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HomeMy WebLinkAboutS-1781 Staff AnalysisITEM NO.: 2. NAME: Stagecoach West Subdivision Site Plan Review LOCATION: located in the 11000 Block of Stagecoach Road Planning Staff Comments: S-1781 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 September 7, 2016. The Office of Planning and Development must receive the proof of notice no later than September 16, 2016. 2. Provide the proposed signage plan including building and ground signage. The plan should include the location total height and total sign area for ground signage. The location and square footage of any building signage. 3. Provide the proposed building height. 4. Provide the proposed building materials. Provide the proposed elevations for the new buildings. 5. Provide details of any proposed fencing, walls the purpose of these elements. Provide the construction materials, total height and location. 6. Provide the proposed screening mechanism for the property to the north and rear perimeters due to the property being zoned R-2, Single-family. 7. Will the development be constructed in multiple phases? If so note the proposed phasing plan on the site plan. 8. All site lighting is to be low level and directional, directed downward and into the site. 9. Provide the quantitative data including the parcel size, types and number of permitted uses and floor areas according for each of the uses proposed. 10. Will there be a dumpster located on the site? If so provide the dumpster service hours. Staff recommends the hours be limited to 7 am to 6 pm Monday through Friday. 11. Will the mini -warehouse portion of the buildings be shed type buildings or will the buildings be enclosed with overhead doors for access? 12. Identify the materials/equipment to be stored within the outdoor storage area. Will this are be boats, rv's or will the area be used to store contractors equipment? 13. Will access to the office warehouse buildings be from the eastern side of the building? Will the buildings have pull through access? What is the need for the additional paving located behind the building along the western side? Variance/Waivers: None requested. Public Works Conditions- 1. Stagecoach Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of- way prior to occupancy. Remove all existing curb cuts not proposed to be used. 3. 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. 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or local property owner's association. 5. 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. 6. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 7. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 8. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide drainage and access easement is required adjacent to the floodway boundary. New flood maps have been issued since the dedication of the floodway occurred. The new floodway should be located to determine if dedication is required. The maintenance easement still applies to the property. 9. Show existing driveways on the north side of Stagecoach Road to determine proper driveway location. Utilities and Fire Department/County Planning: Little Rock Wastewater: Existing sewer easement must be retained. Sewer main extension required with easements if new sewer service is required. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy Distribution does not object to this proposal. A three phase power line exists along the north side of Stagecoach Road which can be utilized to provide power to this development. However, the project appears to propose to utilize Entergy Transmission line easements for a gravel storage area. Contact Entergy Transmission well in advance to discuss the future use of its easements and contact Entergy Distribution in advance to discuss future service requirements, new Distribution facilities locations and adjustments to existing Distribution facilities (if any) as this project proceeds. 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. 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. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. 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. 5. 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. 6. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. Fire Department: 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: a. Minimum gate width shall be 20 feet. b. Gates shall be of swinging or sliding type. c. Construction of gates shall be of material that allow manual operation by one person. d. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. e. 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. f. 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. g. Locking device specifications shall be submitted for approval \by the fire code official h. Electric gate operators, where provided, shall be listed in accordance with UL 325. i. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 2. 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 (Jason Lowder 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. Parks and Recreation: No comment received. County Planning No comment. Rock Region Metro_: Location is not currently served by METRO but is part of our long range plans. Provide pedestrian access from Stagecoach Road to the business entrance for access to jobs. Refer to AHTD's standard sidewalk design for development along highway 5, Stagecoach Road. Building Code: Project is subject to full commercial plan review and 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(cr7),littlerock.org or Mark Alderfer at 501.371,4875; malderfer@littlerock.org. Plannina Division: No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The properties south, east, and a portion of the west are zoned R-2. The remainder of the adjacent west property is zoned PCD. 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. 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. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 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. An irrigation system shall be required for developments of one (1) acre or larger. 6. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 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, September 7, 2016. September 22, 2016 ITEM NO.: 2 NAME: Stagecoach West Subdivision Site Plan Review LOCATION: Located in the 11000 Block of Stagecoach Road DEVELOPER: Doug Woodall 14996 West Polk Road Alexander, AR 72002 RI 1R\/FYOR Ben Kittler 812 Providence Drive Bryant, AR 72022 FNrINFFR- McGetrick and McGetrick Engineering Pat McGetrick P.O. Box 30441 Little Rock, AR 72260 AREA: 5.70 acres NUMBER OF LOTS: 1 WARD: 7 PLANNING DISTRICT: 16 — Otter Creek CURRENT ZONING: 1-2, Light Industrial VARIANCEMAIVERS FILE NO.: S-1781 FT. NEW STREET: 0 LF CENSUS TRACT: 42.20 A reduction in the rear yard land use buffer. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. The property contains 5.70-acres and is zoned 1-2, Light Industrial District. The site plan indicates the placement of five (5) buildings of lease space for mini -warehouse storage. The development is proposed in three (3) phases. The first phase will be constructed with 26,100 square feet. The second phase with 27,450 square feet and the final phase with 24,750 square feet for a total of 78,300 square feet. September 22, 2016 SUBDIVISION ITEM NO.: 2 (Cont. NO.: S-1781 The site plan includes the placement of an area for outdoor storage of recreational sports vehicles such as boats, campers, recreational vehicles, and/or cars or motorcycles. B. EXISTING CONDITIONS: The site is heavily wooded with an electrical transmission line running along the southern boundary of the site proposed for development. Also along the southern boundary is a floodway dedicated to the City with the previous rezoning request. There is an office/warehouse development located to the west of this site. Across Stagecoach Road is an apartment development and a City of Little Rock, City Park. East of the site is a property which was approved as a Conditional Use Permit for a church. The buildings have all been removed but the parking lot remains. Stagecoach Road was recently widened by the Arkansas State Highway and Transportation Department. The street is a four (4) lane roadway with a center turn lane and sidewalks along both sides of the street. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site, the Otter Creek Homeowners Association and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Remove all existing curb cuts not proposed to be used. 3. 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. 4. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer and/or local property owner's association. 2 September 22, 2016 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-1781 5. 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. 6. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 7. The minimum Finish Floor elevation of at least one (1) foot above the base flood elevation is required to be shown on plat and grading plans. 8. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to. the public. In addition, a 25 foot wide drainage and access easement is required adjacent to the floodway boundary. New flood maps have been issued since the dedication of the floodway occurred. The new floodway should be located to determine if dedication is required. The maintenance easement still applies to the property. 9. Show existing driveways on the north side of Stagecoach Road to determine proper driveway location. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Existing sewer easement must be retained. Sewer main extension required with easements if new sewer service is required. Contact Little Rock Wastewater Utility for additional information. Entergy: Entergy Distribution does not object to this proposal. A three phase power line exists along the north side of Stagecoach Road which can be utilized to provide power to this development. However, the project appears to propose to utilize Entergy Transmission line easements for a gravel storage area. Contact Entergy Transmission well in advance to discuss the future use of its easements and contact Entergy Distribution in advance to discuss future service requirements, new Distribution facilities locations and adjustments to existing Distribution facilities (if any) as this project proceeds. 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. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional 3 September 22, 2016 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1781 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. 3. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 4. 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. 5. 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. 6. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone back flow preventer shall be required. Fire Department: 1. 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: a. Minimum gate width shall be 20 feet. b. Gates shall be of swinging or sliding type. c. Construction of gates shall be of material that allow manual operation by one person. d. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. I1 September 22, 2016 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-1781 e. 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. f. 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. g. Locking device specifications shall be submitted for approval by the fire code official h. Electric gate operators, where provided, shall be listed in accordance with UL 325. i. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. 2. 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 (Jason Lowder 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. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is not currently served by METRO but is part of our long range plans. Provide pedestrian access from Stagecoach Road to the business entrance for access to jobs. Refer to AHTD's standard sidewalk design for development along highway 5, Stagecoach Road. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and 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(a?fittlerock.org or Mark Alderfer at 501.371.4875; malderfer(a)_littlerock.orq. Plannina Division: No comment. 61 September 22, 2016 SUBDIVISION NO.: 2 (Cont.) FILE NO.: S-17 Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The properties south, east, and a portion of the west are zoned R-2. The remainder of the adjacent west property is zoned PCD. 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. 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. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 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. An irrigation system shall be required for developments of one (1) acre or larger. 6. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 31, 2016) Mr. Pat McGetrick of McGetrick Engineering was present representing the request. Staff presented an overview of the item stating the applicant was seeking site plan review approval for multiple buildings located on this 1-2, Light Industrial District zoned property. Staff stated there were few outstanding technical issues associated with the request. Staff requested Mr. McGetrick provide the proposed signage plan, the proposed building materials, details of any proposed fencing and the proposed phasing plan. [1 September 22, 2016 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1781 Public Works comments were addressed. Staff stated right of way dedication along Stagecoach Road to 45-feet from centerline was required. Staff stated a grading permit was required prior to development of the site. Staff questioned if the development was proposed in phases and if the request included a variance from the City's Land Alteration Ordinance. Staff stated the minimum finished floor elevation of one (1) foot above the base flood elevation was required to be included on the site plan. Landscaping comments were addressed. Staff stated a land use buffer was required along the southern perimeter where adjacent to the floodway. Mr. McGetrick stated the developer was requesting a waiver of this requirement since the owner dedicated the floodway to the City at the time of rezoning. Staff stated all screening requirements of the vehicular use area adjacent to the street right of way was required at the time of development. Staff stated an irrigation system as well as a stamped landscape plan were required at the time of building permit request. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion.' The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant has revised the site plan and eliminated the office warehouse portion of the development. The development is proposed in three (3) phases containing a total of 78,300 square feet of mini -warehouse space. The first phase will be constructed with 26,100 square feet. The second phase with 27,450 square feet and the final phase with 24,750 square feet. The site plan includes the placement of an area for outdoor storage of boats, campers, recreational vehicles, cars and/or motorcycles. The 1-2, Light Industrial Zoning District allows a maximum building height of 45-feet. The applicant has indicated the buildings are single story buildings with a maximum building height of 25-feet. The zoning district requires a forty-five (45) foot front yard setback, a 15-foot side yard setback and a 25-foot rear yard setback. The plan as presented meets the minimum setbacks of the zoning ordinance. The property to the east, south and a portion of the property to the west is zoned R-2, Single-family. The ordinance requires the placement of a land use buffer along the perimeters zoned R-2, Single-family. The buffer requirement along the eastern and western perimeters of the site based on six (6) percent of the width 7 September 22, 2016 SUBDIVISION ITEM NO.: 2 (Cont. FILE NO.: S-1781 of the property would be 22-feet. The plan indicates the placement of a 15-foot building setback and land use buffer. The required land use buffer along the southern perimeter is 50-feet. A minimum of seventy (70) percent of the land use buffers are to remain undisturbed. Easements cannot count toward fulfilling this requirement. The applicant is seeking a variance to allow a reduced land use buffer along these perimeters. According to the applicant the area to the south is owned by the City of Little Rock through a dedication by this property owner with the rezoning of this site several years ago. The property to the west is also located within a floodway and the property to the east is indicated as non-residential on the City's Future Land Use Plan. The applicant has indicated the rear of the buildings will act as the screening along the eastern and western perimeters. Around the proposed storage area on the southern portion of the site a six (6) foot chain link fence will be installed. The zoning ordinance allows for one (1) freestanding sign per premises, not to exceed two (2) square feet in sign area for each linear foot of main street frontage up to a maximum of seventy-two (72) square feet. The sign cannot exceed a height of thirty (30) feet. The applicant has indicated the proposed sign will comply with the typical standards of the zoning ordinance. Wall signage is proposed on the front fagade of the buildings along Stagecoach Road. The maximum sign area proposed is ten (10) percent of the facade area abutting the public street. No businesses will be permitted to operate within the storage units. Storage of flammable materials is not permitted. Office hours are from 8:00 am to 7:00 pm Monday through Friday. Tenants will have access to their unit 24-hours per day. The plan indicates the placement of 190 units which are 20-feet by 20-feet and 60 smaller units. The site plan indicates the placement of a dumpster on the southern portion of the site. The dumpster will be fully screened. Dumpster hours of service are from 7 am to 6 pm Monday through Friday. The applicant is requesting a variance from the City's Land Alteration Ordinance to allow grading of the entire site with the development of the first phase of the mini -warehouses. The applicant has indicated grading is necessary to allow for materials to be redistributed on the site and eliminate the need to haul materials to and from the site as future phases are developed. Staff is supportive of the variance request. Ordinance No. 20,839 adopted by the Little Rock Board of Directors on February 11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the term of approval of a site plan to a maximum of three (3) years from the date of approval. If an approved multi -phase development, has not been completed within 0 September 22, 2016 SUBDIVISION ITEM NO.: 2 {Cont. FILE NO three (3) years of the date of approval the site plan must be reviewed and reapproved by the Commission in the same manner as the initial site plan review. Staff is supportive of the applicant's request. The development is proposed as a mini -warehouse development which is an allowable use under the 1-2, Light Industrial Zoning District. The applicant has indicated setbacks in compliance with the typical development standards of the zoning district. There are however variances associated with the land use buffers. Staff is supportive of the variance requests. The buffer areas along the southern and western perimeters are adjacent to the floodway. The area to the east will not likely be redeveloped as a residential use. Staff does not feel the variance to allow the reduced land use buffers in these areas will significantly impact this development or adjacent property. Staff feels the development as proposed is appropriate for the site. 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. Staff recommends approval of the variance request to allow the reduced land use buffers as proposed. Staff recommends approval of the variance request to allow advanced grading of future phases within the site with the development of the first phase. PLANNING COMMISSION ACTION (SEPTEMBER 22, 2016) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request to allow the reduced land use buffers as proposed. Staff presented a recommendation of approval of the variance request to allow advanced grading of future phases within the site with the development of the first phase. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. 9