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HomeMy WebLinkAboutZ-8801 Staff AnalysisFILE NO.: Z-8801 NAME: Rollins Short -form PD-C LOCATION: Located at 3700 Walker Street DEVELOPER: Mary Rollins 11209 Shackleford Court Little Rock, AR 72211 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.44 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF R-2, Single-family Single-family residential P D-C Beauty salon VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAUREQUESUAPPLICANT'S STATEMENT: The applicant is requesting a rezoning from R-2, Single-family to PD-C (Planned Development Commercial) to allow the conversion of this existing single-family structure into a beauty salon. The applicant has indicated three (3) stylist will operate from the site. The applicant has indicated she has been a hair stylist for a number of years, renting space from others. She states she owns the house on Walker Street and would like to open her own shop at this location. FILE NO.: Z-8801 (Cont.) B. EXISTING CONDITIONS: Union Park is located across Walker Street from this home but the remainder of the area is developed with single-family homes. There is a small church located on the northeast corner of West 361h and Walker Streets. The non-residential area is located five blocks to the east along West 36th Street at and near the John Barrow Road intersection. There is a large area of undeveloped property in this immediate area and a number of the streets have not been completed. West 37th and Walker Streets are narrow unimproved streets without curb, gutter or sidewalk and open ditches serve as drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a letter of opposition from the John Barrow Neighborhood Association. All property owners located within 200-feet of the site and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS - PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Walker Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Due to the proposed use of the property, the Master Street Plan specifies that West 37th Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. A 20 foot radial dedication of right-of-way is required at the intersection of West 37th Street and Walker Street. 4. With future site development or expansion, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to West 37th Street including 5-foot sidewalk with the planned development. 5. With future site development or expansion, sidewalks with appropriate handicap ramps are required to be installed along Walker Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2 FILE NO.: Z-8801(Cont.) E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) required that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for the project. Fire Department: Place fire hydrants per code. Maintain a minimum access of at least 20-feet. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #14 — the Rosedale Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from R-2, Single -Family District to PD-C (Planned Development Commercial) to allow the structure to be used as a beauty shop. 3 FILE NO.: Z-8801 Cont. Master Street Plan: Walker Street is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity of the application. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Landscaping will be required in conjunction with any new on site parking- G. SUBDIVISION COMMITTEE COMMENT: (August 22, 2012) Ms. Mary Rollins was present. Staff presented the item stating Ms. Rollins desired to convert the existing single-family home into a beauty salon. Staff stated there were a number of issues in need of addressing prior to the item being forwarded to the full Commission for final action. Staff questioned the number of operators for the site. Staff stated parking was based on the square footage of the structure but if there were to be three (3) operators then six (6) parking spaces would be needed to serve the salon. Staff stated with the construction of the parking area landscaping was required to be installed. Staff questioned the location and total area of any proposed ground and building signage. Public Works comments were addressed. Staff stated right of way dedication along West 37th and Walker Streets was required. Staff also stated a radial dedication was required at the intersection of the two streets. Staff stated any future improvements would require street construction to both the abutting streets was required including curb, gutter and sidewalk. Landscaping comments were addressed. Staff stated once again landscaping would be required in conjunction with the new parking area. 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. 2 FILE NO.: Z-8801 (Cont. H. ANALYSIS: The applicant submitted a revised site plan and cover letter addressing the issues raised at the August 22, 2012, Subdivision Committee meeting. The revised plan indicates the placement of a paved area for parking with a single driveway access from Walker Street. The parking area contains six (6) parking spaces. The parking area has been located a minimum of nine (9) feet from Walker Street to provide for the street buffer and landscape strip required. There does not appear to be a land use buffer along the southern perimeter. The applicant has indicated there will be a maximum of three (3) operators located at the site. The hours of operation are from 10 am to 8 pm Tuesday through Saturday. The applicant has indicated there will not be a manicurist, massage therapist, receptionist or any other person operating from the site. Parking for a beauty salon is based on one parking space per 200 gross square feet of floor area. The structure appears to contain 1,350 square feet of floor area resulting in the need for eight (8) parking spaces. The plan as presented provided the minimum parking required to serve the use. The applicant has indicated building signage will be used to identify the business. On the front fagade a sign 2 Y2 feet high by 10 Y2 feet long will be placed with lettering identifying the business. There is no ground signage proposed for the business. The applicant has indicated there will not be a dumpster located on the site. All site lighting will be low level and directional, directed downward and into the site. Staff is not supportive of the request. The area is predominately single-family with a City park located across from the site. Staff feels the placement of this commercial business in this primarily residential neighborhood is out of character. The placement of the paved parking area to serve the business takes up most of the southern yard area. Staff feels the non-residential uses should be located within the areas identified on the City's Future Land Use Plan as commercial which are located nearer the intersection of John Barrow Road and West 36th Street. STAFF RECOMMENDATION: Staff recommends denial of the request. FILE NO.: Z-8801 Cont.) PLANNING COMMISSION ACTION: (SEPTEMBER 13, 2012) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had failed to notify property owners as required by the Commission's By-laws. Staff presented a recommendation of deferral of the item to the October 25, 2012 public hearing. There was no further discussion of the item. The Chair entertained a motion for approval of the item on the Consent Agenda as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant has provided notification to property owners as required by the Commission's By-laws. There have been no changes to the application request since the previous staff write-up. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (OCTOBER 25, 2012) Ms. Mary Rollins was present representing the request. There were two (2) registered objectors present. Staff presented the item with a recommendation of denial. Ms. Rollins stated she had been a hairdresser for 25 years and currently worked in a salon which was owned by others. She stated she owned the house on Walker Street and was proposing to use the house as a three (3) work station salon. She stated the clients would be by appointment only. She stated the business was a low traffic volume generator. She stated the salon would serve women only. She stated if she was able to use the property as a beauty salon then she could work on the property to improve the appearance and place landscaping on the site. Ms. Carolyn Heitman addressed the Commission on behalf of the John Barrow Neighborhood Association. She stated the membership had met and had voted to not support the proposal. She stated the property was located across from the park and Walker Street could become very busy if the park was being used for football or soccer practice. She stated the neighborhood did not need another beauty salon. She stated within a three (3) mile radius of this site there were eight (8) salons. She requested the Commission deny the request. Ms. Ruth Bell addressed the Commission representing the League of Women Voters. She stated the placement of salons within residential neighborhoods had a long history with the City. She stated it was a consensus by the residents and the by change in the zoning ordinance that a beauty salon were not desirable and should not be located within a residential neighborhoods. FILE NO.: Z-8801 Cont. Ms. Rollins stated she wanted her salon at this location and felt the location was appropriate. She stated the property was located across from a park. She stated if approved she would improve the property and make the property more desirable. The Commission questioned Ms. Rollins as to her current location. She stated she had a booth in a salon on West 12th Street. The Commission questioned if she lived at the Walker Street address. She stated she did not live on Walker Street. She stated she had owned the house since 1973. She stated she also owned the house behind the Walker Street house. She stated her mother had lived there until she passed. She stated the house then became hers as well. She stated she had rented the house for a number of years but felt the use as the salon would be a better use for the property. The Commission questioned staff as to the specific reason for their opposition. Staff stated they opposition was to allow the placement of a commercial business within a residential neighborhood. Staff stated the commercial businesses were located along West 36th Street and along John Barrow Road. There was no further discussion by the Commission. The chair entertained a motion for approval of the request including all staff comments within the agenda write-up. The motion failed by a vote of 1 aye, 7 noes and 3 absent. 7 October 25, 2012 ITEM NO.: E NAME: Rollins Short -form PD-C LOCATION: Located at 3700 Walker Street DEVELOPER: Mary Rollins 11209 Shackleford Court Little Rock, AR 72211 R1 IR11FYnR- Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.44 acres URRENT ZONING: ALLOWED USE PROPOSED ZONING: PROPOSED USE: FILE NO.: Z-8801 NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF R-2, Single-family Single-family residential PD-C Beauty salon VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSALIREQUESTIAPPLICANT'S STATEMENT: The applicant is requesting a rezoning from R-2, Single-family to PD-C (Planned Development Commercial) to allow the conversion of this existing single-family structure into a beauty salon. The applicant has indicated three (3) stylist will operate from the site. The applicant has indicated she has been a hair stylist for a number of years, renting space from others. She states she owns the house on Walker Street and would like to open her own shop at this location. October 25, 2012 SUBDIVISION ITEM NO.: E Cont. FILE NO.: Z-8801 B. EXISTING CONDITIONS: Union Park is located across Walker Street from this home but the remainder of the area is developed with single-family homes. There is a small church located on the northeast corner of West 361'' and Walker Streets. The non-residential area is located five blocks to the east along West 36th Street at and near the John Barrow Road intersection. There is a large area of undeveloped property in this immediate area and a number of the streets have not been completed. West 37th and Walker Streets are narrow unimproved streets without curb, gutter or sidewalk and open ditches serve as drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a letter of opposition from the John Barrow Neighborhood Association. All property owners located within 200-feet of the site and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Walker Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Due to the proposed use of the property, the Master Street Plan specifies that West 37t" Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. A 20 foot radial dedication of right-of-way is required at the intersection of West 37th Street and Walker Street. 4. With future site development or expansion, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to West 37th Street including 5-foot sidewalk with the planned development. 5. With future site development or handicap ramps are required to accordance with Section 31-175 0 Street Plan. 2 f expansion, sidewalks with appropriate be installed along Walker Street in the Little Rock Code and the Master October 25, 2012 UBDIVISION ITEM NO.: E Cont. FILE NO.: Z-8801 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Enerav: No comment received AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) required that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for the project. Fire Department: Place fire hydrants per code. Maintain a minimum access of at least 20-feet. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #14 — the Rosedale Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planninq Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from R-2, Single -Family District to PD-C (Planned Development Commercial) to allow the structure to be used as a beauty shop. 3 October 25, 2012 SUBDIVISION ITEM NO.: E FILE NO.: Z-8801 Master Street Plan: Walker Street is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity of the application. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Landscaping will be required in conjunction with any new on site parking. G. SUBDIVISION COMMITTEE COMMENT: (August 22, 2012) Ms. Mary Rollins was present. Staff presented the item stating Ms. Rollins desired to convert the existing single-family home into a beauty salon. Staff stated there were a number of issues in need of addressing prior to the item being forwarded to the full Commission for final action. Staff questioned the number of operators for the site. Staff stated parking was based on the square footage of the structure but if there were to be three (3) operators then six (6) parking spaces would be needed to serve the salon. Staff stated with the construction of the parking area landscaping was required to be installed. Staff questioned the location and total area of any proposed ground and building signage. Public Works comments were addressed. Staff stated right of way dedication along West 37th and Walker Streets was required. Staff also stated a radial dedication was required at the intersection of the two streets. Staff stated any future improvements would require street construction to both the abutting streets was required including curb, gutter and sidewalk. Landscaping comments were addressed. Staff stated once again landscaping would be required in conjunction with the new parking area. 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. 4 October 25, 2012 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-8801 H. ANALYSIS: The applicant submitted a revised site plan and cover letter addressing the issues raised at the August 22, 2012, Subdivision Committee meeting. The revised plan indicates the placement of a paved area for parking with a single driveway access from Walker Street. The parking area contains six (6) parking spaces. The parking area has been located a minimum of nine (9) feet from Walker Street to provide for the street buffer and landscape strip required. There does not appear to be a land use buffer along the southern perimeter. The applicant has indicated there will be a maximum of three (3) operators located at the site. The hours of operation are from 10 am to 8 pm Tuesday through Saturday. The applicant has indicated there will not be a manicurist, massage therapist, receptionist or any other person operating from the site. Parking for a beauty salon is based on one parking space per 200 gross square feet of floor area. The structure appears to contain 1,350 square feet of floor area resulting in the need for eight (8) parking spaces. The plan as presented provided the minimum parking required to serve the use. The applicant has indicated building signage will be used to identify the business. On the front fagade a sign 2 '/2 feet high by 10 '/2 feet long will be placed with lettering identifying the business. There is no ground signage proposed for the business. The applicant has indicated there will not be a dumpster located on the site. All site lighting will be low level and directional, directed downward and into the site. Staff is not supportive of the request. The area is predominately single-family with a City park located across from the site. Staff feels the placement of this commercial business in this primarily residential neighborhood is out of character. The placement of the paved parking area to serve the business takes up most of the southern yard area. Staff feels the non-residential uses should be located within the areas identified on the City's Future Land Use Plan as commercial which are located nearer the intersection of John Barrow Road and West 36th Street. I. STAFF RECOMMENDATION: Staff recommends denial of the request. 5 October 25, 2012 SUBDIVISION ITEM NO.: E Cont. FILE NO.: Z-8801 PLANNING COMMISSION ACTION: (SEPTEMBER 13, 2012) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had failed to notify property owners as required by the Commission's By-laws. Staff presented a recommendation of deferral of the item to the October 25, 2012 public hearing. There was no further discussion of the item. The Chair entertained a motion for approval of the item on the Consent Agenda as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant has provided notification to property owners as required by the Commission's By-laws. There have been no changes to the application request since the previous staff write-up. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (OCTOBER 25, 2012) Ms. Mary Rollins was present representing the request. There were two (2) registered objectors present. Staff presented the item with a recommendation of denial. Ms. Rollins stated she had been a hairdresser for 25 years and currently worked in a salon which was owned by others. She stated she owned the house on Walker Street and was proposing to use the house as a three (3) work station salon. She stated the clients would be by appointment only. She stated the business was a low traffic volume generator. She stated the salon would serve women only. She stated if she was able to use the property as a beauty salon then she could work on the property to improve the appearance and place landscaping on the site. Ms. Carolyn Heitman addressed the Commission on behalf of the John Barrow Neighborhood Association. She stated the membership had met and had voted to not support the proposal. She stated the property was located across from the park and Walker Street could become very busy if the park was being used for football or soccer practice. She stated the neighborhood did not need another beauty salon. She stated within a three (3) mile radius of this site there were eight (8) salons. She requested the Commission deny the request. Ms. Ruth Bell addressed the Commission representing the League of Women Voters. She stated the placement of salons within residential neighborhoods had a long history with the City. She stated it was a consensus by the residents and the by change in the 0 October 25, 2012 SUBDIVISION ITEM NO.: E Cont. FILE NO.: Z-8801 zoning ordinance that a beauty salon were not desirable and should not be located within a residential neighborhoods. Ms. Rollins stated she wanted her salon at this location and felt the location was appropriate. She stated the property was located across from a park. She stated if approved she would improve the property and make the property more desirable. The Commission questioned Ms. Rollins as to her current location. She stated she had a booth in a salon on West 12th Street. The Commission questioned if she lived at the Walker Street address. She stated she did not live on Walker Street. She stated she had owned the house since 1973. She stated she also owned the house behind the Walker Street house. She stated her mother had lived there until she passed. She stated the house then became hers as well. She stated she had rented the house for a number of years but felt the use as the salon would be a better use for the property. The Commission questioned staff as to the specific reason for their opposition. Staff stated they opposition was to allow the placement of a commercial business within a residential neighborhood. Staff stated the commercial businesses were located along West 36th Street and along John Barrow Road. There was no further discussion by the Commission. The chair entertained a motion for approval of the request including all staff comments within the agenda write-up. The motion failed by a vote of 1 aye, 7 noes and 3 absent. 7 ITEM NO.: 17. Z-8801 NAME: Rollins Short -form PD-C LOCATION: located at 3700 Walker Street Planning Staff Comments: 1. Provide notification of property owners located within 200-feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than August 28, 2012, The Office of Planning and Development must receive the proof of notice no later than September 7, 2012. 2. Provide on the site plan the areas propose for parking. 3. Parking for a beauty salon is required at one space per two hundred gross square feet of floor areas exclusive of storage areas. The building appears to contain 1,350 square feet of floor area resulting in six (6) required on -site parking spaces. 4. How many operators will work from the building? Will there be manicurist/massage therapist or any other persons operating from the site? Will there be a receptionist at the site? 5. Provide the days and hours of operation for the business. 6. Provide details of any proposed signage including ground and building signage. Provide the location of any ground signage including the total height and total sign area. Provide the fagade proposed for building signage and the size of the sign including total height and width. 7. Is there any fencing proposed for the development? If so provide a note on the site plan locating the location of the proposed fencing, construction material and the total height of the fence. 8. All site lighting must be low level and directional, directed downward and into the site. 9. Will there be a dumpster located on the site? If so provide the location of the proposed dumpster facility along with a note indicating the proposed screening of the dumpster. Variance/Waivers: None requested. Public Works Conditions: 1. Due to the proposed use of the property, the Master Street Plan specifies that Walker Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Due to the proposed use of the property, the Master Street Plan specifies that West 37tn Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. A 20 foot radial dedication of right-of-way is required at the intersection of West 37cn Street and Walker Street. 4. With future site development or expansion, provide design of street conforming to the Master Street Plan. Construct one-half street improvements to West 37th Street Item # 17. including 5-foot sidewalk with the planned development. 5. With future site development or expansion, sidewalks with appropriate handicap ramps are required to be installed along Walker Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) required that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for the project. Fire Department: Place fire hydrants per code. Maintain a minimum access of at least 20-feet. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #14 — the Rosedale Route. rks and Recreation: No comment received. Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from R-2, Single -Family District to PD-C (Planned Development Commercial) to allow the structure to be used as a beauty shop. Master Street Plan: Walker Street is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Item # 17. Bicycle Plan: There are no bike routes shown in the immediate vicinity of the application. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Landscaping will be required in conjunction with any new on site parking. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, August 29, 2012. Item # 17.