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HomeMy WebLinkAboutZ-8910 Staf AnalysisFebruary 20, 2014 ITEM NO.: 11 FILE NO.: Z-8910 NAME: Hicks Long -form PCD LOCATION: Located in the 6600 Block of Mabelvale Cut-off DFVFI-OPFR: H. Mark Hicks 10701 Chicot Road Mabelvale, AR 72103 ENGINEER: Laha Engineers 6602 Baseline Road, Suite E Little Rock, AR 72219 AREA: 6.14 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 1 R-2, Single-family Single-family residential 96up PROPOSED USE: Mini -warehouse VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: FT. NEW STREET: 0 LF The applicant is requesting a rezoning of the property from R-2, Single-family to PCD to allow the development of the site with mini -warehouse. The property contains 6.14 acres of which approximately 3 acres will remain in forest. Only the front half of the property will be developed, which is already cleared and leveled. The development is proposed in two (2) phases with the construction of 166 units initially and upon full build -out a total of 225 units. B. EXISTING CONDITIONS: The front portion of the site has few trees but the rear area is heavily wooded. To the east is an apartment development, a carwash and a convenience store. Further east is a beauty salon located on the corner of Stillman Drive and February 20, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8910 Mabelvale Cut-off. Immediately west of the site is a non -conforming skating rink. Along Mabelvale Cut-off to the west there are primarily single-family homes with the exception of a church located near Valley Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200-feet of the site along with the Santa Monica Neighborhood Association, the Yorkwood Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. 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. A variance must be requested for the applicant plan to grade north of the proposed area to be developed. 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Measures to control the increase in stormwater runoff from the increased impervious surface should be implemented to not damage adjacent property. 6. All driveways shall be concrete aprons per City Ordinance with ADA access ramps. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy power lines exist on the west and east side of the property and will need to remain in place. Center -Point Energy: No comment received. February 20, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) _ FILE NO.: Z-8910 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. A water main extension will be needed to provide water service to this property. 3. 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. 4. 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. 5. 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. 6. Contact Central Arkansas Water regarding the size and location of the water meter. 7. 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. 8. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 141 February 20, 2014 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z-8910 9. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Location 1/2 mile from #17 and #22 bus routes. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density is for single-family homes at densities no greater than six (6) dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PCD (Planned Commercial District) to allow for a mini -warehouse development on the site. Master Street Plan: Mabelvale Cut -Off Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Mabelvale Cut -Off Road since it is a Minor 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 land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer 2 February 20, 2014 SUBDIVISION ITEM NO.: 11 (Cont. FILE NO.: Z-8910 shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the City, Section 15-81. 3. The property to the north, and west are zoned R-2, Single-family therefore, a minimum thirteen and a half (13.5) foot buffer (6% of the average lot width) is required on the west property line and a fifty (50) foot wide buffer (the maximum dimension) is required along the north property line. 4. A portion of the property to the east is zoned MF-24 therefore, a minimum thirteen and a half (13.5) foot buffer (6% of the average lot width) is required on the east property line. 5. The zoning buffer ordinance requires a fifty foot (50') street buffer along Mabelvale Cut-off. 6. Interior landscape areas shall comprise a minimum of eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. 7. Landscape within or adjacent to vehicular use areas shall be protected with wheel stops, curbing, or other vehicular controls. 8. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 9. Dumpsters shall be screened from abutting properties and streets. The screen shall exceed the height of the dumpster or trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. 10. The development of two (2) acres or more requires an approved landscape plan stamped with the seal of a registered landscape architect prior to the issuance of a building permit. 11. A landscape irrigation system shall be required for developments of one (1) acre or larger. 12. 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: (January 29, 2014) Mr. Mark Hicks and Mr. Troy Laha were present representing the request. Staff presented an overview of the development stating there were outstanding technical issues associated with the request in need of addressing prior to the 5 February 20, 2014 SHBDIVISION ITEM NO.: 11 (Cont. FILE NO.: Z Commission acting on the request. Staff questioned the proposed signage plan, the maximum building height and the days and hours of operation. Staff also questioned if there would be an on -site managers residence. Public Works comments were addressed. Staff stated a grading permit was required prior to construction on the site. Staff also stated the City's Stormwater Detention Ordinance would apply to the future development of the site. Landscaping comments were addressed. Staff stated screening and buffering was required along the sites northern, eastern and western perimeters. Staff stated a fifty foot street buffer was required along Mabelvale Cut-off. Staff stated dumpsters were required to be screened to a minimum of two feet above the dumpster enclosure. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter to staff addressing a number of the issues raised at the January 29, 2014, Subdivision Committee meeting. The applicant has provided the proposed signage plan, the days and hours of operation and the maximum building height for the units. The site will not have 24-hour access. Access to the mini -warehouse units will be until 10:00 pm. There will be an on -site manager but the manager will not reside on -site. The office hours are proposed from 8:30 am to 5:00 pm daily. A 10-foot by 20-foot building will be placed on the site to serve as the office. The maximum building height for the mini -warehouse units is 10-feet. The mini -warehouse units will be constructed of aluminum based alloy as the primary material. The roof material will be a non -reflective metal. All site lighting will be low level and directional, directed downward and into the site. The applicant has indicated there will be building signage located along Mabelvale Cut-off. The sign is proposed as a four (4) by four (4) sign. The site plan indicates the placement of a ground sign within the landscape area on Mabelvale Cut-off. The sign is proposed with a maximum height of eight (8) feet and a total sign area of 32 square feet. The sign will be placed on a stacked stone base not to exceed one (1) foot in height. C: February 20, 2014 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-8910 The applicant has indicated the units will not have electrical service. The only electrical service to the site will be for the office, security lighting and to operate the front gate and security cameras. The applicant has indicated there will not be a dumpster placed on the site. The rear of the buildings will be used to screen and secure the site. Fencing will be placed along the perimeters where there is a break in the buildings. The fencing will be black aluminum rod type fencing with a maximum height of six (6) feet. The applicant is requesting a rezoning of the property from R-2, Single-family to PCD to allow the development of the site with mini -warehouse. The property contains 6.14 acres of which approximately 3 acres will remain in forest. Only the front half of the property will be developed, which is already cleared and leveled. The development is proposed in two (2) phases with the construction of 166 units initially and upon full build -out a total of 225 units. The applicant has indicated should additional units within the rear potion of the property be considered in the future an amendment to the PCD zoning and site plan will be sought. Staff is not supportive of the applicant's request. The property is shown on the City's Future Land Use Plan as Residential Low Density (RL). This classification designates the area as single-family homes at densities no greater than six (6) dwelling units per acre. Although there is a non -conforming commercial use across the drive from this development the remainder of the area is residential both single-family and multi -family. There are areas of commercial zoning located to the east and west of this site at the intersections of Chicot and Mabelvale Cut-off and Geyer Springs Road and Mabelvale Cut-off. Staff feels the commercial use should not be placed within this area which is predominately residential when there is available commercial property located within this general area. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014) The applicant was present. There were registered objectors and one registered in support of the request. The Chair informed the applicant there were eight (8) Commissioners present. The Chair stated it was the Commission's practice that when fewer than nine (9) Commissioners were present the applicant was offered the option of 7 February 20, 2014 SUBDIVISION ITEM NO.: 11(Cont.)FILE NO.: Z-8910 deferral to a later meeting to allow more members to be present to hear the request. The Chair stated for an item to be approved six (6) positive votes were required. Mr. Mark Hicks stated he desired to move forward with the item. Staff presented the item with a recommendation of denial. Mr. Mark Hicks addressed the Commission on the merits of the request. He stated to the left of the development site was a skating rink. He stated to the north and east was multi -family. He stated this area along Mabelvale Cut-off was commercial. He stated this site was the only property that remained residential. Mr. Hicks requested the Commission maintain uniformity in the area and allow the rezoning of the site. He stated the back'/2 of the property would remain wooded which would act as a buffer to the residential uses to the north. Mr. Hicks stated there was a need for this service in the area due to the number of apartments and single-family homes. Ms. Pat Gee addressed the Commission in support of the request. She stated she had known Mr. Hicks for a number of years. She stated she felt the use was appropriate for the site. She stated the Yorkwood neighborhood was not located across the street but to the west of the proposed development. Ms. Gee stated the property had been vacant for 30 plus years and was not viable for single-family development. She stated there were apartments all around the site and commercial both to the east and west of the site. Ms. Gee requested the Commission support the request. Mr. Leroy Mayfield, President of the Yorkwood Neighborhood Association, addressed the Commission in opposition of the request. He stated he had lived in the area for 23 years. He stated the development might not be directly across the street from the Yorkwood neighborhood but it was in the immediate vicinity. Mr. Mayfield stated the neighborhood had worked with the City for a number of years to raze a carwash just east of this site which had become a drug haven. Mr. Mayfield stated to rezone this site to allow a commercial business would impact the quality of life for area residents and diminish property values. He stated the neighborhood wanted the property to remain zoned residentially. Mr. Earnest Jacob addressed the Commission in opposition of the request. He stated there was a school bus stop located on Mabelvale Cut-off near the site. He stated the children from the apartments and the Yorkwood Subdivision walked to the skating rink and the apartment development. Mr. Jacob stated the development of the site with mini -warehouse would only increase the amount of traffic in the area. He stated there was the potential for parking of 18-wheelers on the site since residents could not park their vehicles at their house. Mr. Jacob stated the development would potentially become a haven for drugs and stated the neighborhood strongly opposed the rezoning. I13 February 20, 2014 SUBDIVISION ITEM NO.: 11 [Cont. FILE Ms. Pam Adcock, President of Southwest Little Rock United for Progress, addressed the Commission in opposition of the request. She stated SWLR UP voted at their February 3, 2014, meeting to oppose the request. Ms. Adcock stated a total of nine (9) neighborhoods were represented for the vote, two (2) were in support of the development, six (6) were opposed and one (1) abstained. She stated the abstention was cast by the Cloverdale representative, Mr. Laha due to conflict of interest. She stated in general the development was in violation of the approved land use plan. Ms. Adcock stated the area was residential and requested the area remain as residential. She stated a mini warehouse would be disruptive to the adjacent single- family homes and the Yorkwood neighborhood. Ms. Adcock stated there were commercial properties in the area which could be developed and stated SWLR UP advised the applicant to research those properties. Mr. Hicks addressed the Commission stating there would be no overnight parking of vehicles on the site. He stated there were two (2) sizes of buildings which would not allow for parking of vehicles. He stated he lived in the area and there had been little to no development or redevelopment in the general area for a number of years. Mr. Hicks stated this property was an island of residential with commercial uses and zoning all along Mabelvale Cut-off both to the east and west. He stated Mabelvale Cut-off was a main street and the site would most likely not develop as single-family. Mr. Hicks stated he was maintaining the woods to the north to protect the neighborhood. He stated this was an appropriate location for the proposed development. Mr. Mayfield stated the plan included 220 units at full build -out and access to the site until 10 pm. He stated this was intrusive to the neighborhood. There was a general discussion concerning the proposed request development pattern in the area. The chair entertained a motion fo item including all staff recommendations and comments expect tha motion failed by a vote of 0 ayes, 8 noes and 3 absent. 9 t and the existing r approval of the of denial. The ITEM NO.: 11. NAME: Hicks Long -form PCD LOCATION: located in the 6600 Block of Mabelvale Cut-off Planning Staff Comments: 1 2 3 El I•1 0 7. 8. Z-8910 Ila Notices have been provided.'�"�'' Will the development be constructed in phases or will the development be constructed in a single phase. Provide a phasing plan. ANSWER: Any future development at this point is speculative so it is currently only considered this single phase, initial development. Provide the number of units proposed for conditioned storage. Will the units have electricity? The cover letter makes reference to no electrical service to the units. ANSWER: There will be no conditioned storage, and no electricity provided to the units at all. The only electricity on site will be for the office and the main lighting at the front of the gate, the gate and security cameras. Will the site have 24-hour access? ANSWER: No, the site will not have 24-hour access. There will be a closing time every night of either 9:00 p.m. or 10:00 p.m. (Closing time for office will be 5:00 p.m., main front gate will operate until the later closing time.) Will there be a dumpster located on the site? If so provide the location of the proposed dumpster and a note indicating the screening. Will the hours of dumpster service be limited to daylight hours? If so provide a note on the site plan stating the hours of dumpster service. ANSWER: No current plans for a dumpster. Provide details of the proposed signage plan. Provide the total height and area of the proposed ground sign on Baseline Road. ANSWER: Signage will be 8 feet tall, the sign itself will be 4 x 8 feet. Corresponding with any set back requirements of the City. There will be no night lighting for the sign. Sign area will be landscaped and attractive. Landscaping will include a semi -circular perimeter of stacked stones with mulch inside. Stacked stones will be approximately 1 foot high around sign. Provide details of the proposed building signage including the location and percentage of fagade area to be covered with signage. ANSWER: The only additional signage other than the street sign, will be a small 4x4 sign on the right, bottom side of the office. The front of the office is 20 feet long so a 4X4 sign is a minimal percentage of coverage of the front fagade area. Will there be fencing located on the perimeters of the development. Provide details of the proposed fencing including the total height and construction material. ANSWER: Fencing will be in the front with a main gate. The right and left side perimeters of the buildings will be used as the borders for the right and left sides with no fence in those areas. Fencing will be in the back middle where the buildings do not meet. (Marked on site plan.) Fencing will be standard black aluminum rod type fencing, and will be the same as the apartment Item # 11. complex located behind and to the right side of the property for uniformity for the area. Fencing will be 6 feet tall. 9. Will there be an on -site manager's residence located on the site. If so provide the square footage proposed for the residence. ANSWER: No residence on site, only a small office only open during normal business hours (8:30-5:00), office is 10X20 feet shown on site plan. 10. Provide a note on the site plan indicating the maximum building height proposed for the mini -warehouse units. ANSWER: Maximum height will be 9.5 feet tall, other units will be 8.5 feet tall. 11. Provide details of the proposed construction materials for the mini -warehouse units. Will the roof material be constructed of non -reflective material? ANSWER: Units will be made out of standard materials for industry standard units, Aluminum based alloy is primary material. Roof material will be non -reflective and insulated to prevent leakage. 12. Provide the phasing plan. ANSWER: No phasing plan at this time. 13.All site lighting must be low level and directional, directed downward and into the site. ANSWER: Yes this will be complied with. Variance/Waivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. 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. A variance must be requested for the applicant plan to grade north of the proposed area to be developed. 3. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Measures to control the increase in stormwater runoff from the increased impervious surface should be implemented to not damage adjacent property. 6. All driveways shall be concrete aprons per City Ordinance with ADA access ramps. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: Entergy power lines exist on the west and east side of the property and will need to remain in place. Center -Point Energy: No comment received. Item # 11. 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. A water main extension will be needed to provide water service to this property. 3. 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. 4. 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. 5. 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. 6. Contact Central Arkansas Water regarding the size and location of the water meter. 7. 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. 8. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 9. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Location Y2 mile from #17 and #22 bus routes. Item # 11. Parks and Recreation: No comment received. Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density is for single-family homes at densities no greater than six (6) dwelling units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to PCD (Planned Commercial District) to allow for a mini -warehouse development on the site. Master Street Plan: Mabelvale Cut -Off Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Mabelvale Cut -Off Road since it is a Minor 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 minimal landscape and buffer ordinance requirements. 2. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-81. 3. The property to the north, and west are zoned R-2, Single-family therefore, a minimum thirteen and a half (13.5) foot buffer (6% of the average lot width) is required on the west property line and a fifty (50) foot wide buffer (the maximum dimension) is required along the north property line. 4. A portion of the property to the east is zoned MF-24 therefore, a minimum thirteen and a half (13.5) foot buffer (6% of the average lot width) is required on the east property line. 5. The zoning buffer ordinance requires a fifty foot (50') street buffer along Mabelvale Cut-off. 6. Interior landscape areas shall comprise a minimum of eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. 7. Landscape within or adjacent to vehicular use areas shall be protected with wheel stops, curbing, or other vehicular controls. 8. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. Item # 11. 9. Dumpsters shall be screened from abutting properties and streets. The screen shall exceed the height of the dumpster or trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. 10. The development of two (2) acres or more requires an approved landscape plan stamped with the seal of a registered landscape architect prior to the issuance of a building permit. 11.A landscape irrigation system shall be required for developments of one (1) acre or larger. 12.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/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, February 5, 2014. Item # 11.