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HomeMy WebLinkAboutZ-9295 Staff AnalysisJanuary 25, 2018 ITEM NO.: 12 NAME: LOCATION: OWNER/APPLICANT : Z-9295 Shiloh Seventh Day Adventist Church and Private School — Conditional Use Permit 2400 Maple Street Shiloh Seventh Day Adventist Church/Kwendeche PROPOSAL: A conditional use permit is requested to allow this existing church to operate a 40 student, Pre-K to 8t" grade private school. The property is zoned R-3. ITE LOCATION: The property is located on the west side of Maple Street, north of West 25t" Street. The site is located across Maple Street from the former Garland Elementary School. 2. COMPATIBILITY WITH NEIGHBORHOOD: A church has been located on this site no less than 70 years, going back to when it was constructed and occupied by Henderson Methodist Church. Garland Elementary School is located across Maple Street to the east. In December 2017, the Commission approved a conditional use permit to allow the Garland School property to be reused for a K-5 grade charter elementary school. Remodeling of that building is now underway. Single family residential properties are located in the immediate area around the church site. Along Asher Avenue, one block to the south, the uses are varied; including residential, office and commercial. The proposed addition of a small (40 student) private school to this existing church appears to staff to be an appropriate use. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Hope, Love, Stephens Area Faith and Midway Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: The site currently contains a concrete parking lot with 32 spaces. Access is off of two driveways onto Maple Street. The church proposes to maintain that parking lot and to construct a new 34 space parking lot south of the building. Access will be via a driveway onto Maple Street and a driveway onto the alley adjacent to the west (rear). The new parking lot will be landscaped to comply with Code Standards. A total of 66 parking spaces will be available. The school is proposed to have 10 classrooms (1 per January 25, 2018 ITEM NO.: 12 (Cont.) FILE NO.: Z-9295 grade) and assuming 2 employees per classroom and an additional 5 staff persons, 35 parking spaces would be required. 4. SCREENING AND BUFFERS: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (Y2) the full width requirement but in no case less than nine (9) feet. In addition to the required screening, buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. 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. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the north is zoned R2. 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. In addition to the required screening, buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. Proposed plant material is shown in the public right-of-way adjacent to the northeast portion of the site. A franchise agreement must be obtained from Little Rock Public Works to place landscape materials in the public right- of-way. 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. 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. 2 January 25, 2018 ITEM NO.: 12 Cont. FILE NO.: Z-9295 Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. A landscape irrigation system shall be required for developments of one (1) acre or larger. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 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. 5. PUBLIC WORKS: 1. Due to the proposed use of the property, the Master Street Plan specifies that 25th Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. A 20 feet radial dedication of right-of-way is required at the intersection of 25th Street and Maple Street. 3. With the parking lot access desired to the alley, the existing alley should be paved 20 ft. wide from the proposed driveway to 25th Street. 4. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to 25th Street including 5-foot sidewalks with planned development. The new back of curb should be located 13 ft. from centerline. 5. Sidewalks with appropriate handicap ramps are required to be constructed on Maple St. across the property adjacent to the proposed playground in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 6. Sidewalks with appropriate handicap ramps are required to be constructed along Maple St. from the existing sidewalk south to 25th 3 January 25, 2018 ITEM NO.: 12 (Cont.) FILE NO.: Z-9295 Street in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 7. If manual gates are proposed at parking lot driveways, the gates should be located at least 20 ft. from the street curb and alley. 8. A proposal is being made by the Garland School to change the traffic flow direction on 24th Street and 25th Street. 6, UTILITIES AND FIRE DEPARTMENT/BUILDING CODES: Little Rock Reclamation Authority: No comment. Entergy: Entergy does not object to this proposal. Service is already being provided to this property and structures with no apparent conflicts with existing facilities. Contact Entergy in advance to discuss any changes to electrical service requirements, or adjustments to existing facilities (if any) as this proposal proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No comments received. Contact CAW. Fire Department: Full plan review Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed n January 25, 2018 ITEM NO.: 12 (Cont.) _ FILE NO.: Z-9295 shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. y91 January 25, 2018 ITEM NO.: 12 (Cont.) FILE NO.: Z-9295 D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200 Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Building Codes: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. For A January 25, 2018 ITEM NO.: 12 FILE NO.: Z-9295 information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; cricheyelittlerock.org 7. TRANSPORTATION/PLANNING: County Planning: No comment. Rock Region METRO: This location is within 3 blocks of the 14 — Rosedale route. We have no objections to the conditional uses. Planning Division: No comment. SUBDIVISION COMMITTEE COMMENT: (JANUARY 3, 2018) Kwendeche was present representing the application. Staff presented the item. The applicant was asked to provide a copy of the plat/bill of assurance for that portion of the property that is within the R. C. Butler Addition. The applicant was asked to provide a signage plan and to relocate the dumpster out of the alley right-of-way. Staff stated dumpster service hours should be limited to Monday through Friday, 7:00 a.m. to 6:00 p.m. due to the close proximity of residences. Staff asked that the applicant locate and describe any existing and proposed site lighting. In response to a question, the applicant stated the northernmost lot would only be required from a bank if the CUP was approved. He stated there was an agreement with the bank, contingent upon the approval. Public Works comments were discussed. The applicant stated he had visited with the traffic engineer who was working on the Garland School project and he was aware of proposed traffic pattern changes for,the charter school. He stated his plans took those changes into consideration. Landscape Comments were discussed. It was noted that the proposed plan was somewhat deficient in perimeter landscaping but there was room on the plan to remedy that issue. Other Agency comments were noted. The applicant was advised to respond to staff issues by January 10, 2018. The Committee forwarded the item to the full Commission. II January 25, 2018 ITEM NO.: 12 (Cont. STAFF ANALYSIS: ILE NO.: Z-9295 The R-3 zoned property located at 2400 Maple Street is occupied by Shiloh Seventh Day Adventist Church. A church has been located on this site for no less than 70 years. It was previously the home of Henderson Methodist Church. The property contains a two story, brick building comprised of a sanctuary wing and an education wing. A 32 space parking lot is located on the site. The church owns additional property to the south and across the alley to the west. An offer has been made to purchase the vacant lot directly north of the church property. The church is requesting approval of a conditional use permit to allow for the opening of a small private school utilizing a portion of the existing church building. The proposed school is to have an enrollment of 40 students. There will be one classroom in each grade of Pre-K to 8t" grade. Classes will be in the church's education building. Classes will follow the typical school year schedule. An existing kitchen and dining hall in the basement of the sanctuary building will be utilized for food service. An elevator will be installed as will a new, enclosed fire - rated stairway. The building will be remodeled to accommodate the new use; including the addition of ADA accessible restrooms on each floor. There will be some minor updating of the exterior of the building. A new, 34 space, asphalt paved parking lot will be constructed on two vacant lots located south of the church building. This new parking lot will have a single driveway onto Maple Street and a driveway onto the alley adjacent to the west. The parking lot will be landscaped to comply with code standards. Any site lighting will be low-level and directional, shielded downward and into the site. The single, existing ground -mounted sign will be redesigned to include the new school name. A wall sign will likely also be added. The dumpster will be located behind the building, off of the alley on a lot that the church owns on the west side of the alley. The dumpster will be screened to code standards. Dumpster service hours are to be limited to Monday through Friday, 7:00 a.m.to 6:00 p.m. Drop-off/pick- up of students will occur in the existing parking lot. The existing playground, located south of the church building, will be relocated to the newly acquired lot north of the church. This new lot will be developed as a playground and will also contain a greenhouse that will be used for educational purposes. Staff is supportive of the requested CUP. Allowing this small (40 student) private school to be operated within this existing church appears to be an appropriate use. A much larger charter school will be operating directly across Maple Street. The plats/bills of assurance for R. C. Butler and Henderson Additions do not address use issues. The applicant submitted a revised site plan indicating required right-of- way dedication and landscape areas. 0 January 25, 2018 ITEM NO.: 12 (Cont. STAFF RECOMMENDATION: FILE NO.: Z-9295 Staff recommends approval of the requested CUP to allow a 40-student private school subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. Dumpster service hours are to be limited to Monday through Friday, 7:00 a.m. to 6:00 p.m. 3. All site lighting is to be low-level and directional, shielded downward and into the site. PLANNING COMMISSION ACTION: (JAN UARY 25, 2018) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 10 ayes, 0 noes and 1 absent. M SUBDIVISION COMMITTEE COMMENTS JANUARY 3, 2018 ITEM NO.: 12. SHILOH SEVENTH DAY ADVENTIST CHURCH AND PRIVATE SCHOOL CONDITIONAL USE PERMIT 2400 MAPLE STREET _ (Z-9295) Planning Staff Comments: 1. Provide a copy of the bill of assurance for R.C. Butler Addition 2. The 1924 plat/bill of assurance for Henderson's Addition does not address use issues 3. Provide a signage plan 4. Relocate the dumpster out of the alley right-of-way. Indicate its new location and required screening. 5. Dumpster service hours should be limited to Monday -Friday, 7:00 a.m. — 6:00 p.m. 6. Locate and describe any existing and proposed new site lighting. Must be low-level and directional, shielded downward and into the site. 7. Provide property owner authorization for the northern lot (proposed for playground area) 8. If the northern lot is not obtained, what is the alternative for playground — outside use area? Variance/Waivers: None requested. Public Works: 1. Due to the proposed use of the property, the Master Street Plan specifies that 25th Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. A 20 feet radial dedication of right-of-way is required at the intersection of 25th St. and Maple St. 3. With the parking lot access desired to the alley, the existing alley should be paved 20 ft wide from the proposed driveway to 25th St. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to 25th St. including 5-foot sidewalks with planned development. The new back of curb should be located 13 ft from centerline. 5. Sidewalks with appropriate handicap ramps are required to be constructed on Maple St. across the property adjacent to the proposed playground in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 6. Sidewalks with appropriate handicap ramps are required to be constructed along Maple St. from the existing sidewalk south to 25th St. in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 7. If manual gates are proposed at parking lot driveways, the gates should be located at least 20 ft from the street curb and alley. ITEM NO.: 12. CON'T Z-9295 8. A proposal is being made by the Garland School to change the traffic flow direction on 24th St. and 25th St. Utilities and Fire Department/County Planning_ Little Rock Reclamation Authority: No comment. Entergy: Entergy does not object to this proposal. Service is already being provided to this property and structures with no apparent conflicts with existing facilities. Contact Entergy in advance to discuss any changes to electrical service requirements, or adjustments to existing facilities (if any) as this proposal proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No comments received. Contact CAW. Fire Department: Full plan review Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Low Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. ITEM NO.: 12. (CON'T) (Z-9295) Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1— D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol.1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. ITEM NO.: 12.C,ON'T) (Z-9295) 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200 Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.L Building Codes: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey(a71ittlerock.org County Planning: No comment. Rock Region METRO: Bus route is located along Charles Bussey Ave. Planning, Division: No comment. Landscae: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half ('/2) the full width requirement but in no case less than nine (9) feet. In addition to the required screening, buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. 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. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The property to the north is zoned R2. 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. In addition to the required screening, buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. Proposed plant material is shown in the public right-of-way adjacent to the northeast portion of the site. A franchise agreement must be obtained from Little Rock Public Works to place landscape materials in the public right-of-way. ITEM NO.: 12. CON'T Z-9295 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. 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. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. A landscape irrigation system shall be required for developments of one (1) acre or larger. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 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. Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday, January 10, 2018. Required notices are to be sent via certified mail to all owners of properties located within two hundred (200) feet of the site no later than Wednesday January 10, 2018. The City provided notices form must be used. Proof of notices is to be provided to staff no later than January 19, 2018.