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HomeMy WebLinkAboutZ-8407 Staff AnalysisFILE NO.: Z-8407 NAME: Dowler Properties Short -form PCD LOCATION: Located at 4201 Baseline Road DEVELOPER: Ron and Donna Dowler 4201 Baseline Road Little Rock, AR 72209 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 TOTAL SITE AREA: 2.1 acres NUMBER OF LOTS: 2 REZONING AREA: 1.15 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: R-2, Single-family FT. NEW STREET: 0 LF Single-family Residential, Non -conforming Trucking Business PCD PROPOSED USE: Office, Warehouse and Light Fabrication VARIANCES/WAIVERS REQUESTED: A five year deferral of the required street construction to Bruno Road. A. PROPOSAL/REQUEST: The applicant is proposing to subdivide this 2.15-acre tact into two (2) lots and to rezone the resulting northern 1.15-acre lot to PCD. The owners propose the construction of a new 10,000 square foot office warehouse building and 10 parking spaces. The owners propose to use the building for light fabrication of automobile parts. The parts will be assembled and warehoused at this facility until delivery or pickup. There will be no retail activity taking place at this site. A perimeter fence will be installed on the site for security. Security lighting will also be installed. FILE NO.: Z-8407 (Cont. The site plan indicates the placement of ten parking spaces within the front yard area and a loading dock along the western facade of the building. A pylon sign is proposed located near the entrance drive. The hours of operation are from 8 am to 5 pm, Monday through Friday. The development is proposed with two lots. Lot 8A will front on Baseline Road and will be developed with the office warehouse use. Lot 8B will front Bruno Road and will remain zoned R-2, Single-family. B. EXISTING CONDITIONS: The site contains an office building which appears to be used as a commercial trucking office. There is also a truck trailer located on the site along the western perimeter. East of the site is a property zoned PD-C which is a welding shop and further east are additional commercial uses. North of the site is vacant 0-3, General Office District zoned property. East and south east of the property are a number of manufactured homes. The area proposed as Lot 8B is currently vacant. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a call from the Upper Baseline Neighborhood Association in support of the request. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site and the Upper Baseline Neighborhood Association and Southwest Little United for Progress were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Remove existing western driveway curb cut. 4. Bruno Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Bruno Road including 5-foot sidewalks with the planned development. 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. RAI FILE NO.: Z-8407 Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANN Wastewater: Sewer available to this property. Enter : Approved as submitted. 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #15 — The 65th Street Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs East Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning for Dowler Properties Short form Planned Commercial Development. The application is for Commercial use. The requested use does not require a change to the Land Use Plan. Master Street Plan: Baseline Road is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Baseline Road since it is a Principal Arterial. This street may require dedication of right-of- way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in this vicinity. Neighborhood Action Plan: This area is covered by the Upper Baseline Neighborhood Plan. The Economic Development Goal states: "Create a competitive and adaptable economic environment that encourages investment and diversity of employment opportunities." Landscaae: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 3 FILE NO.: Z-8407 (Cont. 2. The zoning ordinance requires an average street buffer of thirteen feet (13) and in no case less than nine (9) foot wide. 3. The zoning buffer ordinance requires a thirteen foot (13') wide land use buffer along the southern property line next to the separate residentially platted lot. 4. The zoning buffer ordinance requires a twelve and one half foot (12'-6") wide land use buffer along the western property line. Seventy percent (70%) of this area is to remain undisturbed. 5. The property to the south and the west is zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the western and southern perimeters of the site. 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 site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (October 9, 2008) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the development stating there were a few additional items necessary to complete the review process. Staff requested details of the proposed alternative uses of the site. Staff also requested the applicant provide the location of the proposed dumpster facility and note if the hours of service would be limited to daylight hours. Staff also requested a legal description for that portion of the property to be rezoned. Public Works comments were addressed. Staff stated the storm water detention ordinance would apply to future development of the site. Staff also stated Bruno Road was classified on the Master Street Plan as a residential street and would require right of way dedication and street construction per the Master Street Plan standards. Mr. White questioned if a deferral of the improvements to Bruno was appropriate. Staff stated they would support a five year deferral of the improvements to Bruno Road. Landscaping comments were addressed. Staff stated screening was required along the perimeters of the site with either a wood fence or dense evergreen plantings. Staff stated the utilization of existing vegetation was allowed to provide the required screening. 0 FILE NO.: Z-8407 Cont. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact these agencies for additional information. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action. K ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the October 9, 2008, Subdivision Committee meeting. The applicant has provided the location for the proposed dumpster, indicated the hours will be limited to daylight hours and provided a legal description for the area proposed for commercial activity. The revised plan indicates a dedication of right of way 25-feet from centerline for Bruno Road. The hours of operation are from 8 am to 5 pm, Monday through Friday The plan indicates the placement of a single ground mounted sign along Baseline Road. The sign is proposed with a maximum sign height of 36-feet and a maximum sign area of 160 square feet. Building signage is proposed consistent with signage allowed in commercial zones or a maximum of ten percent of the fagade area. The use of the property is for light fabrication including warehousing. The alternative uses for the site included office warehouse, the uses identified in the C-3, General Commercial Zoning District excluding Amusement, commercial, inside, Bar, lounge or tavern, Cigar, tobacco and candy store, Convenience food store with gas pumps and Pawn shop. The parking requirement for a light manufacturing, processing and wholesaling facility is one space per 600 gross square feet of floor area. The building is proposed to contain 10,000 square feet with 10 parking spaces. The parking ordinance would typically require the placement of 16 parking spaces to serve the use. The owners have indicated there is little to no customer traffic and there are only eight employees of the business. The site plan indicates areas for additional parking should the need arise in the future for additional spaces. A loading dock is proposed along the western fagade of the building. The site plan indicates the placement of landscaping and screening as required by the landscape and buffer ordinances. A screening fence will be installed along the western perimeter. Along the southern perimeter, a chain link fence will be installed and the screening requirement will be met by providing dense evergreen vegetation in this area. The development is proposed with two lots. Lot 8A will front on Baseline Road and will be developed with the office warehouse use. Lot 813 will front Bruno Road and will remain zoned R-2, Single-family. The improvements per the Master Street Plan have been complete to Baseline Road. The applicant is seeking a five-year deferral of the required improvements to Bruno Road. Staff is 5 FILE NO.: Z-8407 supportive of the deferral request. The area along Bruno Road will remain as residential and no access to the road is planned with the commercial activity. Staff recommends the deferral be for a period of five years or until adjacent development occurs which ever occurs first. Staff is supportive of the request. The request is to subdivide this 2.15-acre lot into two (2) lots and to rezone the resulting northern 1.15-acre lot to PCD. The development is proposed with the construction of a new building with 10,000 square feet. The building will be used for light fabrication of automobile parts. The automobile parts will be assembled and warehoused at this facility. No retail activity will be taking place at this site. To staffs knowledge there are no outstanding technical issues associated with the request. Staff feels the development of the site will have minimal impact on the area. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the deferral request of the required street construction to Bruno Road for a period of five years or until adjacent development occurs, which ever occurs first. PLANNING COMMISSION ACTION: (OCTOBER 30, 2008) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the deferral request of the required street construction to Bruno Road for a period of five years or until adjacent development occurred, whichever occurred first. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for approval as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. 9 October 30, 2008 ITEM NO.: 15 FILE NO.: Z-8407 NAME: Dowler Properties Short -form PCD LOCATION: Located at 4201 Baseline Road DEVELOPER: Ron and Donna Dowler 4201 Baseline Road Little Rock, AR 72209 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 TOTAL SITE AREA: 2.1 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF REZONING AREA: 1.15 acres CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential, Non -conforming Trucking Business PROPOSED ZONING: PCD ROPOSED USE: Office, Warehouse and Light Fabrication VARIANCES [WAIVERS REQUESTED construction to Bruno Road. A. PROPOSAUREQUEST: A five year deferral of the required street The applicant is proposing to subdivide this 2.15 acre tact into two (2) lots and to rezone the resulting northern 1.15 acre lot to PCD. The owners propose the construction of a new 10,000 square foot office warehouse building and 10 parking spaces. The owners propose to use the building for light fabrication of automobile parts. The parts will be assembled and warehoused at this facility until delivery or pickup. There will be no retail activity taking place at this site. A perimeter fence will be installed on the site for security. Security lighting will also be installed. October 30, 2008 SUBDIVISION ITEM NO.: 15 (Cont. FILE NO.: Z-8407 The site plan indicates the placement of ten parking spaces within the front yard area and a loading dock along the western facade of the building. A pylon sign is proposed located near the entrance drive. The hours of operation are from 8 am to 5 pm, Monday through Friday. The development is proposed with two lots. Lot 8A will front on Baseline Road and will be developed with the office warehouse use. Lot 8B will front Bruno Road and will remain zoned R-2, Single-family. B. EXISTING CONDITIONS: The site contains an office building which appears to be used as a commercial trucking office. There is also a truck trailer located on the site along the westem perimeter. East of the site is a property zoned PD-C which is a welding shop and further east are additional commercial uses. North of the site is vacant 0-3, General Office District zoned property. East and south east of the property are a number of manufactured homes. The area proposed as Lot 8B is currently vacant. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a call from the Upper Baseline Neighborhood Association in support of the request. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site and the Upper Baseline Neighborhood Association and Southwest Little United for Progress were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Remove existing western driveway curb cut. 4. Bruno Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Bruno Road including 5-foot sidewalks with the planned development. 2 October 30, 2008 SUBDIVISION ITEM NO.: 15 (Cont. FILE NO.: Z-8407 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: Approved as submitted. Center -Point Enemy: 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #15 — The 65th Street Route. F. ISSUESITECHNICAUDESIGN: Planning Division: This request is located in the Geyer Springs East Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning for Dowler Properties Short form Planned Commercial Development. The application is for Commercial use. The requested use does not require a change to the Land Use Plan. Master Street Plan: Baseline Road is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Baseline Road since it is a Principal Arterial. This street may require dedication of right-of- way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in this vicinity. 3 October 30, 2008 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.:_Z-8407 Nekghborhood Action Plan: This area is covered by the Upper Baseline Neighborhood Plan. The Economic Development Goal states: "Create a competitive and adaptable economic environment that encourages investment and diversity of employment opportunities." Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning ordinance requires an average street buffer of thirteen feet (13) and in no case less than nine (9) foot wide. 3. The zoning buffer ordinance requires a thirteen foot (13') wide land use buffer along the southern property line next to the separate residentially platted lot. 4. The zoning buffer ordinance requires a twelve and one half foot (12'-6") wide land use buffer along the western property line. Seventy percent (70%) of this area is to remain undisturbed. 5. The property to the south and the west is zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the western and southern perimeters of the site. 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 site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (October 9, 2008) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the development stating there were a few additional items necessary to complete the review process. Staff requested details of the proposed alternative uses of the site. Staff also requested the applicant provide the location of the proposed dumpster facility and note if the hours of service would be limited to daylight hours. Staff also requested a legal description for that portion of the property to be rezoned. 2 October 30, 2008 SUBDIVISION ITEM NO.: 15 (Cont. FILE NO.: Z-8407 Public Works comments were addressed. Staff stated the storm water detention ordinance would apply to future development of the site. Staff also stated Bruno Road was classified on the Master Street Plan as a residential street and would require right of way dedication and street construction per the Master Street Plan standards. Mr. White questioned if a deferral of the improvements to Bruno was appropriate. Staff stated they would support a five year deferral of the improvements to Bruno Road. Landscaping comments were addressed. Staff stated screening was required along the perimeters of the site with either a wood fence or dense evergreen plantings. Staff stated the utilization of existing vegetation was allowed to provide the required screening. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact these agencies for additional information. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the October 9, 2008, Subdivision Committee meeting. The applicant has provided the location for the proposed dumpster, indicated the hours will be limited to daylight hours and provided a legal description for the area proposed for commercial activity. The revised plan indicates a dedication of right of way 25-feet from centerline for Bruno Road. The hours of operation are from 8 am to 5 pm, Monday through Friday The plan indicates the placement of a single ground mounted sign along Baseline Road. The sign is proposed with a maximum sign height of 36-feet and a maximum sign area of 160 square feet. Building signage is proposed consistent with signage allowed in commercial zones or a maximum of ten percent of the facade area. The use of the property is for light fabrication including warehousing. The alternative uses for the site included office warehouse, the uses identified in the C-3, General Commercial Zoning District excluding Amusement, commercial, inside, Bar, lounge or tavern, Cigar, tobacco and candy store, Convenience food store with gas pumps and Pawn shop. The parking requirement for a light manufacturing, processing and wholesaling facility is one space per 600 gross square feet of floor area. The building is proposed to contain 10,000 square feet with 10 parking spaces. The parking ordinance would typically require the placement of 16 parking spaces to serve the use. The owners have indicated there is little to no customer traffic and there G� October 30, 2008 SUBDIVISION ITEM NO.: 15 (Cont.) _ _ FILE NO.: Z-8407 are only eight employees of the business. The site plan indicates areas for additional parking should the need arise in the future for additional spaces. A loading dock is proposed along the western facade of the building. The site plan indicates the placement of landscaping and screening as required by the landscape and buffer ordinances. A screening fence will be installed along the western perimeter. Along the southern perimeter, a chain link fence will be installed and the screening requirement will be met by providing dense evergreen vegetation in this area. The development is proposed with two lots. Lot 8A will front on Baseline Road and will be developed with the office warehouse use. Lot 8B will front Bruno Road and will remain zoned R-2, Single-family. The improvements per the Master Street Plan have been complete to Baseline Road. The applicant is seeking a five year deferral of the required improvements to Bruno Road. Staff is supportive of the deferral request. The area along Bruno Road will remain as residential and no access to the road is planned with the commercial activity. Staff recommends the deferral be for a period of five years or until adjacent development occurs which ever occurs first. Staff is supportive of the request. The request is to subdivide this 2.15 acre lot into two (2) lots and to rezone the resulting northern 1.15 acre lot to PCD. The development is proposed with the construction of a new building with 10,000 square feet. The building will be used for light fabrication of automobile parts. The automobile parts will be assembled and warehoused at this facility. No retail activity will be taking place at this site. To staffs knowledge there are no outstanding technical issues associated with the request. Staff feels the development of the site will have minimal impact on the area. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the deferral request of the required street construction to Bruno Road for a period of five years or until adjacent development occurs, which ever occurs first. Xr October 30, 2008 SUBDIVISION ITEM NO.: 15 Cont.) FILE NO.: Z-8407 PLANNING COMMISSION ACTION: (OCTOBER 30, 2008) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the deferral request of the required street construction to Bruno Road for a period of five years or until adjacent development occured, which ever occured first. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for approval as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. 7 ITEM NO.: 15. Z-8407 NAME: Dowler Properties Short -form PCD LOCATION: located at 4201 Baseline 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 notices must be mailed no later than October 15, 2008. The Office of Planning and Development must receive the proof of notice no later than October 24, 2008. 2. Provide details of the proposed signage, ground mounted and building. The maximum sign height typically allowed for commercial zones is 36-feet in height and 160 square feet in area. Building signage is typically allowed at 10 percent of the facade area facing a public right of way. 3. Provide details of the proposed fencing including to construction materials and height. 4. Will lot 8B remain zoned R-2, Single-family? 5. Will the gates operate during daylight hours or only during non -work hours? 6. Provide the location of the dumpster facility along with a note indicating the screening. 7. Provide the percentage of building coverage, the percentage of landscape area and the percentage of parking and drive areas. 8. Provide a legal description for Lot 8A if the area to the south is to remain zoned R-2, Single-family. 9. Are there any alternative uses being requested for the site? If so provide the proposed uses. Variance/Waivers., None requested. Public Works Conditions: 1. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 3. Remove existing western driveway curb cut. 4. Bruno Road is classified on the Master Street Plan as a residential street. A dedication of right-of-way 25 feet from centerline will be required. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Bruno Road including 5-foot sidewalks with the planned development. 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. Item # 15. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #15 — The 65th Street Route Planning Division. This request is located in the Geyer Springs East Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning for Dowler Properties Short form Planned Commercial Development. The application is for Commercial use. The requested use does not require a change to the Land Use Plan. Master Street Plan: Baseline Road is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Baseline since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in this vicinity. Neighborhood Action Plan: This area is covered by the Upper Baseline Neighborhood Plan. The Economic Development Goal states: "Create a competitive and adaptable economic environment that encourages investment and diversity of employment opportunities." Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning ordinance requires an average street buffer of thirteen foot (13) and in no case less than nine (9) foot wide. Currently, this minimal average amount isn't Item # 15. being met and additional green space can be gained by reducing the parking lot areas. 3. The zoning buffer ordinance requires a thirteen foot (13') wide land use buffer along the southern property line next to the separate residentially platted lot. Currently the future expansion is proposed within this buffer area; therefore, the buffer will need to be adjusted accordingly. 4. The zoning buffer ordinance requires a twelve and one half foot (12'-6") wide land use buffer along the western property line. Seventy percent (70%) of this area is to remain undisturbed. Currently, the driveway is located within this area; revise. 5. The property to the south and the west is zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the western and southern perimeters of the site. 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 site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/pian. Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, October 15, 2008. Item # 15.