ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting of May 10, 2014 DATE: May 1, 2014 SUBJECT: SP #105 SITE PLAN AMENDMENT to modify several site plan conditions for Phase 3 of the Metropolitan Park development that relate to offsite improvements on the adjoining Metropolitan Park Phase 4/5 site; located at 1201 and 1211 S. Fern Street (RPC# 35-003-034). Applicant: CLPF Metropolitan Three Venture, L.P. By: P. David Tarter, Attorney Tarter NoVa Law, PLC 3033 Wilson Boulevard, Suite 700 Arlington, Virginia22201 C.M. RECOMMENDATION: Adopt the attached ordinance to approve the subject site plan amendment to revise Conditions #19, 21, and 26,which define interim improvements required on an adjoining parcel (known as Phase 4/5 of the Metropolitan Park project), subject to all previously approved conditions. ISSUES: This is a site plan amendment request to modify Conditions #19, 21, and 26, which define interim improvements required on an adjoining parcel (known as Met Park Phase 4/5). No issues have been identified. SUMMARY: The applicant seeks to modify Conditions #19, 21, and 26, in which the applicant agreed to provide interim improvements on an adjoining parcel (known as Met Park Phase 4/5), subject to all previously approved conditions. The interim improvements include curb and gutter, asphalt sidewalks, and lighting along 12th Street South from South Elm Street to South Eads Street (south side of the road) and along South Elm Street from 12th Street South to 12th Road County Manager: ##### County Attorney: ***** Staff: Michael Cullen, DCPHD, Planning Division Rob Gibson, DES, Transportation Division 1.
South (east side of the road). The interim improvements are no longer required, as the public improvements in question will be permanently provided by the developer of the Metropolitan Park Phase 4/5 site subject to conditions approved in July 2013. This work is expected to be done in the short term, so the interim improvements would actually interfere with the permanent improvements. Therefore, staff recommends that the County Board approve the subject site plan amendment removing required interim public improvements subject to the conditions of the staff report. BACKGROUND: On February 21, 2009, the County Board approved the Final Site Plan for the Metropolitan Park ( Met Park ), Phase 3 project, as part of SP #105 (SP-9). The approval was for a 87,555 sq. ft. building (on a 91,050 sq. ft. site) with approximately 411 dwelling units and 16,350 square feet of ground floor retail use. The site is directly west of Phase 4/5 of the Metropolitan Park project. That project was approved by amendment to the Pentagon City Phased Development Site Plan in July 2013, and consolidated separate phases 4 and 5 into one building. Phase 3 was originally planned for completion before the Phase 4/5 project. By final site plan condition the Phase 3 developer had agreed to construct the southern half of 12th Street South from South Fern Street to South Eads Street, including interim curb and gutter, asphalt sidewalks and lighting, along 12th Street South from South Elm Street to South Eads Street and along South Elm Street from 12thStreet South to 12th Road South. As part of the conditions outlined in the Phase 4/5 amendment approval on July 13, 2013, those interim public improvements were replaced with the permanent streetscape associated with the project. Subsequently, the applicant of this site plan amendment is requesting the County Board remove the Phase 3 interim improvements from the site plan conditions as the permanent streetscape and sidewalk are under construction as part of the Phase 4/5 condition approval. The following provides additional information about the site and location (for new applications only): Site: Located in the Pentagon City Metro station area, the site is 91,050 square feet and is part of Parcel C within the Pentagon City PDSP, located on the block generally bounded by the future extension of 12th Street South and a vacant lot to the north, warehouse structures to the east, The Millennium (Metropolitan Park Phase 2) residential development to the south, and South Fern Street and the Pentagon Centre commercial development to the west. The site has frontage on South Fern Street and the approved building is currently under construction. Adjacent and surrounding land uses include: To the north: The anticipated future extension of 12th Street South is immediately to the north. Further to the north are undeveloped land and the sixteen (16)-story Marriott Residence Inn. To the south: The Millennium (formerly Metropolitan Park, Phase 2), an eighteen (18)- story(plus penthouse) residential building is immediately to the south. This site is zoned C-O-2.5 and designated three-fourths High-Medium Residential (maximum 3.24 FAR Residential) and one-fourth Medium Office-Apartment-Hotel (maximum 2.5 FAR Office, 115 units/acre Apartment, and 180 units/acre Hotel) on the GLUP. SP #105 (SP-9) Site Plan Amendment - 2 -
To the east: The anticipated Metropolitan Park Phase 4/5, a building consisting of 699 residential units and 40,413 square feet of retail space, immediately to the east. This site is zoned C-O-2.5 and designated three-fourths High- Medium Residential (maximum 3.24 FAR Residential) and one-fourth Medium Office-Apartment-Hotel (maximum 2.5FAR Office, 115 units/acre Apartment, and 180 units/acre Hotel) on the GLUP. To the west: Across South Fern Street is Pentagon Centre, containing various retail stores and restaurants, including Costco. The property is zoned C-O-2.5 and designated Medium Office-Apartment-Hotel (maximum 2.5 FAR Office, 115 units/acre Apartment, and 180 units/acre Hotel) on the GLUP. Zoning: The site is zoned C-O-2.5 Commercial Office Building Hotel and Apartment District. Land Use: The site is identified in the General Land Use Plan (GLUP) as three-fourths High-Medium Residential (maximum 3.24 FAR Residential) and one-fourth Medium Office-Apartment-Hotel (maximum 2.5 FAR Office, 115 units/acre Apartment, and 180units/acre Hotel). In addition, the site is identified as a portion of Parcel 3 of the Pentagon City Phased Development Site Plan (SP #105), which is allocated up to 3,212 residential units and 100,000 square feet of retail use. Neighborhood: The site is located within the boundaries of the Aurora Highlands Civic Association. Staff contacted the Aurora Highlands Civic Association, as well as the adjacent Arlington Ridge Civic Association, and the Crystal City Civic Association. As of the date of this report, the Crystal City Civic Association and Aurora Highlands Civic Association have responded with no concerns about the site plan amendment. The Arlington Ridge Civic Association has not responded with comments about this application. SP #105 (SP-9) Site Plan Amendment - 3 -
Site Location Met Park Phase 3 1201 and 1211 S Fern St. Met Park Phase 4/5 1200 S Eads St. Source: ACMAPS 2013 Ortho DISCUSSION: The subject site and Met Park Phase 4/5 are both currently under construction. The applicant seeks to modify Conditions #19, 21, and 26, by which it agreed to provide interim improvements on an adjoining parcel (known as Met Park Phase 4/5), subject to all previously approved conditions. The interim improvements include curb and gutter, asphalt sidewalks, and lighting along 12th Street South, from South Elm Street to South Eads Street (south side of the road) and along South Elm Street from 12th Street South to 12th Road South (east side of the road) as illustrated on Attachment A and detailed below. These interim improvements were intended to provide a complete and accessible streetscape until the Met Park Phase 4/5 site could be developed at a later date. The July 2013 amendment approval for the Met Park Phase 4/5 site included Conditions #19 and 21, where the applicant agreed to construction of the final streetscape and sidewalk improvements in the same locations identified by condition for Met Park Phase 3. Condition #26 of the Phase 4/5 amendment includes standard language for street lighting around the perimeter of the site, also in place of interim lighting agreed to under the Phase 3 approval. The modifications requested in this amendment do not impact the final site design or public SP #105 (SP-9) Site Plan Amendment - 4 -
infrastructure, and the southern half of a 12th Street South from South Fern Street to South Elm Street will continue to be completed in association with the construction of Phase 3. Staff supports this amendment since the modifications are consistent with improvements approved for Met Park Phase 4/5 by site plan amendment in July 2013, which are currently under construction. The construction status of Phase 4/5 precludes the need for interim improvements on the site; if construction of the interim improvements were done at this time, it would actually interfere with the ongoing work for the Phase 4/5 project, including construction of the streetscape. Graphic Showing Subject Area of Interim Improvements CONCLUSION: The proposed changes to Conditions #19, 21, and 26 do not affect the interim public improvements for access or the final site design between the Phase 3 and Phase 4/5 sites of Metropolitan Park. This request shifts the burden of the public improvements in question to the Phase 4/5 site on which they are located, and which is proceeding with construction at the same time as Phase 3. This work, and deletion of these conditions, reflect the conditions SP #105 (SP-9) Site Plan Amendment - 5 -
approved in July 2013 and the construction schedule for Phase 4/5. Therefore, staff recommends the County Board adopt the attached ordinance approving the site plan amendment subject to revised Conditions #19, 21, and 26 and all previously approved conditions. SP #105 (SP-9) Site Plan Amendment - 6 -
SP #105 (SP-9) Site Plan Amendment - 7 - SITE PLAN AMENDMENT ORDINANCE WHEREAS, an application for a Site Plan Amendment dated March 4, 2014 for Site Plan #105, was filed with the Office of the Zoning Administrator; and WHEREAS, as indicated in Staff Report[s] provided to the County Board for its May 10, 2014 meeting, and through comments made at the public hearing before the County Board, the County Manager recommends that the County Board approve the Site Plan Amendment subject to numerous conditions as set forth in the Staff Report[s]; and WHEREAS, the County Board held a duly-advertised public hearing on that Site Plan Amendment on May 10, 2014 and finds, based on thorough consideration of the public testimony and all materials presented to it and/or on file in the Office of the Zoning Administrator, that the improvements and/or development proposed by the Site Plan as amended: Substantially complies with the character of master plans, officially approved neighborhood or area development plans, and with the uses permitted and use regulations of the district as set forth in the Zoning Ordinance; Functionally relates to other structures permitted in the district and will not be injurious or detrimental to the property or improvements in the neighborhood; and Is so designed and located that the public health, safety and welfare will be promoted and protected. NOW THEREFORE, BE IT ORDAINED that, as originally requested by an application dated March 4, 2014 for Site Plan #105 for a Site Plan Amendment to revise Conditions #19, 21, and 26 to remove requirements for interim public improvements, for the parcel of real property known as RPC# 35-003-034 located at address 1201 and 1211 South Fern Street, approval is granted and the parcels so described shall be used according to the Site Plan as originally approved on February 21, 2009, and as amended from time to time, as shown in the records of the office of the Zoning Administrator, and in the March 4, 2014 Amendment Application, subject to all previously approved conditions with conditions numbered 19, 21, and 26 amended as follows: Pavement, Curb and Gutter Along All Frontages 19. The developer agrees to show on the final engineering plans pavement, curb and gutter along all frontages of this site in accordance with the then-current Arlington County Standard for concrete curb and gutter and the then-current standards for pavement and according to the following dimensions. The pavement, curb and gutter shall be constructed prior to issuance of the first Certificate of Occupancy for occupancy of the applicable phase of the project. a. South Fern Street: Construct a 49-foot wide cross-section between face of curb on the east and west sides, providing one 10-foot wide travel lane in each direction a 10-foot right-turn lane (west side of the street) an alternating 10-foot left-turn lane a
7.5-foot wide (including gutter) parking lane (east side of the street) and a 1.5-foot wide section of gutter on the west side of the street, as shown on the final engineering plan approved by the County Manager, or his designee. The developer agrees to construct standard nubs narrowing the street section to 43- feet along South Fern Street at the intersections with 13th Street South (north side) and 12th Street South (south side).the developer agrees to provide a standard crosswalk and resulting curb ramps across South Fern Street at the intersection with 12th Street South, as shown on the final engineering plan. b. South Elm Street: Construct a 34-foot wide cross-section between face of curb on the east and west sides, providing one 12.75-foot travel lane in each direction and a 7-foot wide (including gutter) parking lane (east side of the street) and a 1.5-foot wide section of gutter on the west side of the street, as shown on the final engineering plan approved by the County Manager, or his designee. The developer agrees to construct standard nubs narrowing the street section to 28.5-feet along South Elm Street at the intersections with 13th Road South (north side) and 12th Street South (south side). The developer agrees to provide brick or concrete paver crosswalks and resulting curb ramps across South Elm Street at the intersection with 12th Street South (south side),with the exception of the curb ramp on the east side which will be constructed along with Metropolitan Park Phase 4/5. and at the intersection of 12th Road South (north and south sides), as shown on the final engineering plan. c. South Fair Street: Construct a 27-foot wide cross-section between face of curb on the east and west sides, providing one 20-foot wide (including gutter) travel lane and a 7-foot wide (including gutter) parking lane (west side of the street) as shown on the final engineering plan approved by the County Manager, or his designee. The developer agrees provide brick or concrete paver crosswalks and resulting curb ramps across South Fair Street at the intersection with 13th Street South (north side), as shown on the final engineering plan. d. 12th Road South: Construct a 27-foot wide cross-section between face of curb on the north and south sides, providing one 20-foot wide (including gutter) travel lane and a 7-foot wide (including gutter) parking lane (north side of the street) as shown on the final engineering plan approved by the County Manager, or his designee. The developer agrees provide brick or concrete paver crosswalks and resulting curb ramps across 12th Road South at the intersection with South Elm Street (east and west sides) and mid block between the building entrance and the park, as shown on the final engineering plan. e. 12th Street South: Construct a 36-foot wide cross-section between face of curb from South Fern Street to South Eads Street, providing two 11-foot wide eastbound SP #105 (SP-9) Site Plan Amendment - 8 -
travel lanes, a 7-foot wide (including gutter) parking lane (north side of the street), a 7-foot wide (including gutter) parking lane (south side of the street) as shown on the final engineering plan approved by the County Manager, or his designee. The developer agrees to construct standard nubs curbs narrowing the street section to30.5-feetalong 12th Street South at the intersections with South Fern Street (east side), South Elm Street (east and west sides) and South Eads Street (west side). The developer agrees to provide a standard crosswalks and resulting curb ramps across12th Street South at the intersection with South Fern Street (west side) and at the intersection with South Eads Street (east side), as shown on the final engineering plan. All improvements to curb, gutter, sidewalks and streets for pedestrian and/or vehicular access or circulation shall be in full compliance with the Americans with Disabilities Act (ADA) and any regulations adopted thereunder, as well as any other applicable laws and regulations. The developer further agrees that all improvements to curb, gutter, sidewalks, crosswalks, and streets for pedestrian and/or vehicular access or circulation shall be as determined by the CountyManager on the final Site Development and Landscape Plan and on the final Site Engineering Plan, in accordance with the Metropolitan Park Design Guidelines (dated January 23, 2004 and approved by the County Board on February 10, 2004) and the Metropolitan Park Project Booklet (November 23, 2003) or other applicable urban design standards in effect at the time of final Site Engineering Plan Approval; provided, however, that the provision of such improvements shall not increase the projected cost anticipated for such improvements as shown on the site plan drawings dated January 21, 2009 unless the County provides additional funding to offset such increased cost. Sidewalk Design Improvements 21. The developer agrees that the final sidewalk pattern/design and final selection of materials and colors to be used shall be as determined by the County Manager on the final landscape plan and final civil engineering plan, in accordance with the Arlington County Streetscape Standards, the Metropolitan Park Design Guidelines (dated January 23, 2004 and approved by the County Board on February 10, 2004), or other applicable urban design standards approved by the County Board and in effect at the time of the final landscape plan approval. The clear pedestrian zone of all public sidewalks shall also be indicated. The sidewalk clear zones along the street frontages of this development shall be consistent with the Arlington County Streetscape Standards, or as approved in the final engineering plan, and shall be placed on a properly-engineered base approved as such by the Department of Environmental Services. The developer agrees that the clear pedestrian zone sidewalk shall: SP #105 (SP-9) Site Plan Amendment - 9 -
a. Continue across all driveway aprons for loading and garage entrances along all frontages of the site plan, and there shall be no barriers to impede the flow of pedestrian traffic. b. Not be less than six feet wide at any point. c. Allow encroachments by sidewalk cafes only in accordance with Condition # 67 and under the provisions of the Arlington County Streetscape Standards. d. Allow pinch-points only under the provisions of the Arlington County Streetscape Standards. e. Use plain, un-tinted concrete or, subject to approval, an integral tint that harmonizes with its setting. Non-standard materials or surface treatments may be used subject to approval and under the provisions of the Arlington County Streetscape Standards. f. Not contain joints or use patterns that create gaps of ¼-in depth or greater at spacings of less than 30. The developer further agrees to construct the sidewalk improvements detailed below prior to the issuance of the first Certificate of Occupancy for occupancy of the applicable phase of the project. The sidewalks shall contain street trees placed in either tree pits, tree grates or planting strips, consistent with the Standards for Planting and Preservation of Trees in Site Plan Projects, and as specified below. Placement, planting and root enhancement options shall be consistent with the Standards for Planting and Preservation of Trees in Site Plan Projects, and as specified below. Street trees shall not be placed within the vision obstruction area. All public walkways shall be constructed to County Standard. The developer, or any subsequent owner, also agrees to maintain and replace the street trees and sidewalks for the life of the site plan. The sidewalk sections and street tree species shall be as follows: South Fern Street A minimum 17.50 feet wide sidewalk measured from the back of curb maintaining an 11-foot wide clear sidewalk, and including 5 feet by 12 feet tree pits. The tree pits shall be planted with 4-4 ½ inch caliper street trees (from the broad deciduous street trees identified in the Metropolitan Park Design Guidelines (dated January 23, 2004 and approved by the County Board on February 10, 2004), and such ground cover as liriope muscarii,hupericaum, calycinum, or juniperus conferta, and placed 25 to 32 feet on center or as otherwise approved by the County Manager on the final site development and landscape plan, and the tree pits located a minimum of eight (8) inches back from the back of curb. (Adjacent to sidewalk cafés along South Fern Street a minimum of 8-feet of clear sidewalk shall be provided.) SP #105 (SP-9) Site Plan Amendment - 10 -
South Fair Street - A minimum 15 feet wide sidewalk measured from the back of curb on the west side maintaining a 9.33-foot wide clear sidewalk, and approximately a 15.66- foot wide sidewalk measured from back of curb on the east side with a 10-foot wide clear sidewalk, including 5 feet by 12 feet tree pits on both sides. The tree pits shall be planted with 4-4 ½ inch caliper street trees (from the broad deciduous street trees identified in the Metropolitan Park Design Guidelines (dated January 23, 2004 and approved by the County Board on February 10,2004), and such ground cover as liriope muscarii, hupericaum, calycinum, or juniperus conferta, and placed 25 to 32 feet on center or as otherwise approved by the County Manager on the final site development and landscape plan, and the tree pits located a minimum of eight (8) inches back from the back of curb. 12th Road South - A minimum 15 feet wide sidewalk measured from the back of curb on the north side maintaining a 9.33-foot wide clear sidewalk, and approximately a 15.66-widesidewalk measured from the back of curb on the south side with a 10-foot wide clear sidewalk, including 5 feet by 12 feet tree pits on both sides. The tree pits shall be planted with 4-4 ½ inch caliper street trees (from the broad deciduous street trees identified in the Metropolitan Park Design Guidelines (dated January 23, 2004 and approved by the County Board on February 10,2004), and such ground cover as liriope muscarii, hupericaum, calycinum, or juniperus conferta, and placed 25 to 32 feet on center or as otherwise approved by the County Manager on the final site development and landscape plan, and the tree pits located a minimum of eight (8) inches back from the back of curb. South Elm Street - A minimum 15 feet, 2 inches wide sidewalk measured from the back of curb on the west side with a 9-foot, 6-inch wide clear sidewalk, including 5 feet by 12 feet tree pits. The tree pits shall be planted with 4-4 ½ inch caliper street trees (from the broad deciduous street trees identified in the Metropolitan Park Design Guidelines (dated January 23, 2004 and approved by the County Board on February 10, 2004), and such ground cover as liriope muscarii, hupericaum, calycinum, or juniperus conferta, and placed 25 to 32 feet on center or as otherwise approved by the County Manager on the final site development and landscape plan, and the tree pits located a minimum of eight (8) inches back from the back of curb. From 12th Street South to 12th Road South on the east side of the street the developer agrees to construct a minimum 6-foot wide temporary asphalt sidewalk as approved by the County Manager on the final site development and landscape plan. 13th Street South - A minimum 18 feet, 4 inches wide sidewalk measured from the back of curb on the north side fronting the residential building with no tree pits. Approximately a 15-foot, 8-inch wide sidewalk measured from the back of curb on the north side fronting the park with a 10-foot wide clear sidewalk, including 5 feet by 12 feet tree pits. The tree pits shall be planted with4-4 ½ inch caliper street trees (from the broad deciduous street trees identified in the Metropolitan Park Design Guidelines (dated January 23, 2004 and approved by the County Board on February 10, 2004), and such ground cover as liriope muscarii, hupericaum,calycinum, or juniperus conferta, and placed 25 to 32 feet on center or as otherwise approved by the County Manager on the SP #105 (SP-9) Site Plan Amendment - 11 -
final site development and landscape plan, and the tree pits located a minimum of eight (8) inches back from the back of curb. 12th Street South - A minimum 20 feet, 11 inches wide sidewalk measured from the back of curb on the south side fronting residential building with an 8-foot wide clear sidewalk, including5 feet by 12 feet tree pits from South Fern Street to South Elm Street. The tree pits shall be planted with 4-4 ½ inch caliper street trees (from the broad deciduous street trees identified in the Metropolitan Park Design Guidelines (dated January 23, 2004 and approved by the County Board on February 10, 2004), and such ground cover as liriope muscarii, hupericaum,calycinum, or juniperus conferta, and placed 25 to 32 feet on center or as otherwise approved by the County Manager on the final site development and landscape plan, and the tree pits located a minimum of eight (8) inches back from the back of curb. East of South Elm Street on the south side of street the developer agrees to construct a minimum 8-foot wide temporary asphalt sidewalk measured from the back of curb as approved by the County Manager on the final site development and landscape plan, from South Elms Street to South Eads Street. From South Fern Street to South Eads Street on the north side of the street the developer agrees to construct a minimum of a 10-foot wide temporary asphalt sidewalk as approved by the CountyManager on the final site development and landscape plan. Street Lighting Requirements 26. The developer agrees to show on the final engineering plans street lighting along all frontages of the site, with the exception of temporary lights along the north side of 12th Street South and along the south side of 12th Street South east of South Elm Street, prior to the issuance of the Excavation/Sheeting and Shoring Permit. The plans shall include the height and color of the street light poles. The developer agrees, at its cost, to purchase and install approved Arlington County street lighting along the frontages of the site prior to the issuance of the Shell and Core Certificate of Occupancy. In addition, the developer agrees to furnish and install all conduit and junction boxes necessary for the lighting system. All construction shall meet Arlington County standards. The developer agrees to purchase and install "Carlyle" standard street lights along all frontages of the site, with the exception of temporary lights along the north side of 12th Street South and along the south side of 12th Street South east of South Elm Street, in accordance with adopted County Street Lighting Policy. The height of the street lights shall be 16-feet, measured from the sidewalk to the base of the luminaire. The developer agrees to remove all standard thorough fare lights from the site, unless the County decides that one or more are required to provide adequate lighting for street safety purposes at intersections. The developer agrees to pay the cost of moving existing or installing additional standard thoroughfare lights if required above. SP #105 (SP-9) Site Plan Amendment - 12 -
PREVIOUS COUNTY BOARD ACTIONS: February 25, 1976 Rezoned Pentagon City Tract properties bounded on north by Army-Navy Drive; on west by South Joyce Street; on south by Arlington County property and 15th Street South; and on east by South Eads Street; excluding the Western Electric property from "RA7-16," "RA6-15," "C-O," and "M-1" to "C-O-2.5." Rezoned 1601 South Hayes Street (future fire station) from "RA7-16" to "S-3A." Rezoned 1500 block of South Hayes Street through to South Joyce Street including adjoining County owned property on South Joyce Street from "R2-7" to "S-3A." Rezoned 1500 and 1600 blocks to South Hayes through to South Fern Street from "RA7-16" to "RA4.8." Rezoned 621 18th Street South from: S-3A to C-O-2.5. Approved Pentagon City Phased Development Site Plan (PDSP). February 21, 2009 Approved an amendment to the Pentagon City PDSP On the County Board s Own Motion to permit up to 100,000 square feet of retail density in the Metropolitan Park development. Approved Final Site Plan (SP #105)(SP-9)for approximately 411 dwelling units and16,350 square feet of ground floor retail in Parcel 3 (Metropolitan Park Phase 3). July 11, 2009 Approved a Pentagon City PDSP amendment to permit 930 residential units now allocated for Parcel 1D to be used either on that parcel or on Parcel 3, and to permit 300 hotel units now allocated for Parcel 3 to be used either on that parcel or on Parcel 1D, subject to all previous PDSP conditions, with a revised Condition #2. SP #105 (SP-9) Site Plan Amendment - 13 -
October 23, 2010 February 11, 2012 June 19, 2012 June 6, 2013 September 21, 2013 Approved a site plan amendment to amend Conditions #6, 15, 16, 19, 25, 65, and 70. Approved an amendment to Condition #1 to extend the approval of the site plan to February 21, 2015. Approved a site plan amendment to amend the minimum tree caliper requirement to 3.5 inches. Approved a site plan amendment to amend Condition #82 to revise the area of the appendage parcel ( Parcel B ). Approved a site plan amendment to amend Condition #11.e to permit hours of construction until 9 p.m. on Mondays through Saturdays. SP #105 (SP-9) Site Plan Amendment - 14 -
C-O 400 11TH ST S 400 701 601 1199 1220 12TH ST S 12TH ST S 1197 520 1201 RA-H-3.2 575 1200 S FERN ST C-O-2.5 1221 1301 13TH ST S 1232 S FAIR ST S EADS ST 1331 1400 1410 1200 1420 1330 14TH ST S 1405 1409 1401 S ELM ST 1430 1440 1450 10 708 706 704 702 15TH ST S SP #105 1201 & 1211 S Fern St. 1413 1417 1419 1423 1411 550 525 501 1425 I RPC #35-003-034 & #35-003-010 Scale: Case Location(s) 1:2,400 Note: These maps are for property location assistance only. They may not represent the latest survey and other information. Department of Community Planning, Housing and Development County Use Only Date Placard Posted By Removed
Attachment A LIMITS OF MET 3 TEMP SIDEWALK NOT TO BE CONSTRUCTED MET 3 TEMP LIGHTS NOT TO BE CONSTRUCTED LIMITS OF MET 3 CURB NOT TO BE CONSTRUCTED LIMITS OF ALTERNATE CURB TO BE CONSTRUCTED WITH MET 3 LIMITS OF MET 3 PAVEMENT NOT TO BE CONSTRUCTED MET 3 / MET 4&5 OVERLAP EXHIBIT JANUARY 8, 2014