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HomeMy WebLinkAboutZ-8850 Staff AnalysisFILE NO.: Z-8850 NAME: A & A Investment Short -form PCD LOCATION: Located on the Northeast corner of West Markham and Fillmore Streets DEVELOPER: Amir Qureshi 5700 West Markham Street Little Rock, AR 72204 ENGINEER: McGetrick Engineering 11419 Stagecoach Road, Suite 2100 Little Rock, AR 72210 AREA: 0.44 acres NUMBER OF LOTS: 1 zoning lot CURRENT ZONING: 0-3, General Office District ALLOWED USES: Office PROPOSED ZONING: PCD NEW STREET: 0 LF PROPOSED USE: Mixed Use containing 0-3, General Office and C-1, Neighborhood Commercial District uses VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting a rezoning of the property from 0-3, General Office District to Planned Commercial Development, PCD, to allow the development of the site with a two-story building containing 15,000 square feet of office and retail space. The applicant has indicated the lower level will be marketed primarily to retail space utilizing the C-1, Neighborhood Commercial Zoning District uses as allowable uses. The upper level will be marketed to office users utilizing the 0-3, General Office District uses as allowable uses. The site plan indicates the placement of 29 parking spaces. FILE NO.: Z-8850(Cont.) The site is located within the Mid -town' Desig-n Overlay District, which requires new development to be reviewed through the planned zoning development process. B. EXISTING CONDITIONS: The site is a vacant lot which was recently converted to a laydown yard for the construction of the medical office building located on the northwest corner of Fillmore and West Markham Streets. There are a variety of uses in the area including St. Vincent's Hospital, multi -family residential, War Memorial Park Golf Course and additional office uses. To the west of the site is an elderly housing development. Further west is the'West Markham Street and University Avenue intersection, which contains retail and office uses including Park Plaza Mall, Mid-towne Shopping Center and Park Avenue Shopping Center. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All property owners located within 200 feet of the site and the Hillcrest Residents 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 Fillmore Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Markham Street is classified on the Master Street Plan as a minor arterial with special design, standards. A dedication of right-of-way 35 feet from centerline will be required. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Markham Street and Fillmore Street. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Fillmore Street including 5-foot sidewalks with the planned development. The curb should be installed so that a 31 feet wide street is provided north of the driveway and a 36 foot wide street provide south of the driveway. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. Sidewalks with appropriate handicap ramps are required to be installed adjacent to Markham Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2 FILE NO.: Z-8850 Cont. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 8. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 11. Show the location of the proposed driveway on the west side of Fillmore Street. The driveways should align. 12. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall elevations. 13. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 14. Coordinate design of traffic signal upgrade if needed for alignment or with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 15. Prior to issuance of certificate of occupancy on property on the west side of Fillmore Street, all construction material including gravel, fill, and building supplies must be removed from the subject property. Vegetation should be re-established on the property. Vehicle parking is not allowed on subject property after all construction materials are removed. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Electric utility easement will be acquired at time service extension is made to the new building. Contact Entergy for additional information. 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. This development will have minor impact on the existing water distribution system. Proposed water facilities 3 FILE NO.: Z-8850 (Cont. will be sized to provide adequate pressure and fire protection. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including meter connections off the private fire system. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the, Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is requires Fire Department: Maintain access of at least twenty (20) feet. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions. County Planning: No comment. CATA: The site is located on CATA Bus Route #5, the West Markham Route, Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request;, is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Office (0) for this property. The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from 0-3 (General Office District) to PCD (Planned Commercial District) to allow for the development of a 4 FILE NO.: Z-8850 (Cont. mixed use building on this site utilizing C-1 and 0-3 uses. The site is in the Midtown Design Overlay District. Master Street Plan: Markham is a Minor Arterial and Fillmore is a Collector on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Markham since it is a Minor Arterial. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets .may require dedication of right-of-way and may require street improvementsJor entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The landscape ordinance requires a nine foot (9) wide landscape strip along the northern property line. A variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. 3. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 150 square feet in area. 4. A small amount of building landscaping will be required. 5. The City Beautiful Commission recommends preserving as many existing trees as feasible on this'tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be ' given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (March 27, 2013) Mr. Pat McGetrick of McGetrick Engineering was present representing the request. Staff presented an overview of the development stating the site was located within the Mid -town Design Overlay District. Staff stated there were a number of items necessary to complete the review process related to the Overlay District. Staff requested Mr. McGetrick provide building elevations, construction materials and maximum building heights to allow a more formal review. Public Works comments were addressed. Staff stated a radial dedication was required at the intersection of Fillmore and West Markham Streets. Staff stated a grading permit was required prior to any development of the site. Staff noted the gravel and fill would need to be removed from this site prior to the issuance of a certificate of occupancy for the adjoining medical office building. 5 FILE NO.: Z-8850 Landscaping comments were addressed. Staff stated the site was located within the designated mature area of the City which would allow the landscape strips to be reduced to 6-feet 9-inches. Staff stated a small amount of building landscaping would be required. Staff stated interior landscaping of the paved areas would also be required. 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. H. ANALYSIS: The applicant submitted a revised site plan and cover letter to staff addressing the issues raised at the March 27, 2013, Subdivision Committee meeting. The applicant has provided building elevations, construction materials and the maximum building height. The revised plan includes the landscape buffer along the northern perimeter and indicates the placement of building landscaping. The applicant is requesting a rezoning of the property from 0-3, General Office District to Planned Commercial Development, PCD, to allow the development of the site with a two-story building containing 15,000 square feet of office and retail space. The applicant has indicated the retail space will be marketed primarily to the uses as allowed in the C-1, Neighborhood Commercial Zoning District. The revised cover letter states a maximum of 3,000 square feet will be marked to a commercial use including a portion of the 3,000 square feet as a possible restaurant user. The remainder of the site will be marketed to office users utilizing the 0-3, General Office District uses as allowable uses. The site is located within the Mid -town Design Overlay District, which requires new development to be reviewed through the planned zoning development process. The following highlights the typical DOD requirements and the site plan's compliance with these typical standards: • For new construction, at least 60% of the ground floor level shall be glass -windows, entry features or displays — The elevation provided appears to comply with this requirement • Primary facade of the building is to be oriented on the street — The primary entrance is located on West Markham Street • Buildings are to maintain a distinction between upper and lower levels, any elevation greater than eighteen feet in height shall contain an architectural treatment, which visually divides the structure into stories — This requirement is being met • Wall projections or recesses a minimum of three (3) feet depth and a minimum of twenty (20) contiguous feet not to extend over twenty (20) percent of the facade shall be required. Arcades, display windows, entry 0 FILE NO.: Z-8850 Cont. areas or awnings shall exist along at least sixty (60) percent of the facade — the West Markham Street facade and the Filmore Street facade appear to meet this requirement • Primary entrances shall be oriented to the street or to the principal vehicular or pedestrian routes of travel within a development, entrances should be well delineated — the primary entrance to the development is located on West Markham Street and there is a customer entrance located on Filmore Street ■ Buildings shall have clearly defined and visible customer entrances featuring elements such as overhangs, arcades, arches, canopies, peaked roof forms, display windows — the entrances appear to meet this requirement ■ All sides of building that face abutting public or private rights -of -way, except alleys, shall feature at least one customer entrance — the site plan appears to provide a customer entrance on West Markham Street and Filmore Street ■ No elevation facing an arterial or greater street shall be primarily used as a service entry or otherwise be treated as the rear of the structure — the service area is located in the rear of the building New construction wider than the one hundred (100) linear feet shall be visually massed so as, to break,.the structure visually — the building will provide breaks as required by the ordinance ■ Rooflines shall be varied with a change in height every one hundred (100) linear feet in building length. Parapets, mansard roofs, gable roofs, high roofs shall be used to conceal flat roofs and roof top equipment — the building will provide variations as required by the ordinance • Exterior building materials and colors shall be aesthetically pleasing and compatible with materials and colors used in neighboring developments — the applicant has stated the materials will meet this requirement ■ Predominant exterior building materials shall be of high quality materials; such as, but not limited to: brick, wood, stone, tinted, stucco, EIFS (exterior insulation finish system) concreted masonry units. Facade colors shall be low reflectant, subtle, neutral or earth tone with trim and accents brighter colors — the applicant has stated the development will meet this requirement • Predominant exterior building materials shall not be smooth -faced concrete block, tilt -up concrete panels or prefabricated steel panels — the development is meeting this requirement • Projections (all requirements for a franchise remain in place) - no projections extend into the right of way • No building hereafter erected or structurally altered shall exceed a height of sixty (60) feet, except as provided below. Structures may have a greater height as follows, and these "bonuses" may be cumulative — the building height is indicated at a maximum height of 35-feet 7 • Front yard setbacks may be zero (0) feet,- but will not be more than twenty (20) feet, excepting in those cases where grade changes make such setbacks impractical Side yard setbacks may be zero (0), except where adjacent to lots containing single-family detached structures. In this case the side yards shall have a setback of not less than four (4) feet — the front setback along West Markham Street is zero, the setback along Fillmore Street is 2.63 feet and on the east side is 2.63 feet • Driveways, sidewalks and alleys — All driveways and sidewalks are meeting this requirement • All new utilities for developments within the district shall be buried. All new developments shall underground all utilities on site or within adjacent public right-of-way whenever determined by the affected utility agency to be feasible Utilities underground — the development is meeting this requirement ■ Trash enclosures shall be located in alleys whenever available or in common service areas for multiple developments Service area near, screened - the development will share a dumpster with the property located to the west, across Fillmore Street ■ Parking requirements within the district shall be at least fifty (50) percent of that required by article VIII. The maximum allowed parking shall be the minimum standard established in article VIII — the parking required for the development is 30 parking spaces (1/2 of the typical minimum of 60 spaces). The site plan has 29 parking spaces indicated • For developments less than gone (1) acre monument signs may be up to twenty-four (24) square feet in` area and six (6) feet in height and must be as located as part of the required landscape area of the parking lot — The development is not proposing the placement of a ground sign ■ No street buffer or landscaping shall be required along streets classified less than an arterial. When the structure is not built to the property line, landscaping is required in the area between the building and property line up to that required by the Landscape Ordinance — West Markham Street is an arterial classification. The building is built to the property line, no street buffer is required ■ Land use buffers shall only be provided where single-family and duplex use or zoning is the abutting use. In those cases where a land use buffer is required, buffers shall be the same as those for multifamily uses in subsection 36-522(b)(1). In areas where terrain variation is great or other features result in the loss of privacy, alternative designs and massing shall be considered — no land use buffer is required • Street trees shall be a minimum of three-inch caliper and shall be two (2) feet off the back of curb, thirty (30) feet on center. The canopy shall be maintained with an eight -foot clearance: ,:A four -foot planter strip shall be maintained — street trees will be placed per the DOD standard FILE NO.: Z-8850 (Cont. The area where the plan appears to potentially be deficient is the number of parking spaces provided. The DOD would typically require the placement of 30 parking spaces based on the use mix of 3,000 square feet of retail/restaurant space and 12,000 square feet of office space. By limiting the restaurant space to 1,500 square feet the applicant could come into compliance with the minimum parking required per the DOD or 25 parking spaces. The parking typically required for 1,500 square feet of restaurant space would be 15 spaces, 1,500 square feet of retail space would be 5 spaces and 12,000 square feet of office space would be 30 spaces for a total of 50 spaces. The DOD allows a 50% reduction in the number of parking spaces required which then result in 25 parking spaces required per the, DOD. The plan includes the placement of 29 parking spaces. The request includes the allowance of building signage on the rear of the building facing into the parking lot. The request limits the total square footage of the building signage to a maximum of ten (10) percent of the facade area of the lease space. Although the site plan as presented does not fully comply with the typical DOD requirements staff is supportive of the request. Staff feels the restaurant space should be limited to provide the parking typically required per the DOD. Staff feels the developers have done a good job in meeting the intent of the DOD. To staff's knowledge there are no remaining outstanding technical issues associated with the request. STAFF RECOMMENDATION: Staff recommends approval of the requests subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the restaurant/retail use be limited to a maximum of 1,500 square feet of restaurant space and 1,500 square feet of retail space to provide the parking typically required per the DOD. PLANNING COMMISSION ACTION: (APRIL 18, 2013) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation the restaurant/retail use be limited to a maximum of 1,500 square feet of restaurant space and 1,500 square feet of retail space to provide the parking typically required per the DOD. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. 0 ITEM NO.: 13. Z-8850 NAME: A & A Investment Short -form PCD LOCATION: located on the Northeast corner of West Markham and Filmore Streets Planning Staff Comments- 1 . Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than April 3, 2013. The Office of Planning and Development must receive the proof of notice no later than April 12, 2013. 2. The property is located within the Mid -town DOD — the following items need to be clarified to ensure compliance/variation from the DOD: a. Building elevations have not been provided to reflect a minimum of 60% glass on the ground floor level facing West Markham Street. b. Wall projections or recesses a minimum of three feet (T) deep and a minimum of 20 continuous feet not to extended over 20% of the fagade shall be required. c. With parking located in the rear of the building will the West Markham fagade be treated as a front and provide customer entrances. Per the DOD all sides of buildings that face abutting public or private rights of way, except alley, shall feature at least one customer entrance. d. New construction wider than 100 liner feet shall be visually massed so as to break the structure visually. Rooflines shall be varied with changes in height every 100 linear feet in building length. Parapets, mansard, roofs, gable roofs, high roofs, shall be used to conceal flat roofs and roof top equipment. e. Provide the construction materials for the building. A note on the elevation plan indicates steel panels:, The ordinance states the materials shall not be smooth-faced'concrete block, tilt -up concrete panels or prefabricated steel panels. f. Identify the proposed color pallet for building. The DOD states the fagade colors are to be low reflectant, subtle, neutral or earth tone with trim and accents brighter colors. g. Awnings shall not project more than five feet (5) from the building fagade and have a minimum clearance of nine feet (9') above the pedestrian areas and thirteen feet (1 T) above vehicular use area. h. The maximum building height allowed per the DOD without bonuses is 60- feet. Building height is defined by the zoning ordinance to mean the vertical distance as measured through the central axis of the building from the elevation of the lowest finished floor level to the highest point of ceiling of the top story in the case of a flat roof; to the deck line of a mansard roof; and to the mean height level between the eaves and ridge of a gable, hip or a gambrel roof. This definition shall not be deemed to include church Item # 13. steeples, bell towers, antennas, chimneys, or other similar structural embellishment. I i. The building set backs are defined in the DOD. The front setback is to be between 0-feet and 20-feet. No side or rear yard setback is required per the DOD. j. Driveways and internal circulation streets must have lanes at least ten feet (10') in width, but not more than 12-feet excepting that width needed for bike lanes or special pedestrian accommodations. The drives appear to comply with this requirement. k. Intersections of internal drives or streets will be minimally controlled by stop signs, and will feature special crossway paving or treatment surfaces. Note on the site plan the locations for pedestrian access within the front parking area across the entrance drive. I. All driveways and internal streets shall have a minimum five foot (5') sidewalk on both sides located away from the back of curb. m. Protected pedestrian walkways — All developments shall include as part of their site plan pedestrian linkage through parking areas and to adjacent buildings or developments. n. Provide a note on the site plan indicating if all utilities will be located underground. If above ground note the areas which utilities will remain overhead. o. Screening of the dumpster and service areas will be required as per Section 36-523 of the Municipal Code. p. Surface parking areas shall be limited to 50 spaces or less separated by a landscaping strip no less than the perimeter landscape strip as required for the property by Chapter 15. q. Parking requirements within the DOD shall be 50 percent of that required by Article VII of Chapter 36. The maximum allowed parking shall be the minimum standard established in Article VII of Chapter 36. r. The DOD states trees greater than 14-inches in diameter, measured at 4 Y2 feet above the ground, shall be protected from removal and damages in future development of the district. Any development within 50-feet of such tree shall be reviewed prior to development to assure protective measures are included and in place. s. All lighting is to comply with the minimum DOD standards. 3. Identify the location of the mechanical equipment, generators and compactors. Provide details of service of the compactors/dumpsters and the generator. Provide the measures which will be taken to minimize the impact of noise on the adjacent residential homes. Will the hours of service be limited to daylight hours? 4. Provide the days and hours of operation. 5. Will there be limits placed on truck delivery and delivery service for the facility? If trucks are to service the site in early morning hours there is to be no truck idling while waiting for service. 6. Provide a survey of the property. Variance/Waivers: None requested/ Public Works Conditi Item # 13. 1. Due to the proposed use of the property, the Master Street Plan specifies that Fillmore Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Markham Street is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 35 feet from centerline will be required. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Markham Street and Fillmore Street. 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Fillmore Street including 5-foot sidewalks with the planned development. The curb should be installed so that a 31 feet wide street is provided north of the driveway and a 36 foot wide street provide south of the driveway. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 6. Sidewalks with appropriate handicap ramps are required to be installed adjacent to Markham Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 8. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 9. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 10.On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 11. Show the location of the proposed driveway on the west side of Fillmore Street. The driveways should align. 12. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall elevations. 13. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 14. Coordinate design of traffic signal upgrade if needed for alignment or with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 15. Prior to issuance of certificate of occupancy on property on the west side of Fillmore Street, all construction material including gravel, fill, and building supplies must be removed from the subject property. Vegetation should be re-established on the property. Vehicle parking is not allowed on subject property after all construction materials are removed. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Item # 13. Enter : Electric utility easement will be acquired at time service extension is made to the new building. Contact Entergy for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Fire Department: Maintain access of at least twenty (20) feet. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions. County Planning: No comment. CATA: The site is located on CATA Bus Route #5, the West Markham Route. Parks and Recreation: No comment received. Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Office (0) for this property. The Office category represents services provided directly to consumers (e.g., legal, financial, medical) as well as general offices which support more basic economic activities. The applicant has applied for a rezoning from 0-3 (General Office District) to PCD (Planned Commercial District) to allow for the development of a 50% C-1 and 50% 0-3 use building on this site. The site is in the Midtown Design Overlay District. Master Street Plan: Markham is a Minor Arterial and Fillmore is a Collector on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Markham since it is a Minor Arterial. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets 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. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Without clear property lines a full review isn't possible. 3. The landscape ordinance requires a nine foot (9') wide landscape strip along the northern property line. A variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. 4. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 150 square feet in area. Proposed plan does not currently reflect this minimum. 5. A small amount of building landscaping will be required. Item # 13. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, April 3, 2013. Item # 11