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HomeMy WebLinkAboutZ-8501-A Staff AnalysisFILE NO.: Z-8501-A NAME: Stanton Optical Revised Short -form PCD LOCATION: Located at 112 South University Avenue DEVELOPER: Musa Realty Group 4800 North Federal Highway, Suite 201 B Boca Raton, FL 33431 ENGINEER, GarNat Engineering Attn. Vernon Williams P.O. Box 116 Benton, AR 72018 AREA: 0.39 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 PCD Retail and Optical Revised PCD Retail and Optical FT. NEW STREET: 0 LF VARIANCENVAIVERS: A variance from the Master Street Plan to allow a reduction in the required right of way dedication from 55-feet to 45-feet. BACKGROUND: Ordinance No. 20,216 adopted by the Little Rock Board of Directors on February 16, 2010, rezoned the site from C-3, General Commercial District to Planned Commercial Development. The approval allowed the construction of a 4,043 square foot building and seventeen (17) parking spaces. Any existing curb cut located on South University Avenue would be maintained for access. The building was proposed with a maximum building height of thirty (30) feet. The front facade was to be decorative panels. Windows without mullions were proposed. This development did not occur. ILE NO.: Z-8501 A A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The current request is to revise and reinstate the previously approved PCD (Planned Commercial Development) to allow the construction of a 3,780 square foot building 17 parking spaces. The applicant indicates the building will be used as an optical clinic with retail sales. The site is located within the Mid -town Design Overlay District which has specific development criteria related to building placement and building materials. B. EXISTING CONDITIONS: The former bank building was removed several years ago. The paving for the former parking lot is still in place. North of the site has redeveloped with two (2) new restaurants. There is an office building/school located to the west of the site. South of the site is the Park Avenue Shopping Center containing restaurant, retail and residential. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the Briarwood Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. University Avenue is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. 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. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 5. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 6. The City of Little Rock will not accept the proposed pipe placed in a public drainage easement. 2 LE NO, Z-8501-A (Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: The proposed building appears to be about 6 to 8 feet from an existing power pole on the south side of the property. There are strict OSHA requirements about how close individuals can come to power lines and these distances must be maintained. Contact Entergy in advance regarding future service requirements or to meet to talk specifically about the proposed work at this location to determine if the distance is adequate without having to modify the location of the existing electrical facilities. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public 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. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water regarding the size and location of water meter. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 3 7. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 9. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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. Fire H drants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey(a7,littlerock.org or Mark Alderfer at 501.371.4875; malderfer�little rock. org. Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use (MX) category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant has applied for a El FILE NO.: Z-8501-A (Cont. rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) for the construction of a retail building for optical on this site. The site is within the Midtown Design Overlay District. Master Street Plan: University Avenue is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on University Avenue 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 shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 3. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 4. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 5. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 6. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 7. FILE NO.: 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: (May 13, 2015) Mr. Vernon Williams was present representing the request. Staff presented an overview of the item stating there were a few outstanding technical issues associated with the request. Staff stated the site was located in the Mid -town I•1 FILE NO.: Z-8501-A (Cont. Design Overlay District which has specific development criteria related to site design and construction materials. Staff provided Mr. Williams with a list of the design items needed to complete the review process. Staff also questioned the maximum building height, the proposed signage plan and the location of any proposed dumpsters. Public Works comments were addressed. Staff stated a grading permit was required prior to any construction activities on the site. Staff stated prior to construction of any retaining walls an engineer's certification of design was to be submitted to public works for approval. Staff stated the City of Little Rock would not accept the proposed pipe placed in a public drainage easement. Landscaping comments were addressed. Staff stated a perimeter planting strip was required along any side of a vehicular use area that abutted adjoining property or a street right of way where the building was not constructed to the property line. Staff stated screening requirements were required adjacent to vehicular use areas. Staff stated an automatic irrigation system was required to water landscaped areas. Staff noted the comments from the various other agencies. There were no more 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 most of the technical issues associated with the request raised at the May 13, 2015, Subdivision Committee meeting. The applicant has provided the proposed signage plan, the location of the proposed dumpster, the maximum building height and addressed items necessary to complete a review of the request related to the Mid -town Design Overlay District. The request is to revise and reinstate the previously approved Planned Commercial Development (PCD) to allow the construction of a 3,780 square foot building and 17 parking spaces. The maximum building height proposed is less than 35-feet as allowed by the DOD. The applicant indicates the building will be used as an optical clinic. The clinic will house one (1) doctor and also provides 3,000 square feet of retail. The parking typically required for a doctor is six (6) spaces and for the retail use 10 parking spaces would typically be required. The Mid -town DOD states the minimum parking per the zoning ordinance shall be the maximum parking allowed. Staff is supportive of allowing the one (1) additional parking space. 9 FILE NO.: Z-8501-A The DOD states at least sixty percent (60%) of the ground level facing internal pedestrian circulation areas or streets are to be glass -windows, entry features or displays. The applicant has indicated they will comply with this requirement. The primary entrance to the development will be located on the north side of the building, not facing South University Avenue. The University Avenue side of the building will contain an exit. The exterior building materials and colors are to be aesthetically pleasing and compatible with materials and colors of neighboring developments. The applicant notes the new construction will comply with this requirement. For buildings less than 5,000 square feet the parking is to be located on the side and rear of the building. The parking as proposed is located along the side of the building. A single ground sign is proposed with a maximum building height of six (6) feet and a maximum sign area of 24 square feet. Building signage will be located on the north facade, the front of the building, and along the east facade, along South University Avenue. The signage will be limited to a maximum of ten (10) percent of the facade area on which the sign is placed. The site will contain a single dumpster location. The dumpster will be screened per the typical ordinance requirements or a minimum of two (2) feet above the containment area. A minimum landscape strip of nine (9) feet will be provided along South University Avenue. An additional nine (9) foot wide landscape strip will be provided along the northern and western perimeters. Internal landscaping will be provided per the Landscape Ordinance requirements. The request includes a variance to allow a reduction in the right of way requirement for South University Avenue. The Ordinance would typically require the dedication of a 55-foot right of way dedication from centerline. The applicant is requesting to be allowed a dedication of 45-feet from centerline to match the previous dedications made by the property owners to the north and south. Staff is supportive of the request. The applicant has made efforts to comply with the minimum standards established by the Mid -town DOD. Although there are minor variations from the DOD, no customer entrance on South University Avenue and the additional parking space, staff does not feel the variations are significant. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 7 FILE NO.: Z-8501-A (Cont. Staff recommends approval of the variance request from the Master Street Plan to allow a reduction in the required right of way dedication from 55-feet to 45-feet. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to the conditions outlined in the "staff recommendation" above. Staff also presented a recommendation of approval of the variance request from the Mater Street Plan to allow a reduction in the required right of way dedication for South University Avenue from 55-feet to 45-feet. Staff presented a recommendation stating the owner had agreed to make any necessary repairs to existing private stormwater pipe system running across the property discovered by the City of Little Rock staff or any other entity prior to the issuance of the certificate of occupancy. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. E:j ITEM NO.: 12. Z-8501-A NAME: Stanton Optical Revised Short -form PCD LOCATION: located at 112 South University Avenue Planning Staff Comments: 1. Provide notification of the property owners located within 200-feet of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than May 20, 2015. The Office of Planning and Development must receive the proof of notice no later than May 29, 2015. This has been done and proof has been provided to City of Little Rock. 2. The site is located within the Mid -town DOD. The DOD has specific development criteria related to building design and parking lot layout. a. At least 60% of the ground floor level facing internal pedestrian public circulation areas or streets shall be glass -windows, entry features or displays. Will comply. b. The primary fagade of a building shall be oriented parallel with the street, or to the principal vehicular or pedestrian routes of travel whether public or private. We will not comply with this requirement c. Buildings shall maintain a distinction between upper and lower levels; any elevation greater than 18-feet in height shall contain an architectural treatment, which visually divides the structure into "stories". N/A d. Primary entries shall be oriented to the street or to the principal vehicular or pedestrian routes of travel within a development. Will provide one entrance on north side of building and exit on the east side of the building. e. Buildings shall have clearly defined and visible customer entrances featuring elements such as overhangs, arcades, arches, canopies peaked roof forms, display windows. Will comply. f. All sides of building that face abutting public or private rights of way except alleys, shall feature at least one customer entrance. Building will have one customer entrance on the north side of the building. g. No elevation facing an arterial or greater street shall be primarily used as a service entry or otherwise be treated as the rear of the building. comply. h. New construction wider than one hundred linear feet shall be visually massed so as to break the structure visually. i. Roof lines shall be varied with a change in height every 100 linear feet. N/A j. Exterior building materials and colors shall be aesthetically pleasing and compatible with material and colors used in neighboring developments. Will comply. k. Small building requirements — Applies to buildings less than 5,000 square feet — Parking shall not wrap the building, but be limited to the side and rear areas. Building heights shall not exceed 35-feet. Will comply. I. Building setbacks — Front yard setback may be 0 but will not be more than 20-feet, excepting in those cases where grade changes make such setback impractical. Setback m. Side yard and rear yard setbacks may be o except where abutting single- family. Will comply. n. Utilities are to be underground. Trash enclosures shall be located in alleys wherever available or in common service areas for multiple developments. Unable to put trash in alley or common area. Trash enclosure is shown on the site plan. o. Signage is limited to 6-feet in height and 24 square feet in area. All signage will be on the building. p. No landscaping is required when the building is set at 0. When not at 0 the street buffer is required as by Chapter 15. No response. 3. Provide details of the proposed signage plan including ground and building signage. All signage will be on the building. Details of signage will comply with City of Little Rock requirements. 4. Provide the location of any proposed dumpster and a note concerning the screening. Dumpster enclosure is shown on site plan. Dumpster enclosure will be constructed from split face block with wooden gate. 5. Will the hours of dumpster service be limited to daylight hours? If so note the hours of dumpster service. Owner has not contracted for trash service yet. This information is not available. 6. Provide the maximum building height proposed for the new construction. 7. Provide details of any proposed fencing. Include the location, total height and construction materials. 8. Provide the number of doctors and/or staff persons for the business. Parking is based on the number of doctors (medical service provider) staffing the facility. Six (6) parking spaces per one (1) medical service provider. Parking was designed based on 1 eye doctor (6 park spaces) + 3000 sf of retail (14 spaces) = 20 spaces. 9. Identify the areas to be landscaped. Landscaped areas are identified on the site plan. 10. Provide the proposed building materials. Willa minimum of 60% of the street fagade be covered in glass? 11.Trees greater than 14 inches in diameter, measured at 4 Y2 feet above the ground, shall be protected from removal and damages in future development of the district. Any development within 50 feet of such tree shall be reviewed prior to development to assure protective measures are included and in place. N/A — no existing trees on site. 12. Lighting shall conform to the design overlay district standards. The intent is to prevent light from commercial developments from excessively illuminating the property in question, other properties or the night sky. Only light fixtures which are categorized as full cut-off fixtures shall be permitted. The use of fully shielded floodlights are permitted but not encouraged. Will comply. Variance/Waivers: A variance from the Master Street Plan to allow a reduction in the required right of way dedication from 55-feet to 45-feet. We request this variance. Public Works Conditions: 1. University Ave. is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. We request a variance to reduce the right-of-way dedication to 45 feet. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Will comply. 3. 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. 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. Will comply. 5. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. Will comply. 6. The City of Little Rock will not accept the proposed pipe placed in a public drainage easement. Storm sewer has been noted as private on site plan. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. No response. Entergy: The proposed building appears to be about 6 to 8 feet from an existing power pole on the south side of the property. There are strict OSHA requirements about how close individuals can come to power lines and these distances must be maintained. Contact Entergy in advance regarding future service requirements or to meet to talk specifically about the proposed work at this location to determine if the distance is adequate without having to modify the location of the existing electrical facilities. No response. Center pint Ener : No comment received. No response. AT & T: No comment received. No response. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Will comply. 2. 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. comply. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Will comply. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Will comply. 5. Contact Central Arkansas Water regarding the size and location of water meter. Will comply. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. Will comply. 7. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. Will comply. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. We do not anticipate installing a fire sprinkler system. 9. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Will comply. 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. Fire hydrants serving this project are on adjacent properties. 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). Number and Distribution of Fire Hydrants as per Table C105.1. Fire hydrants serving this project are on adjacent properties. Parks and Recreation: No comment received. No response. County Plannina: No comment. No response. CATA: No response. Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; cricheV(a-)_IittIerock.orq or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Will comply. Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use (MX) category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) for the construction of a retail building for optical on this site. The site is within the Midtown Design Overlay District. No response. Master Street Plan: University Avenue is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on University Avenue 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. No response. Bicycle Plan: There are no bike routes shown in the immediate vicinity. No response. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. Will comply. 2. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. Will comply. 3. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. Will comply. 4. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. Will comply. 5. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. Will comply. 6. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre a there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 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. There are no existing trees on site. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, May 20, 2015. Will comply.