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PLANNING COMMISSION REPORT Regular Agenda – Public Hearing Item |
PC Staff Report
08/30/06
ITEM NO. 22C: PRELIMINARY DEVELOPMENT PLAN FOR WAL-MART; 6TH & WAKARUSA (LAP)
PDP-06-06-06: Preliminary Development Plan for Wal-Mart. Approximately 17.98 acres. The property is located at the intersection of 6th Street & Wakarusa, North side of Highway 40. Submitted by BFA, Inc, for 6Wak Land Investments, LLC, property owner of record.
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STAFF RECOMMENDATION: Staff recommends approval of the revised Preliminary Development Plan for Wal-Mart and forwarding the application to the City Commission with a recommendation for approval, subject to the following conditions*: 1. Revision of the Retail Market Study per approval of City staff. 2. Revision of the Traffic Impact Study per approval of City staff. 3. Submission of a tree survey to determine if existing trees should be retained and the retention of trees on site if warranted per the Commercial Design Guidelines. 4. Revision of the plan to include the following: a) Reconfiguration of the northern curb cut radius to the approval of the City Engineer. b) Notation of an existing 6-foot wide, not 5-foot, sidewalk along the north side of W. 6th Street. c) Notation of reconstruction of the existing 5-foot wide sidewalk along the west side of Wakarusa Drive to a 10-foot wide recreation path. d) Dimensioned setbacks from the periphery boundary or periphery street rights-of-way per City standards. e) A note, stating that the ADA building entrances will be constructed to zero entry. f) Preservation of right-of-way for the future installation of a transit shelter and wheelchair landing pads on 6th Street. g) Addition of landscaping, i.e. shrubs or greenery that will not interfere with pedestrian flow, within the parking lot islands directly west of the Wal-Mart building. h) Addition of groundcover or shrubs within the landscape island at the south end of the row of parking which includes 19 spaces in the Wal-Mart parking lot. i) A note, stating that occupancy permits for proposed buildings will not be issued until the required public drainage improvements are complete, final inspected and accepted by the Public Works Department. j) A note, specifying that all curb inlets will be constructed per City storm sewer standard details. k) A note, stating that Per City Code Section 9-903(B), a stormwater pollution prevention plan (SWP3) must be provided for this project. This project will not be released for building permits until an approved SWP3 has been obtained. Construction activity, including soil disturbance or removal of vegetation shall not commence until an approved SWP3 has been obtained. l) A note, stating that the 10’ x 10’ box culvert underground detention basin will be privately-owned and maintained. m) A note, stating that exterior building materials will be constructed within 9 inches of finished grade. n) A note, stating that native materials will be utilized for at least 30% of all building exteriors. o) Additional site amenities such as seating areas, public art, or fountains, abutting the Wal-Mart and pad site buildings. p) A note, stating how pedestrian pathways will be differentiated when crossing drive aisles and driveways (pavers, paint, etc…). q) Addition of special markings or pavers to differentiate the pedestrian pathway from the 1,800-square foot building to the sidewalk across the driveway to the west. r) Inclusion of pervious surfacing for 50% of the parking areas which exceed the minimum parking requirements. s) Inclusion of weather protection within 30 feet of all customer entryways. t) Inclusion of focal points within 200 feet of the intersection of two streets. u) Inclusion of pedestrian-scaled lighting along pedestrian walkways. v) Inclusion of building foundation plantings for the pad site buildings and additional building foundation plantings for the Wal-Mart store. w) A note, stating that the pad site buildings shall be constructed with the same level of architectural standards as the Wal-Mart store, as determined by Planning Staff. x) Elimination of the 19 parking spaces along the eastern side of the north-south driveway. Greenspace should replace these spaces. y) With the elimination of the 9 parking spaces to the west of the 1,800-square foot building, revision of the lot lines for Lot 4C, Block 2 to include the minimum number of required parking spaces. z) Relocation of the 7,300-square foot building from the northwest corner of the southeast pad site to the northeast corner. aa) Addition of pedestrian connectivity (via sidewalks and special markers/pavement) from the relocated 7,300-square foot building to the 7,400-square foot building on the southeast corner of the site. bb) Elimination of the 35 parking spaces running east-west along the southernmost edge of the Wal-Mart parking lot. Greenspace should replace these spaces. cc) Addition of a north-south pedestrian pathway running from the southernmost internal sidewalk to the Wal-Mart building. This pathway should be placed between the north-south rows of 33 parking spaces.
*See attached conditions exhibit for locations of conditions #4a, g, h, q, x, z, bb, and cc. |
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Reason for Request: |
To develop a 127,632 gross square foot commercial project on the northwest corner of Wakarusa Drive and West 6th Street.
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KEY POINTS · The application was submitted prior to July 1, 2006. Therefore, the project is being reviewed under the City’s previous Zoning Regulations.
· The subject project is identified in the Area Plan for the Intersection Area of West 6th Street and Wakarusa Drive and the Northwest Plan. · The Preliminary Development Plan has been reviewed for its consistency with the Commercial Design Standards and Guidelines.
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FACTORS TO CONSIDER
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ASSOCIATED CASES/OTHER ACTION REQUIRED
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PUBLIC COMMENT RECEIVED PRIOR TO PRINTING
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GENERAL INFORMATION Current Zoning and Land Use: PRD [Wakarusa Place] and PCD [Wakarusa Place] (formerly PRD-2 and PCD-2) Districts; undeveloped land.
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Surrounding Zoning and Land Use: OS (Open Space) (formerly A) District to the north; City parkland.
RMO (Multi-Dwelling Residential-Office) (formerly RO-1A) and PCD [Wakarusa Crossing] (formerly PCD-2) Districts to the south; multi-family and commercial uses.
PCD [NE corner 6th & Wak] (formerly PCD-2) and OS (Open Space) (formerly A) Districts to the east; undeveloped property and site of a pending mixed-use development project.
PRD [Village Meadows] (formerly PRD-2) and CO (Office Commercial) (formerly O-1) Districts to the west; site of a pending retirement community. |
Site Summary
Number of Existing Lots: 5 Lots
Number of Proposed Lots: 8 Lots – 6 Lots to be developed as part of the subject project
Subject Site Area: 18 acres (s.f.)
Pervious Area: 6.66 acres (289,954 s.f.)
Impervious Area: 11.32 acres (493,046 s.f.)
Parking Required: 429 standard and 12 ADA spaces for Wal-Mart and garden center; 152 standard and 10 ADA spaces for pad sites
Parking Provided: 493 standard and 16 ADA spaces for Wal-Mart and garden center; 219 standard and 10 ADA spaces for pad sites
STAFF ANALYSIS
The associated PCD-2 rezoning requests include the following space limitations: no one single commercial retail use shall occupy more than 99,990 gross square feet of space, the garden center shall not exceed 6,500 gross square feet, and the total commercial retail space on the subject property shall not exceed 128,000 gross square feet. The applicant proposes the construction of a 99,985-square foot Wal-Mart store and 6,147-square foot garden center, with an additional 21,500 square feet of unidentified commercial space within four pad site buildings. The proposed Preliminary Development Plan is in conformance with the limitations of the proposed PCD-2 zoning.
The proposed Preliminary Development Plan has been evaluated based upon the following findings of fact and conclusions outlined in Section 20-1010.1 of the Zoning Ordinance for the City of Lawrence:
1) In what respects the plan is or is not in general conformity with the provisions of the Comprehensive Plan of the City.
Staff Finding – This project was reviewed for its conformity with Horizon 2020, the Northwest Plan, and the Area Plan for the Intersection Area of West 6th Street and Wakarusa Drive.
Horizon 2020
The proposed commercial and office development is situated at the intersection of W. 6th Street and Wakarusa Drive, which is designated as a Community Commercial Center (CC200) in Horizon 2020. CC200 Centers are limited to 200,000 square feet of commercial gross square footage. Regarding the subject intersection, page 6-15 of Horizon 2020 states the following, “…While this intersection is designated a CC200 Center, there already exists more commercial gross square footage at the intersection than is recommended for a CC200 Center.” Horizon 2020 states that 400,000 square feet of commercial space have been approved for the intersection. Horizon 2020 also states that the properties along the south side of Overland Drive should include not only commercial uses, but also office, community, recreational, and multi-family uses. Two of the three lots bordering the south side of Overland Drive within the project vicinity are not proposed for development at this time, and one of the lots will include underground detention and a loading area for the Wal-Mart store. Lot 2A, Block 2 of a Lot Split of Lot 2, Block 2, Wakarusa Place Addition is zoned PRD-2 (Planned Residential Development). Lot 1, Block 2, Wakarusa Place Addition is approved for POD (Planned Office Development) zoning pending approval of a development plan. The Future Land Use Map does not include the subject property.
Horizon 2020 also requires a Market Impact Analysis for nodes which exceed 150,000 square feet of commercial building space (pages 6-36 and 6-37). The applicant has submitted such a study, which has been reviewed by City staff. As a revised study did not address all of staff’s initial review comments, the plan should be revised per the approval of City staff as a condition of plan approval. A report outlining the inconsistencies of the study with City policy will be provided at the August 30th, 2006 Planning Commission meeting.
The Northwest Plan
The subject site is included within the plan area for The Northwest Plan. Commercial development is noted as a proposed land use for the northwest corner of W. 6th Street and Wakarusa Drive.
Area Plan for the Intersection Area of W. 6th Street and Wakarusa Drive
The study area for the area plan is bounded to the west by Congressional Drive; to the north by Overland Drive; to the east by Folks Road; and to the south by West 6th Street. The plan states that the subject corner of the intersection is the most appropriate area within the study area for commercial development of a retail focus. It also states that development at the subject intersection should be limited to 420,000 g.s.f. of retail commercial space, with no more than 136,000 g.s.f. of commercial space at the subject corner. The chart below outlines the current and proposed commercial allocation at the intersection:
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Subject Area of W. 6th/Wakarusa Intersection |
Existing/Proposed Commercial Space |
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Southwest and Southeast corners of intersection |
Existing – 241,425 s.f. |
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Northeast corner of intersection |
Proposed – 62,000 s.f. (Bauer Farm plan not yet approved by the City Commission) |
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Northwest corner of intersection
Each corner of the intersection |
Proposed – 127,632 s.f., including a 6,147 s.f. garden center
Total Proposed – 431,057 s.f. |
While the total proposed commercial space for the W. 6th Street and Wakarusa Drive intersection exceeds the recommended amount of commercial space by 11,057 s.f., it is important to note that the proposed total includes uses that are not typically included in a retail commercial count, i.e. banks. With the exclusion of these uses, the total amount of retail commercial space at the intersection would likely be in conformance with the recommended amount of space. It is also important to note that the total commercial space at the intersection would comprise approximately 424,910 square feet if the Wal-Mart garden center were excluded from the total. This total would exceed the recommended commercial space for the intersection by 4,910 square feet. It is important to note that the application does conform with the recommended amount of commercial space for the northwest corner of the intersection, with 136,000 g.s.f. recommended, and 127,632 s.f. proposed.
2) In what respects the plan is or is not consistent with the Statement of Objectives of Planned Unit Development. [The statement of objectives of planned unit developments is found in Section 1002 of the Zoning Ordinance.]
Staff Finding – The proposed development complies with the four stated objectives for Planned Unit Developments. Specifically, the subject site will be served by extensions of existing utilities. A Downstream Sanitary Sewer Analysis, Drainage Study, and Traffic Impact Study (T.I.S.) have been reviewed and approved by City Staff. However, as a condition of approval, Appendix A, Fig. A-13 of the T.I.S. should be revised reflect an increase in traffic volumes at the west, north, and east drives.
The project also allows for multi-modal transportation, with the provision of both on and off-site pedestrian connections, bicycle lanes along Overland Drive and W. 6th Street, and an off-site transit facility along Wakarusa Drive. The 5-foot wide sidewalk along the west side of Wakarusa Drive will need to be reconstructed to a 10-foot wide recreation path with this project. This pathway would serve as a southward extension of an existing 10-foot wide recreation path along the west side of Wakarusa Drive to the north of Overland Drive. The City’s transit administrator has also requested that the plan include the preservation of right-of-way for the future installation of transit shelters and wheelchair landing pads on 6th Street.
3) The nature and extent of the common open space in the Planned Unit Development, the reliability of the proposals for maintenance and conservation of the common open space, and the adequacy or inadequacy of the amount and function of the common open space in terms of the densities and dwelling types proposed in the plan.
Staff Finding – Section 20-1008 of the City’s Zoning Regulations encourages applicants of Planned Commercial Developments to set aside 20% of the land area devoted to commercial uses for open air and recreational uses. The plan includes open space on three sides of the screened loading zone, as well as significant landscaped areas throughout the site. Seating areas will be included for public use to the east of the Wal-Mart building and parking area, as well as within a landscaped area to the south of the Wal-Mart parking lot. As a condition of approval, staff recommends that additional seating areas and site amenities be included adjacent to the Wal-Mart building and pad site buildings.
The site includes landscaping in excess of the minimum requirements. 30,030 square feet of interior greenspace are required, while 43,159 square feet are being provided. Additionally, 99 site trees are required, and 116 trees are being provided. This figure excludes the 95 street trees that will also be planted.
As conditions of approval, staff is recommending the addition of landscaping, i.e. shrubs or greenery that will not interfere with pedestrian flow, within the parking lot islands directly west of the Wal-Mart building, the addition of groundcover or shrubs within the landscape island at the south end of the row of parking which includes 19 spaces in the Wal-Mart parking lot, as well as the replacement of 54 parking spaces with greenspace.
4) Whether the plan does or does not make adequate provisions for public services, provide adequate control over vehicular traffic, and further the amenities of light and air, recreation and visual enjoyment.
Staff Finding – A replat of the subject property will be considered by the Planning Commission once the conditions of approval of the Preliminary Development Plan have been met. A replat is needed to create eight lots from five lots and to vacate/dedicate easements.
A Downstream Sanitary Sewer Study, Drainage Study, and Traffic Impact Analysis have been submitted and approved by City Staff. However, the Traffic Impact Study did not include an analysis of Lot 2A, Block 2 or Lot 1, Block 2, as these lots are not proposed for development as part of the subject development plan. Lot 2A, Block 2 is owned by Village Meadows, LLC and is zoned PRD-2, and Lot 1, Block 2 is owned by 6Wak Land Investments, LLC and is pending POD zoning with the approval of a development plan. It is important to note that when Lot 2A, Block 2 develops, the northern driveway accessed off Congressional would become that lot’s primary entrance. Per the recommendation of the City’s Transportation Planner, a revised T.I.S. should be submitted, which includes the revision of Appendix A, Fig. A-13 to reflect an increase in traffic volumes at the west, north, and east drives.
Per the Traffic Engineering Department, an Agreement Not to Protest Improvements to the Intersection of Overland and Wakarusa Drives will be required as a condition of Final Development Plan approval. A new traffic signal will be installed by Wal-Mart at the intersection of Congressional Drive and W. 6th Street with the subject project.
A transit facility will be placed constructed along Wakarusa Drive with the subject project. Additionally, the preservation of right-of-way for the future installation of transit shelters and wheelchair landing pads on 6th Street should be shown on the plan.
Sidewalks are shown throughout the site and are proposed to connect with sidewalks along all abutting streets – W. 6th Street, Wakarusa Drive, Overland Drive, and Congressional Drive. As a condition of approval, a north-south pedestrian pathway should be added through the Wal-Mart parking lot. This pathway should be added between the rows of 33 parking spaces. The plan should also be revised to show an existing 6-foot wide sidewalk along the north side of W. 6th Street, and the reconstruction of the 5-foot wide sidewalk along the west side of Wakarusa Drive to a 10-foot wide recreation path. This pathway would serve as a southward extension of an existing 10-foot wide recreation path along the west side of Wakarusa Drive to the north of Overland Drive. Public improvement plans will need to be submitted as a condition of Final Development Plan approval.
5) Whether the plan will or will not have a substantial adverse effect on adjacent property and the development or conservation of the neighborhood area.
Staff Finding – Residential properties are located southwest of the project, across W. 6th Street, and northwest, across Overland Drive. City parkland is located directly north, and Free State High School is located northeast of the project. Pending projects include a mixed-use development to the east and a multi-family project to the west.
While the project is proposed to generate additional traffic, Wakarusa Drive and W. 6th Street are principal arterials. A traffic signal will be installed at the Congressional Drive and W. 6th Street intersection with construction of the Wal-Mart store to aid in vehicular flow to and from the site. Additionally, an Agreement Not to Protest Improvements to the Intersection of Overland and Wakarusa Drives will be required as a condition of Final Development Plan approval. Once improvements occur to the Overland and Wakarusa Drives intersection, pedestrian crossings will be added to aid pedestrians in crossing these roadways.
An underground detention area and loading zone will provide a buffer area between the Wal-Mart store and Overland Drive, a collector street. Lot 2A, Block 2 and Lot 1, Block 2 are not proposed for development as part of the subject project, thus providing opportunities for additional buffering to the north and east. All site lighting will be shielded to prevent off-site glare and landscaping that exceeds City standards will be provided. As the subject intersection corner is designated as appropriate for retail commercial use, the subject project should not substantially adversely affect adjacent properties. The associated Preliminary Development Plan has been designed to be in conformance with the requested commercial space size limitations.
6) In what respects the plan is or is not in conformance with the development standards and criteria of this article. [The general standards are found in Section 20-1006 of the Zoning Ordinance and Preliminary Development Plan requirements are listed in Section 20-1010.]
Staff Finding - The proposed Preliminary Development Plan complies with the general development standards and plan requirements for a Planned Unit Development. Specifically, the project has direct access to principal arterials and collectors, sidewalks are provided along one side of all public streets abutting the subject property, and any part of the development area not used for development includes landscaping or grass. Staff recommends the 5-foot wide sidewalk along the west side of Wakarusa Drive be reconstructed to a 10-foot wide recreation path, to serve as an extension of the existing recreation path to the north of Overland Drive. Site amenities, specifically seating areas and landscaped areas, are shown throughout the project site, particularly for the Wal-Mart property. The seating areas are located to the east of a Wal-Mart parking area and to the south of the Wal-Mart parking lot. Staff recommends that additional site amenities, such as fountains, public art, landscaped areas, or seating areas, be provided adjacent to the Wal-Mart and pad site buildings.
While it is apparent that all structures and parking lots are set back at least 30 feet from the periphery boundary or street rights-of-way, the plan should include dimensioned setbacks as a condition of approval.
7) In what respects the plan is or is not in compliance with the requirements for application for tentative approval of the Planned Unit Development. [This finding refers to Section 20-1005 of the Zoning Ordinance.]
Staff Finding – The proposed plan complies with the objectives of Planned Unit Developments, the development standards and regulations for Planned Unit Developments, as well as elements of Horizon 2020. A revised Retail Market Study and Traffic Impact Study are recommended for revision as conditions of approval.
8) The sufficiency of the terms and conditions proposed to protect the interest of the public and the residents of the Planned Unit Development in the case of a plan that proposes development over a period of years.
Staff Finding – A note has been included on the plan, outlining the following phasing schedule: Phase 1 – Lot 3A Block 2; Phase 2 – Lot 3B Block 2; Phase 3 – Lot 4C Block 2; Phase 4 – Lot 4B Block 2; and Phase 5 – Lot 4A Block 2. The note continues to state that, due to market conditions, it is possible that any one of these phases may be started or completed earlier or later in the process, or that multiple phases will progress simultaneously. An additional note states the following, “All public infrastructure and site improvements for a particular lot will be done by opening day of the use on that lot.”
9) Stormwater detention calculations and storage of excess stormwater drainage as per City Policy.
Staff Finding – The proposed development has been approved by the City’s Stormwater Engineer. As conditions of approval, notes should be included on the plan, stating that the 10’ by 10’ box culvert underground detention basin will be privately owned and maintained; occupancy permits for proposed buildings will not be issued until the required public drainage improvements are complete, final inspected, and accepted by the Public Works Department; all curb inlets will be constructed per City storm sewer standard detail; and the project will not be released for building permits until an approved stormwater pollution prevention plan (SWP3) has been obtained.
Approval of the associated rezoning requests would restrict a single commercial use to 99,990 gross square feet, which is 19,990 square feet more than permitted per the site’s existing zoning. The Wal-Mart store is proposed to comprise 99,984 square feet. The requests would also restrict the project’s total commercial retail space to 128,000 square feet, which is 26,000 square feet less than allowed per the site’s existing commercial zoning. The project proposes a total of 127,632 square feet of commercial space. The 6,147-square foot garden center is within the limitations of a 6,500-square foot garden center requested with the PCD-2 rezonings.
The site’s existing PCD-2 zoning includes Use Groups 7, 9, 9A, 11, as well as restricted uses in Use Groups 12, 13, 14, and 15 (see associated “Permitted Uses” list). Allowable uses are not requested for modification with the associated rezoning requests. The proposed Wal-Mart building is permitted with the site’s current PCD-2 zoning, as it is considered a department store. While the uses for the outparcel buildings are not noted on the plan, it is expected that these buildings will include commercial uses which are permitted per the existing and requested PCD-2 zoning. The Preliminary Development Plan has been designed for conformance with the limitations of the rezoning requests.
No new rights-of-way are being dedicated with the project, as sufficient rights-of-way exist for the abutting roadways. However, as a condition of approval, the preservation of right-of-way for the future installation of transit shelters and wheelchair landing pads on 6th Street should be noted on the plan.
Access/Parking
Four curb cuts from public streets will be constructed for the project – two off Congressional Drive, one off Overland Drive, and one off Wakarusa Drive. As is noted on the plan with hatch marks, no access is allowed from the centerline of 6th Street to 350 feet north along Congressional Drive. Regarding parking, 581 total spaces are required, and 729 spaces are proposed. 26 accessible and 30 bicycle parking spaces are also be provided. Staff recommends that, as a condition of approval, the 19 parking spaces along the eastern side of the north-south internal driveway be eliminated. As Lot 4C, Block 2 would not meet the minimum parking requirement of 13 spaces with this elimination of spaces along the driveway, the lot will need to be reconfigured to include 13 spaces.
Commercial Design Guidelines
The plan was reviewed for its consistency with the Commercial Design Standards and Guidelines. It is important to note that the subject application was submitted prior to the July 25th adoption of the guidelines; therefore, the applicant was not required to comply with all of the standards. However, the following is a list of items that are in conformance with the guidelines:
While several elements of the Commercial Design Guidelines pose design challenges due to the size of the Wal-Mart building and commercial space restrictions, staff recommends that the following items be incorporated into the plan, as these elements would further the plan’s conformance with the Commercial Design Standards and Guidelines:
1. Exterior building materials within 9 inches of finished grade,
2. Native materials for at least 30% of all building exteriors,
3. Additional site amenities, such as seating areas, public art, or fountains, adjacent to the Wal-Mart and pad site buildings,
13. Elimination of the 19 parking spaces along the eastern side of the north-south driveway,
14. Relocation of the 7,300-square foot building from the northwest corner of the southeast pad site to the northeast corner, and
15. Addition of pedestrian connectivity (via sidewalks and special markers/pavement) from the relocated 7,300-square foot building to the 7,400-square foot building on the southeast corner of the site.
16. Elimination of the 35 parking spaces running east-west along the southernmost edge of the Wal-Mart parking lot. Greenspace should replace these spaces.
17. Addition of a north-south pedestrian pathway running from the southernmost internal sidewalk to the Wal-Mart building. This pathway should be placed between the north-south rows of 33 parking spaces.
The removal of 19 parking spaces along east side of the north-south driveway is recommended to allow for additional greenspace and to eliminate the backing of vehicles into the driveway. With the elimination of these parking spaces and addition of greenspace, the east side of the driveway would mirror the west side of the driveway. It is important to note that the elimination of these spaces would result in fewer than the recommended minimum parking spaces for Lot 4c, Block 2. Therefore, the lot lines of Lot 4C, Block 2 would need to be revised to include additional spaces.
Staff also recommends that 35 parking spaces be removed from the Wal-Mart parking lot. These spaces are located along the southernmost edge of the Wal-Mart parking lot, running east-west. The removal of these spaces would allow for additional greenspace and elimination of vehicles backing into the driveway. As the Wal-Mart store and garden center includes 64 spaces in excess of the minimum parking requirements, the lot will continue to meet the minimum requirements with the elimination of 35 spaces.
Relocation of the 7,300-square foot building to the southeast corner of the Wakarusa Drive site entrance would assist in framing the Wakarusa Drive entrance into the site. The revised location would also allow for better pedestrian connectivity between the 7,400-square foot building at the southeast corner of the site and the subject building. Additionally, the pending mixed-use project at the northeast corner of W. 6th Street and Wakarusa Drive includes two buildings placed along Wakarusa Drive; therefore, the proposed location of a 7,400 square foot building at the northwest corner of the Wakarusa Drive and W. 6th Street intersection and the revised pad site building location would reflect the building placement of the pending mixed-use project.
SUMMARY
The application generally conforms with the goals and policies of Horizon 2020. As the Retail Market Study is an important component of the conformance of the request with Horizon 2020, the approval of the subject Preliminary Development Plan request is conditioned upon the approval of the study by City staff. Additional conditions of approval include the submission of a revised Traffic Impact Study, as well as plan revisions pertaining to stormwater and the Commercial Design Standards and Guidelines.