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HomeMy WebLinkAboutZ-7967 Staff AnalysisFILE NO.: Z-7987 NAME: Pearlstein Short -form PCD LOCATION: On the Northeast corner of West 2nd Street and Schiller Street DEVELOPER: Judy Pearlstein P.O. Box 5010 North Little Rock, AR 72119 ENGINEER: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.16 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 1-2, Light Industrial District Light Industrial PCD FT. NEVA STREET: 0 L.F. C-3, General Commercial District uses VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The existing building is currently vacant and zoned 1-2, Light Industrial District. There are six parking spaces located along the eastern side of the building. The applicant is proposing a rezoning to Planned Commercial District (PCD) to allow the reuse of the site with residential and commercial activities. The applicant has indicated C-1, Neighborhood Commercial District uses as the base zoning classification as allowable uses for the lower level of the structure and residential for the upper unit. The request includes limits placed on the C-1, Neighborhood Commercial District uses limiting the uses to those which do not generate a great parking demand. The applicant has excluded eating place inside as an allowable use for the site. However, in conjunction with the bakery or confectionary shop the applicant is requesting the placement of a limited number of tables to allow customers an area to have a cup of coffee along with a pastry. FILE NO.: Z-7987(Cont.) B. EXISTING CONDITIONS: The site contains an existing two story building which appears to have been commercial on the lower level accessed from West 2nd Street and residential on the second level accessed from Schiller Street. West 2nd Street has been constructed to Master Street Plan standard, Schiller Street is a narrow roadway with open ditches for drainage. To the south of the site is a multi -story office building and to the east of the site is a vacant lot. To the north, east and northwest of the site are residential uses appearing to be single-family and two family residences. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 -feet of the site, along with the Capitol View Stifft Station Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. The proposed land use would classify West 2nd and Schiller Streets on the Master Street Plan as commercial streets. Dedicate right-of-way to 30 feet from centerline. 2. A 20 foot radial dedication of right-of-way is required at the intersection of West 2nd and Schiller Streets. 3. With the current location of the driveway, vehicles back into right-of-way creating an unsafe condition. 4. Signs, awnings or any other encroachment into the right-of-way must obtain a franchise permit. Contact John Barr at 371-4646. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. 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 2 FILE NO.: Z-7987 (Cont the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Routes #1 and #8 — the Pulaski Heights CATA Bus Route and the Rodney Parham CATA Bus Route. F. ISSUES/TECHNICAUDESIGN: Planning_ Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Multi -Family for this property. The applicant has applied for a Planned Commercial District for the redevelopment of this site in the existing structure. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. This application is an existing structure that housed residential and non-residential uses and the request does not change the size of the structure. Master Street Plan: West 2nd and Schiller Streets are shown as a Local Streets on the Master Street Plan and may require dedication of right-of-way and may require street improvements: Local Streets, which are abutted by non-residential zoning/use or more intensive zoning than duplexes, are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: There is a Class III Bike Route along West Markham Street, one block to the north. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III Bicycle Route signage may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Capital View Stiff Station Neighborhood Action Plan. The Private Investment Goal: "Promote private investment in the neighborhood" listed an objective of "Encourage the utilization of existing business properties in the area rather than duplicate businesses (and business structures) that may or may not be utilized." The Community Preservation Goal: "Involve all segments of the neighborhood to identify key structures and places, protect them, and enhance 3 FILE NO.: Z-7987 (Cont.) them" has an objective of "Preserve housing stock in the neighborhood" and an action statement of "Enact a 'No Net Loss' policy in the neighborhood, that is no net loss of housing units due to changes in land use, etc." The Community Development Goal: "Plan and implement community development projects that will improve the neighborhood such as rehabilitating older homes, building new infill homes, revitalizing commercial areas or providing needed community facilities: has an objective of "Improve housing in the area around Monarch Mills, the Whitewater and near the Executive building". This application could work toward fulfilling these goals, objectives, and action statements, by utilizing an existing commercial structure and residential unit. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. All existing paving, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. G. SUBDIVISION COMMITTEE COMMENT: (January 26, 2006) The applicant's son, David Pearlstein, was present representing the request. Staff presented an overview indicating the applicant was requesting C-3 uses as allowable uses for the site. Staff stated the applicant's cover letter indicated the request was to allow office uses on the top floor. Staff stated they were not supportive of C-3 uses. They felt the uses should be more neighborhood friendly and uses which did not generate a great deal of traffic. Staff also questioned if a dumpster would be located on the site and if so to provide the location along with a note concerning the required screening. Public Works comments were addressed. Staff stated a survey indicating the right-of-way was needed to verify the existing right-of-way for Schiller Street and West 2nd Street. Staff stated Schiller Street would require a 30 -foot, from centerline, right-of-way dedication if not currently existing. Mr. Pearlstein stated this could cause the building to be located in the right-of-way. Staff requested an updated survey to verify the right-of-way. Landscaping comments were addressed. Staff stated screening would be required along the northern perimeter of the site. Staff stated a fence or dense evergreen plantings could be utilized for screening. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. El FILE NO.: Z-7987 H. ANALYSIS: The applicant provided additional information to address concerns raised at the January 26, 2006, Subdivision Committee meeting. The applicant has indicated C-1, Neighborhood Commercial District uses as allowable uses for the down stairs portion of the building removing the request for an eating place inside and a single residence in the upstairs portion of the building. The applicant has however requested the placement of a few tables within the building should a bakery or confectionary shop locate in the building. The site contains an existing building with approximately 1,450 square feet of space on the lower level and similar space on the upper level. The site plan also indicates six on site parking spaces. The ordinance would typically require the placement of four (4) on-site parking spaces for retail uses other than a restaurant use. If the site were developed solely as a restaurant use, fourteen (14) parking spaces would typically be required. The residential portion of the development would typically require the placement of one parking space. The hours of operation have been indicated from 6:00 am to 9:00 pm seven days per week. The applicant has indicated without a committed user it is difficult to determine the exact hours of operation but has indicated the hours of a bakery would be the most intense hours to operate from the site. The revised survey indicates a 60 -foot right-of-way for West 2nd Street and a 40 -foot right-of-way for Schiller Street. Staff had requested a right-of-way dedication for each street at 30 -feet from centerline. Staff now feels a dedication of 25 -feet on Schiller Street is sufficient. Although the use would classify the street as a commercial street, with the exception of this corner lot, staff does not feel the remainder of the street will develop with commercial uses. The applicant will be required to franchise any projecting signage and/or buildings which are located in the right-of-way. No dumpster nor ground mounted signage has not been indicated on the site plan. As such they will not be permitted. Building signage will comply with signage allowed in commercial zones or a maximum of ten percent of the fagade area. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the following and conditions: 1) Compliance with the comments and conditions outlined in paragraphs D, E, F and H of the above agenda staff report. yi FILE NO.: Z-7987 (Cont. 2) Use of the building is to be as follows: a) The second floor is to be a single residential unit. b) The first floor is to be limited to C-1 uses less and except eating place inside. 3) The hours of operation are to be 6:00 am to 9:00 pm seven days per week. If a bakery locates in the building, the hours of operation apply to customer service. 4) If a bakery locates in the building it is permitted to have a maximum seating capacity of 16. 5) No dumpsters or ground mounted signs are permitted. PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the following and conditions: Compliance with the comments and conditions outlined in paragraphs D, E, F and H of the agenda staff report. Staff stated ,the use of the building is to be as follows: the second floor is to be a single residential unit and the first floor is to be limited to C-1 uses less and except eating place inside. Staff stated the hours of operation are to be 6:00 am to 9:00 pm seven days per week. Staff stated if a bakery located in the building, the hours of operation would apply to customer service. Staff stated if a bakery located in the building it is permitted to have a maximum seating capacity of 16 seats. Staff stated no dumpsters or ground mounted signs were permitted. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A February 16, 2006 ITEM NO.: 17 FILE NO.: Z-79 NAME: Pearlstein Short -form PCD LOCATION: On the Northeast corner of West 2nd Street and Schiller Street DEVELOPER: Judy Pearlstein P.O. Box 5010 North Little Rock, AR 72119 ENGINEER: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.16 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 1-2, Light Industrial District Light Industrial FT. NEW STREET: 0 L.F. C-3, General Commercial District uses VARIAN C ESMAIVE RS REQUESTED A. PROPOSAUREQUEST: None requested. The existing building is currently vacant and zoned 1-2; Light Industrial District. There are six parking spaces located along the eastern side of the building. The applicant is proposing a rezoning to Planned Commercial District (PCD) to allow the reuse of the site with residential and commercial activities. The applicant has indicated C-1, Neighborhood Commercial District uses as the base zoning classification as allowable uses for the lower level of the structure and residential for the upper unit. The request includes limits placed on the C-1, Neighborhood Commercial District uses limiting the uses to those which do not generate a great parking demand. The applicant has excluded eating place inside as an allowable February 16, 2006 SUBDIViSION ITEM NO.: 17 Cont_ FILE NO.: Z-7987 use for the site. However, in conjunction with the bakery or confectionary shop the applicant is requesting the placement of a limited number of tables to allow customers an area to have a cup of coffee along with a pastry. B. EXISTING CONDITIONS: The site contains an existing two story building which appears to have been commercial on the lower level accessed from West 2"d Street and residential on the second level accessed from Schiller Street. West 2"d Street has been constructed to Master Street Plan standard, Schiller Street is a narrow roadway with open ditches for drainage. To the south of the site is a multi -story office building and to the east of the site is a vacant lot. To the north, east and northwest of the site are residential uses appearing to be single-family and two family residences. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls 'from area residents. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 -feet of the site, along with the Capitol View Stifft Station Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. The proposed land use would classify West 2"d and Schiller Streets on the Master Street Plan as commercial streets. Dedicate right-of-way to 30 feet from centerline. 2. A 20 foot radial dedication of right-of-way is required at the intersection of West 2nd and Schiller Streets. 3. With the current location of the driveway, vehicles back into right-of-way creating an unsafe condition. 4. Signs, awnings or any other encroachment into the right-of-way must obtain a franchise permit. Contact John Barr at 371-4646. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. 2 February 15, 2006 SUBDIVIS10M ITEM ND.: 17 Cont. Central Arkansas additional w Water: Contact FILE NC.: Z-7987 of a water meter{s) are required. Arkansas n approved redo quired. Due to Water if lar required vn the reduced Pressure zone he nature of this f ser and/or the first d°rr 1e5tic water backflow ambi installation Point of use. se+vice. This mbly ter assernbl of the RP Central Arkansas assembly must bei Y {RP Assembly ' successful tests Water, {CAW) re nstalled ZA) is Y Tester licensed b of the assembly quires that u prior to test results must be Y the State of Y must be co pon installation installation and sent h CAW-S 1%ansas and completed by a Certified would like to annually there Cross Connection approved by CAW. The discuss backt7ow after. Con#act Section within to preventio Carroll Keatts at 37-7-1226 n days of Fire De artment: n requirements for this if You Department a# g Install fire h project. 18-370a for hydrants per code additional information.Contact the Little Coon Plannin No Rork Fire comment. CATA: The site is Heights CATA Bus Route located near CATA F and the Roy► ' Bus Routes #1 1SSUESITECViN1CAL1p .4 ey ParhamATR Band #8 —the Pulaski ESlG�Y: us Route. P�annin Division: Tj- District. The Lance O's request is Use Plan s located in the ppliec+ for a Planned bows Multi`Fam In the Heights Hillcrest P existing structure. C°rnmercial District for for this AfOpert tanning he redevelo Y• The aPPlicant The proposal Pment of this site would does not have neCeSsita#e a Plan a signi�ca•,t i,;;r., that housed reside Arpendm '."',Pact on the t.ar?d chane ntia! and ent. This applicai;,,n is Use plan, which g the size ei the s non-residential the nre xistin ;, tructufe uses and g structure Master Street Plan: nd quest does not cn the Master West 2 and Schiller S require Street Plan and May Streets are street improvements. Y require dedication Of as a Local tonin Iuse encs. Local Streets of right-of-wayStreets g °f more which mercial � intensive tonin are abutted b and may Com Streets' . Collector, These g than duplexes Y nonresidential streets have a design are considered as standard the same as a Bic cle Plan: block to the There is a Class ill Bike track north. A Class 1l1 bikeway Route along No additional aY is a signed g West Markham Street signage may be required. Pavg or right-of-way isrequired, route on aCls street shared w+te Class ill Bic cycle h Cit Recv nized Y Route area covered b Nei hborhovd Action Plan: The applicant's Stiff Station Neighborhood property lies in the d Action Plan. The 3 February 16, 2006 SUBDIVISION ITEM NO.: 17 Cont. FILE NO.: Z-7887 Private Investment Goal: "Promote private investment in the neighborhood" listed an objective of "Encourage the utilization of existing business properties in the area rather than duplicate businesses (and business structures) that may or may not be utilized." The Community Preservation Goal: "Involve all segments of the neighborhood to identify key structures and places, protect them, and enhance them" has an objective of "Preserve housing stock in the neighborhood" and an action statement of "Enact a 'No Net Loss' policy in the neighborhood, that is no net loss of housing units due to changes in land use, etc." The Community Development Goal: "Plan and implement community development projects that will improve the neighborhood such as rehabilitating older homes, building new infill homes, revitalizing commercial areas or providing needed community facilities: has an objective of "Improve housing in the area around Monarch Mills, the Whitewater and near the Executive building". This application could work toward fulfilling these goals, objectives, and action statements, by utilizing an existing commercial structure and residential unit. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required, All existing paving, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. G. SUBDIVISION COMMITTEE COMMENT; (January 26, 2006) The applicant's son, David Pearlstein, was present representing the request. Staff presented an overview indicating the applicant was requesting C-3 uses as allowable uses for the site. Staff stated the applicant's cover letter indicated the request was to allow office uses on the top floor. Staff stated they were not supportive of C-3 uses. They felt the uses should be more neighborhood friendly and uses which did not generate a great deal of traffic. Staff also questioned if a dumpster would be located on the site and if so to provide the location along with a note concerning the required screening. Public Works comments were addressed. Staff stated a survey indicating the right-of-way was needed to verify the existing right-of-way for Schiller Street and West 2". Street. Staff stated Schiller Street would require a 30 -foot, from centerline, right-of-way dedication if not currently existing. Mr. Pearlstein stated this could cause the building to be located in the right-of-way. Staff requested an updated survey to verify the right-of-way. 12 February 16, 2406 SUBDIVISION ITEM NO.: 17 (Co H Landscaping comments were addressed. Staff required along the northern perimeter of the site. evergreen plantings could be utilized for screening. FILE No.: Z-7987 stated screening would be Staff stated a fence or dense Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant provided additional information to address concerns raised at the January 26, 2006, Subdivision Committee meeting. The applicant has indicated C-1, Neighborhood Commercial District uses as allowable uses for the down stairs portion of the building removing the request for an eating place inside and a single residence in the upstairs portion of the building. The applicant has however requested the placement of a few tables within the building should a bakery or confectionary shop locate in the building. The site contains an existing building with approximately 1,454 square feet of space on the lower level and similar space on the upper level. The site plan also indicates six on site parking spaces. The ordinance would typically require the placement of four (4) on-site parking spaces for retail uses other than a restaurant use. If the site were developed solely as a restaurant use, fourteen (14) parking spaces would typically be required. The residential portion of the development would typically require the placement of one parking space. The hours of operation have been indicated from 6:00 am to 9:00 pm seven days per week. The applicant has indicated without a committed user it is difficult to determine the exact hours of operation but has indicated the hours of a bakery would be the most intense hours to operate from the site. The revised survey indicates a 60 -foot right-of-way for West 2nd Street and a 40 -foot right-of-way for Schiller Street. Staff had requested a right-of-way dedication for each street at 30 -feet from centerline. Staff now feels a dedication of 25 -feet on Schiller Street is sufficient. Although the use would classify the street as a commercial street, with the exception of this corner lot, staff does not feel the remainder of the street will develop with commercial uses. The applicant will be required to franchise any projecting signage and/or buildings which are located in the right-of-way. No dumpster nor ground mounted signage has not been indicated on the site plan. As such they will not be permitted. Building signage will comply with signage allowed in commercial zones or a maximum of ten percent of the fagade area. G� ' February 16, 2006 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-7987 STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the following and conditions: 1) Compliance with the comments and conditions outlined in paragraphs D, E, F and H of the above agenda staff report. 2) Use of the building is to be as follows: a) The second floor is to be a single residential unit. b) The first floor is to be limited to C-1 uses less and except eating place inside. 3) The hours of operation are to be 6:00 am to 9:00 pm seven days per week. If a bakery locates in the building, the hours of operation apply to customer service. 4) If a bakery locates in the building it is permitted to have a maximum seating capacity of 16. 5) No dumpsters or ground mounted signs are permitted. PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the following and conditions: Compliance with the comments and conditions outlined in paragraphs D, E, F and H of the agenda staff report. Staff stated the use of the building is to be as follows: the second floor is to be a single residential unit and the first floor is to be limited to C-1 uses less and except eating place inside. Staff stated the hours of operation are to be 6:00 am to 9:00 pm seven days per week. Staff stated if a bakery located in the building, the hours of operation would apply to customer service. Staff stated if a bakery located in the building it is permitted to have a maximum seating capacity of 16 seats. Staff stated no dumpsters or ground mounted signs were permitted. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A ITEM NO.: 17. NAME: Pearlstein Short -form PCD LOCATION: on the Northeast corner of West 2nd Street and Schiller Street Planning Staff Comments: Z-7987 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than February 1, 2006. The Office of Planning and Development must receive the proof of notice no later than February 8, 2006. 2. The cover letter indicates a request for C-3, General Commercial District uses for the bottom floor and general and professional office for the top floor. Staff is not supportive of the placement of C-3 uses on the site. Staff would be more supportive of C-1, Neighborhood Commercial uses with limits placed on the uses. Staff has concerns with the placement of a use i.e. restaurant or bar that "could potentially generate a large amount of traffic and cause a parking concern. Staff would also be more supportive of residential on the top floor. 3. The site contains a small parking area to the east. Staff questions the applicant's cover letter indicating the accommodation of 8 — 12 cars unless the cars were stacked. Based on single stacking the parking area could accommodate 6 cars. 4. Will there be a dumpster located on the site? If so provide the location of the proposed dumpster along with the anticipated hours of service. Variance/Waivers: Public Works Conditions: 1. The proposed land use would classify West 2nd and Schiller Streets on the Master Street Plan as commercial streets. Dedicate right-of-way to 30 feet from centerline. 2. A 20 foot radial dedication of right-of-way is required at the intersection of West 2nd and Schiller Streets. 3. With the current location of the driveway, vehicles back into right-of-way creating an unsafe condition. 4. Signs, awnings or any other encroachment into the right-of-way must obtain a franchise permit. Contact John Barr at 371-4646. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Enter : No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. 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 (CAW) 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 CAW. The test results must be sent to CAW s Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. Countv Plannina: No comment. CATA: The site is located near CATA Bus Routes #1 and #8 — the Pulaski Heights CATA Bus Route and the Rodney Parham CATA Bus Route. Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Multi -Family for this property. The applicant has applied for a Planned Commercial District for the redevelopment of this site in the existing structure. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. This application is an existing structure that housed residential and non-residential uses and the request does not change the size of the structure. Master Street Plan: West 2"d and Schiller Streets are shown as a Local Streets on the Master Street Plan and may require dedication of right-of-way and may require street improvements. Local Streets, which are abutted by non-residential zoning/use or more intensive zoning than duplexes, are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan. There is a Class III Bike Route along West Markham Street, one block to the north. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III Bicycle Route signage may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Capital View Stiff Station Neighborhood Action Plan. The Private Investment Goal: "Promote private investment in the neighborhood" listed an objective of "Encourage the utilization of existing business properties in the area rather than duplicate businesses (and business structures) that may or may not be utilized." The Community Preservation Goal: "Involve all segments of the neighborhood to identify key structures and places, protect them, and enhance them" has an objective of "Preserve housing stock in the neighborhood" and an action statement of "Enact a 'No Net Loss' policy in the neighborhood, that is no net loss of housing units due to changes in land use, etc." The Community Development Goal: "Plan and implement community development projects that will improve the neighborhood such as rehabilitating older homes, building new infill homes, revitalizing commercial areas or providing needed community facilities: has an objective of "Improve housing in the area around Monarch Mills, the Whitewater and near the Executive building". This application could work toward fulfilling these goals, objectives, and action statements, by utilizing an existing commercial structure and residential unit. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. All existing paving, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, February 1, 2006.