan showing proposed contours on site including on both the east
and west and north and south sides of the stream. (See Civil Plans)
ITEM NO.: 3. (CON'T] (Z-8286-C)
6. Access to detention ponds must be provided to the public right-of-way and/or access
easement for future maintenance by the developer and/or local property owners'
association. (See Civil Plans)
7. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas
Department of Environmental Quality prior to the start of construction. Will Comply
8. Street Improvement plans shall include signage and striping. Public Works must approve
completed plans prior to construction. Will Comply
9. Street lights are required by Section 31-403 of the LR code. Provide plans for approval to
Traffic Engineering. Street lights must be installed prior to platting/certificate of occupancy.
Contact Traffic Engr 3791-1813 (Greg Simmons) for more info. Will Comply
10.Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to
doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis
Herbner) for more information. Will Comply
11. Hauling of fill material on or off site over municipal streets and roads requires approval prior
to a grading permit being issued. Contact Public Works Traffic Engineering at 621 S.
Broadway, (501)379-1805 (Travis Herbner) for more information. Will Comply
12. Damage to public and private property due to hauling operations or operation of
construction related equipment from a nearby construction site shall be repaired by the
responsible party prior to issuance of a certificate of occupancy. Will Comply
13.A minimum undisturbed strip 25 ft wide except for reasonable access shall be provided
along each side of streams having a 10 yr storm >150 cfs. The undisturbed strip should
be measured from the top of the bank. Provide the estimated stream flow and show buffer
on plan. Will Comply
14.Alteration of the water course will require approval from the Little Rock District of the US
Army Corps of Engineers prior to start of work. Will Comply
15. Driveway locations and widths do not meet the traffic access and circulation requirements
of Sections 30-43 and 31-210. Driveway spacing from the side property line on a minor
arterial street is 150 ft. A variance should be requested for the proposed location. The
width of driveway must not exceed 36 feet. We are requesting a variance for the drive.
Utilities and -Fire Department/County Planning_
Little Rock Reclamation Authority:
Sewer main extension required with easements if new sewer service is required for this
project. FOG analysis required if foodservice on site. We will work with the sewer department
Entergy:
to meet requirements.
Entergy does not object to this proposal. There does not appear to be any conflicts with
existing electrical utilities at this location. Three phase lines are located along the west
side of Vimy Ridge Road. Contact Entergy in advance to discuss electrical service
requirements, or adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT&T: No comment received.
ITEM NC.: 3. (CON'T) (Z-8286-C)
Central Arkansas Water -
All Central Arkansas Water requirements in effect at the time of request for water service
must be met.
The Little Rock Fire Department needs to evaluate this site to determine whether additional
public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are
required, they will be installed at the Developer's expense.
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 Little
Rock Fire Department is required. We will work with CAW to meet requirements.
Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water (CAW)
requires that upon installation of the RPZA, successful tests of the assembly must be
completed by a Certified Assembly Tester licensed by the State of Arkansas and approved
by CAW. The test results must be sent to CAW's Cross Connection Section within ten days
of installation and annually thereafter. Contact the Cross Connection Section at 377-1226
if you would like to discuss backflow prevention requirements for this project.
We will work with CAW to meet requirements.
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant.
Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be
26 feet, exclusive of shoulders. will Comply
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in
grade except as approved by the fire chief. (will Comply)
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of
buildings hereafter constructed shall be accessible to fire department apparatus by way of an
approved fire apparatus access road with an asphalt, concrete or other approved driving surface
capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
(Will Comply)
ITEM NO.: 3. (C0N'T) _ (Z-8286-r1
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section
C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the
Little Rock Fire Marshals Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-
918-3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Building Codes: No comments.
County Planning: No comments received.
Rock Region METRO: No comments.
Planning Division: No comments.
Landscape:
1. Any new site development must comply with the City's minimal landscape and buffer
ordinance requirements. Will Comply
2. A land use buffer six (6) percent of the average width/depth of the lot will be required
when an adjacent property has a dissimilar use of a more restrictive nature. A minimum
of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot
count toward fulfilling this requirement. The properties to the north and east are zoned
R-2 Will comply
A as a component of all land use buffer requirements, opaque screening, whether a
fence or other device, six (6) feet in height shall be required upon the property line side
of the buffer. In addition to the required screening, buffers are to be landscaped at the
rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. Will Comply
3. Street buffers will be required at six (6) percent of the average depth of the lot.
Requirements for landscaping in land use buffers shall be the same as perimeter
landscaping at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear
feet. Will comply
4. 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). The
minimum size of an interior landscape area shall be one hundred fifty (150) square feet
for developments with one hundred fifty (150) or fewer parking spaces. Interior islands
must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included
in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking
spaces. Will comply
ITEM NO.: 3. (CON T� _ 2-8286-C)
5. An irrigation system shall be required for developments of one (1) acre or larger.
Will Comply
6. The development of two (2) acres or more requires the landscape plan to be stamped
with the seal of a Registered Landscape Architect. Will comply
7. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be
given when preserving trees of six (6) inch caliper or larger. Will Comply
Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no
later than Wednesday, August 28, 2019. Required notice are to be sent via certified mail no later
than Wednesday, August 28, 2019. The City provided notices form must be used. Proof of notices
is to be provided to staff no later than September 6, 2019,