Z-8604 Staff AnalysisFILE NO.: Z-8604
NAME: Talbert Short -form PCD
LOCATION: Located at 18601 Kanis Road
DEVELOPER:
Heike Talbert
1 Etrier Court
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.192 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family residential
PROPOSED ZONING: PCD
PROPOSED USE: Beauty Salon, Art Studio and Gallery, Antique Shop
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is proposing a rezoning of the site from R-2, Single-family to PCD
to allow the reuse of this existing structure as a beauty salon, art gallery with the
potential of an antique shop. The applicant has also indicated in the future the
existing 28' x 28' shed could be converted to a studio to allow the owner to
provide art lessons. Additional parking would be required to serve the proposed
uses of the building. The applicant has indicated the additional parking could be
added to the rear of the structure allowing the existing structure to screen the
parking from Kanis Road.
The Bill of Assurance for this site does not address this specific request.
FILE NO.: Z-8604 (Cont.
B. EXISTING CONDITIONS:
The site contains an existing single-family structure and a number of outbuildings
and sheds. The house is set back from Kanis Road and there is a single lane
drive extending from Kanis Road to the home. The property to the east was
recently approved with an amendment to the POD zoning to allow the
construction of a two (2) story office building along the western portion of the site.
There is an existing office building located along the eastern portion of the
adjacent site. The property to the west is overgrown and abandoned. There is a
church located further west along with a commercial business located on C-3,
General Commercial District zoned property nearer the intersection of Kanis and
Stewart Roads. North of the site is property zoned C-1, Neighborhood
Commercial which is currently being used as a hair salon. Other uses in the area
include single-family residences located on large lots or acreage.
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 all residents,
who could be identified, located within 300-feet, and the Coalition of West Little
Rock Neighborhoods were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. With future development beyond this application, provide the design of street
conforming to the Master Street Plan. Construct one-half street
improvements to the street including 5-foot sidewalks with the planned
development.
3. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for the private improvements located in the right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. Provide approval from the Arkansas
Department of Health concerning the proposed addition of a commercial
business within the existing structure and the capacity of the septic system to
handle the additional flow.
Enter : No comment received.
Center -Paint Energy: Approved as submitted.
6
FILE NO.: Z-8604 (Cont.
AT & T: No comment received.
Central Arkansas Water: No objection. 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. 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 metered connections off the private fire system. Due to the nature of
this 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) 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 the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
Fire Department: The site is located outside the service boundaries of the Little
Rock Fire Department. Provide a letter from the area volunteer fire department
indicating their knowledge of the proposed project and their ability to serve the
use.
County Planning: Approved as submitted.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Residential Low Density for this property. The
applicant has applied for a rezoning from R-2, Single-family to Planned
Commercial Development to allow a beauty salon and an art studio. The
proposed uses are not consistent with the Future Land Use Plan. This area is
not covered by a Neighborhood Plan.
Master Street Plan: Kanis Road is a Minor Arterial. 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 Kanis Road
since it is a Minor Arterial. These streets may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class III bike route is shown along Kanis Road. 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.
3
FILE NO.: Z-8604 (Cont.
Landscape
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. The zoning buffer ordinance requires an eleven -foot wide (11') land use buffer
along the eastern and western perimeters of the site next to the residentially
zoned properties. Seventy percent (70%) of this area is to remain
undisturbed.
3. A six-foot high opaque screen, either a wooden fence with its face side
directed outward, a wall or dense evergreen planting, is required along this
western and eastern property lines next to the residentially zoned property.
Existing on site vegetation that screens the property may suffice for screening
purposes.
4. Landscaping will be required in conjunction with any new parking on the site.
5. A controlled automatic irrigation system is required.
6. Prior to the issuance of a building permit, it will be necessary to provide
landscape plans stamped with the seal of a Registered Landscape Architect.
7. 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: (October 14, 2010)
Ms. Heike Talbert was present representing the request. Staff presented an
overview of the request stating there were few outstanding technical issues
associated with the request in need of addressing. Staff stated if the structure
was to be used as a commercial business the applicant should provide a letter
from the Arkansas Department of Health indicating the ability of the septic
system to handle the additional water flow. Staff also requested the applicant
provide a letter from the area Volunteer Fire Department indicating their
knowledge of the change in use to a commercial business. Staff questioned any
proposed signage including ground and building signage. Staff also stated any
newly paved areas would require landscaping per the City's landscape ordinance
requirements.
Public Works comments were addressed. Staff stated a dedication of right of
way 45-feet from centerline would be required. Staff also stated street
construction to Kanis Road would not be required with the current request but
any future development would require street construction to Minor Arterial
standards including curb, gutter and sidewalk.
Landscaping comments were addressed. Staff stated screening would be
required along the eastern and western perimeters where adjacent to
rd
FILE NO.: Z-8604 (Cont.
residentially zoned or used property. Ms. Talbert questioned the screening
requirement since the area to the east was vacant and the area to the west was
abandoned. Staff stated screening could be accomplished by the placement of
vegetation along these perimeters. Staff stated the screening would be required
adjacent to the commercial activities. Ms. Talbert questioned the irrigation
requirement. Staff stated they would review her revised plan to determine the
extent of irrigation requirements.
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 to staff addressing a number of the
issues raised at the October 14, 2010, Subdivision Committee meeting. The
revised plan indicates the placement of parking and addressed signage. The
applicant provided a letter from the area Volunteer Fire Department indicating
their knowledge of the project.
The applicant is proposing to rezone the site from R-2, Single-family to PCD to
allow this existing single-family structure to be converted to a commercial
business. The applicant has indicated the commercial activities will include a
beauty salon, gallery, antique shop and art studio.
1 2 3 '+
The salon is proposed with approximately 900 square feet. The remainder of the
home, approximately 1,300 square feet, will be used as the gallery and antique
shop. The applicant is proposing the use of the structure with three chairs
initially and the addition of a fourth in the future. Employees are proposed as the
beauty operators and one person for staffing of the gallery and antique shop.
This person will also serve as receptionist for the salon.
The parking required for a beauty salon is one space per two hundred gross
square feet. Based on the use of 900 square feet of space for the salon area
four (4) spaces would be required. In reality, a total of twelve (12) spaces would
be required to serve a typical salon use, one space for the operator, one space
for the customer in the chair and one space for the next client to be served. The
remainder of the structure, approximately 1,300 square feet, will be used as a
retail use. The parking typically required for a retail use is one (1) space per
300 square feet or four (4) spaces. This would bring the total parking
requirement for the site to sixteen (16) spaces. The site plan indicates the
placement of nineteen (19) parking spaces. The applicant is requesting to phase
the parking construction. According to the applicant only a portion of the parking
will be constructed in the first phase, 13 spaces and the remainder constructed in
the second phase. The applicant has indicated the Arkansas Department of
Health has stated the existing septic system will only support a three (3) chair
5
FILE NO.: Z-8604 (Cont.)
salon. The construction of the parking as proposed would provide the parking for
the structure as typically required by the zoning ordinance.
The site plan indicates the placement of a single ground mounted sign within the
front yard area. The sign is proposed six (6) feet in height and sixty-four (64)
square feet in area. The applicant has not requested the allowance of an
electronic reader board. No electronic signage will be allowed. Building signage
is proposed as allowed in commercial zones or a maximum of ten (10) percent of
the facade area. The building will also have two (2) awning signs fronting on
Kanis Road, one sign to advertise the gallery and one to advertise the salon.
The lettering will not exceed fifty percent (50%) of the surface area of the awning.
The hours of operation for the salon are proposed from 8:00 am to 9:00 pm
Monday through Saturday. The gallery hours of operation are proposed from
9:00 am to 6:00 pm Monday through Saturday.
The site plan indicates there is a large amount of existing vegetation along the
eastern and western perimeters adjacent to the residential uses. The applicant is
requesting to not be required the placement of additional screening in these
areas. The property to the west is abandoned and most likely will not redevelop
as a residential use. A portion of the property to the east along Kanis Road is
zoned for an office use and the remainder of the site is currently vacant. The
applicant has indicated should these properties redevelop in the future with
residential uses proper screening will be installed at that time. The applicant is
also requesting a waiver of the requirement for the automatic irrigation system.
The only new landscaping to be installed at this time is related to the parking lot.
The applicant has indicated a water source within 75-feet will be provided to
water these landscaped areas.
Staff is supportive of the request. The site is located just outside the intersection
of Kanis and Denny Roads, which is indicated on the City's Future Land Use
Plan as Neighborhood Commercial. The majority of the parking is indicated in
the rear yard area and will be screened by the structure from Kanis Road. The
property located to the west is non-residential and the property to the west will
most likely redevelop as a use other than residential. The site adjacent to the
western property is a church. To staff's knowledge there are no outstanding
issues associated with the request. Staff feels the redevelopment of this site as
proposed is appropriate.
STAFF RECOMMENDATION:
Staff recommends 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 recommends the required screening be installed along the eastern and
western perimeters adjacent to the commercial activities should these properties
redevelop as residential uses.
n
FILE NO.: Z-8604 (Cont.
PLANNING COMMISSION ACTION: (NOVEMBER 4, 2010)
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 comments and conditions as outlined in
paragraphs D, E and F of the agenda staff report. Staff also presented a
recommendation that the required screening was to be installed along the eastern and
western perimeters adjacent to the commercial activities should these properties
redevelop as residential uses.
There was no further discussion of the item. The Chair entertained a motion for
placement on the Consent Agenda as presented by staff. The motion carried by a vote
of 9 ayes, 0 noes, 0 absent and 2 open positions.
II
November 4, 2010
ITEM NO.: 12
NAME: Talbert Short -form PCD
LOCATION: Located at 18601 Kanis Road
DEVELOPER:
Heike Talbert
1 Etrier Court
Little Rock, AR 72223
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 2.192 acres
CURRENT ZONING
ALLOWED USES:
FILE NO.: Z-8604
NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
R-2, Single-family
Single-family residential
PROPOSED ZONING: PCD
PROPOSED USE: Beauty Salon, Art Studio and Gallery, Antique Shop
VARIANCESMAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT
The applicant is proposing a rezoning of the site from R-2, Single-family to PCD
to allow the reuse of this existing structure as a beauty salon, art gallery with the
potential of an antique shop. The applicant has also indicated in the future the
existing 28' x 28' shed could be converted to a studio to allow the owner to
provide art lessons. Additional parking would be required to serve the proposed
uses of the building. The applicant has indicated the additional parking could be
added to the rear of the structure allowing the existing structure to screen the
parking from Kanis Road.
The Bill of Assurance for this site does not address this specific request.
November 4, 2010
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-
B. EXISTING CONDITIONS:
The site contains an existing single-family structure and a number of outbuildings
and sheds. The house is set back from Kanis Road and there is a single lane
drive extending from Kanis Road to the home. The property to the east was
recently approved with an amendment to the POD zoning to allow the
construction of a two (2) story office building along the western portion of the site.
There is an existing office building located along the eastern portion of the
adjacent site. The property to the west is overgrown and abandoned. There is a
church located further west along with a commercial business located on C-3,
General Commercial District zoned property nearer the intersection of Kanis and
Stewart Roads. North of the site is property zoned C-1, Neighborhood
Commercial which is currently being used as a hair salon. Other uses in the area
include single-family residences located on large lots or acreage.
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 all residents,
who could be identified, located within 300-feet, and the Coalition of West Little
Rock Neighborhoods were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. With future development beyond this application, provide the design of street
conforming to the Master Street Plan. Construct one-half street
improvements to the street including 5-foot sidewalks with the planned
development.
3. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for the private improvements located in the right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Outside the service boundary. Provide approval from the Arkansas
Department of Health concerning the proposed addition of a commercial
business within the existing structure and the capacity of the septic system to
handle the additional flow.
Entergy: No comment received-
6
November 4, 2010
SUBDIVISION
ITEM NO.: 12 (Cont.) FILE NO.: Z-8604
Center -Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: No objection. 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. 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 metered connections off the private fire system. Due to the nature of
this 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) 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 the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
Fire Department: The site is located outside the service boundaries of the Little
Rock Fire Department. Provide a letter from the area volunteer fire department
indicating their knowledge of the proposed project and their ability to serve the
use.
County Planning: Approved as submitted.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN-
Planning Division_ : This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Residential Low Density for this property. The
applicant has applied for a rezoning from R-2, Single-family to Planned
Commercial Development to allow a beauty salon and an art studio. The
proposed uses are not consistent with the Future Land Use Plan. This area is
not covered by a Neighborhood Plan.
Master Street Plan: Kanis Road is a Minor Arterial. 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
3
November 4, 2010
SUBDIVISION
ITEM NO.: 12 (Cont.
G
FILE NO.: Z-8604
limited to minimize negative effects of traffic and pedestrians on Kanis Road
since it is a Minor Arterial. These streets may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class III bike route is shown along Kanis Road. 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.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. The zoning buffer ordinance requires an eleven -foot wide (11') land use buffer
along the eastern and western perimeters of the site next to the residentially
zoned properties. Seventy percent (70%) of this area is to remain
undisturbed.
3. A six-foot high opaque screen, either a wooden fence with its face side
directed outward, a wall or dense evergreen planting, is required along this
western and eastern property lines next to the residentially zoned property.
Existing on site vegetation that screens the property may suffice for screening
purposes.
4. Landscaping will be required in conjunction with any new parking on the site.
5. A controlled automatic irrigation system is required.
6. Prior to the issuance of a building permit, it will be necessary to provide
landscape plans stamped with the seal of a Registered Landscape Architect.
7. 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.
SUBDIVISION COMMITTEE COMMENT:
(October 14, 2010)
Ms. Heike Talbert was present representing the request. Staff presented an
overview of the request stating there were few outstanding technical issues
associated with the request in need of addressing. Staff stated if the structure
was to be used as a commercial business the applicant should provide a letter
from the Arkansas Department of Health indicating the ability of the septic
system to handle the additional water flow. Staff also requested the applicant
provide a letter from the area Volunteer Fire Department indicating their
knowledge of the change in use to a commercial business. Staff questioned any
proposed signage including grcund and building signage. Staff also stated any
CI
November 4, 2010
ci 1Pn1v10,1nN1
ITEM NO.: 12 (Cont.
LE NO.: Z-86
newly paved areas would require landscaping per the City's landscape ordinance
requirements.
Public Works comments were addressed. Staff stated a dedication of right of
way 45-feet from centerline would be required. Staff also stated street
construction to Kanis Road would not be required with the current request but
any future development would require street construction to Minor Arterial
standards including curb, gutter and sidewalk.
Landscaping comments were addressed. Staff stated screening would be
required along the eastern and western perimeters where adjacent to
residentially zoned or used property. Ms. Talbert questioned the screening
requirement since the area to the east was vacant and the area to the west was
abandoned. Staff stated screening could be accomplished by the placement of
vegetation along these perimeters. Staff stated the screening would be required
adjacent to the commercial activities. Ms. Talbert questioned the irrigation
requirement. Staff stated they would review her revised plan to determine the
extent of irrigation requirements.
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 to staff addressing a number of the
issues raised at the October 14, 2010, Subdivision Committee meeting. The
revised plan indicates the placement of parking and addressed signage. The
applicant provided a letter from the area Volunteer Fire Department indicating
their knowledge of the project.
The applicant is proposing to rezone the site from R-2, Single-family to PCD to
allow this existing single-family structure to be converted to a commercial
business. The applicant has indicated the commercial activities will include a
beauty salon, gallery, antique shop and art studio.
The salon is proposed with approximately 900 square feet. The remainder of the
home, approximately 1,300 square feet, will be used as the gallery and antique
shop. The applicant is proposing the use of the structure with three chairs
initially and the addition of a fourth in the future. Employees are proposed as the
beauty operators and one person for staffing of the gallery and antique shop.
This person will also serve as receptionist for the salon.
5
November 4, 2010
SUBDIVISION
ITEM NO.: 12 (Cont.
FILE NO.: Z-8604
The parking required for a beauty salon is one space per two hundred gross
square feet. Based on the use of 900 square feet of space for the salon area
four (4) spaces would be required. In reality, a total of twelve (12) spaces would
be required to serve a typical salon use, one space for the operator, one space
for the customer in the chair and one space for the next client to be served. The
remainder of the structure, approximately 1,300 square feet, will be used as a
retail use. The parking typically required for a retail use is one (1) space per
300 square feet or four (4) spaces. This would bring the total parking
requirement for the site to sixteen (16) spaces. The site plan indicates the
placement of nineteen (19) parking spaces. The applicant is requesting to phase
the parking construction. According to the applicant only a portion of the parking
will be constructed in the first phase, 13 spaces and the remainder constructed in
the second phase. The applicant has indicated the Arkansas Department of
Health has stated the existing septic system will only support a three (3) chair
salon. The construction of the parking as proposed would provide the parking for
the structure as typically required by the zoning ordinance.
The site plan indicates the placement of a single ground mounted sign within the
front yard area. The sign is proposed six (6) feet in height and sixty-four (64)
square feet in area. The applicant has not requested the allowance of an
electronic reader board. No electronic signage will be allowed. Building signage
is proposed as allowed in commercial zones or a maximum of ten (10) percent of
the facade area. The building will also have two (2) awning signs fronting on
Kanis Road, one sign to advertise the gallery and one to advertise the salon.
The lettering will not exceed fifty percent (50%) of the surface area of the awning.
The hours of operation for the salon are proposed from 8:00 am to 9:00 pm
Monday through Saturday. The gallery hours of operation are proposed from
9:00 am to 6:00 pm Monday through Saturday.
The site plan indicates there is a large amount of existing vegetation along the
eastern and western perimeters adjacent to the residential uses. The applicant is
requesting to not be required the placement of additional screening in these
areas. The property to the west is abandoned and most likely will not redevelop
as a residential use. A portion of the property to the east along Kanis Road is
zoned for an office use and the remainder of the site is currently vacant. The
applicant has indicated should these properties redevelop in the future with
residential uses proper screening will be installed at that time. The applicant is
also requesting a waiver of the requirement for the automatic irrigation system.
The only new landscaping to be installed at this time is related to the parking lot.
The applicant has indicated a water source within 75-feet will be provided to
water these landscaped areas.
C�
November 4, 2010
SUBDIVISION
ITEM NO.: 12 (Cont.
FILE NO.: Z-8604
Staff is supportive of the request. The site is located just outside the intersection
of Kanis and Denny Roads, which is indicated on the City's Future Land Use
Plan as Neighborhood Commercial. The majority of the parking is indicated in
the rear yard area and will be screened by the structure from Kanis Road. The
property located to the west is non-residential and the property to the west will
most likely redevelop as a use other than residential. The site adjacent to the
western property is a church. To staff's knowledge there are no outstanding
issues associated with the request. Staff feels the redevelopment of this site as
proposed is appropriate.
STAFF RECOMMENDATION:
Staff recommends 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 recommends the required screening be installed along the eastern and
western perimeters adjacent to the commercial activities should these properties
redevelop as residential uses.
PLANNING COMMISSION ACTION: (NOVEMBR 4, 2010)
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 comments and conditions as outlined in
paragraphs D, E and F of the agenda staff report. Staff also presented a
recommendation that the required screening was to be installed along the eastern and
western perimeters adjacent to the commercial activities should these properties
redevelop as residential uses.
There was no further discussion of the item. The Chair entertained a motion for
placement on the Consent Agenda as presented by staff. The motion carried by a vote
of 9 ayes, 0 noes, 0 absent and 2 open positions.
7
ITEM NO.: 12. Z-8504
NAME: Talbert Short -form PCD
LOCATION: located at 18601 Kanis Road
Planning Staff Comments:
1. Provide notification of abutting property owners 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 October 20, 2010. The
Office of Planning and Development must receive the proof of notice no
later than November 29, 2010.
2. The cover letter indicates there will be four chairs located in the salon.
Parking for a salon is based on square footage. Provide the total square
footage of the structure proposed for use by the salon.
3. Provide the days and hours of operation.
4. Will there be staff for the antique shop/art gallery other than the salon
operators?
5. Provide details of any proposed signage including ground signage.
Provide the location of the sign and the total height and total area of the
sign.
6. Provide details of any proposed building signage including the total sign
area.
7. Additional parking will be required to handle the additional commercial
activity. All new paved areas will be required to be landscaped per the
City's Landscape Ordinance.
Variance/Waivers: None requested.
Public Works Conditions:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way 45 feet from centerline will be required.
2. With future development beyond this application, provide the design of street
conforming to the Master Street Plan. Construct one-half street
improvements to the street including 5-foot sidewalks with the planned
development.
3. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for the private improvements located in the right-of-way.
Utilities and Fire Department/County Planning:
Wastewater: Outside the service boundary. Provide approval from the Arkansas
Department of Health concerning the proposed addition of a commercial
business within the existing structure and the capacity of the septic system to
handle the additional flow.
Entergy: No comment received.
Center -Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: No objection; 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. 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 metered connections off the private fire system. Due to the nature of
this 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) 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 the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
Fire Department: The site is located outside the service boundaries of the
Little Rock Fire Department. Provide a letter from the area volunteer fire
department indicating their knowledge of the proposed project and their ability to
serve the use.
County Planning: Approved as submitted.
CATA: The site is not located on a dedicated CATA Bus Route.
Parks and Recreation: No comment.
Planning Division: This request is located in the Ellis Mountain Planning District.
The Land Use Plan shows Residential Low Density for this property. The
applicant has applied for a rezoning from R-2, Single-family to Planned
Commercial Development to allow a beauty salon and an art studio. The
proposed uses are not consistent with the Future Land Use Plan. This area is
not covered by a Neighborhood Plan.
Master Street Plan: Kanis Road is a Minor Arterial. 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 Kanis Road
since it is a Minor Arterial. These streets may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class III bike route is shown along Kanis Road. 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.
Landscape.
1. Site plan must comply with the City's minimal landscape and buffer minimal
ordinance requirements.
2. The zoning buffer ordinance requires an eleven -foot wide (11') land use buffer
along the eastern and western perimeters of the site next to the residentially
zoned properties. Seventy percent (70%) of this area is to remain
undisturbed.
3. A six-foot high opaque screen, either a wooden fence with its face side directed
outward, a wall or dense evergreen planting, is required along this western and
eastern property lines next to the residentially zoned property. Existing on site
vegetation that screens the property may suffice for screening purposes.
4. Landscaping will be required in conjunction with any new parking on the site.
5. A controlled automatic irrigation system is required.
6. Prior to the issuance of a building permit, it will be necessary to provide
landscape plans stamped with the seal of a Registered Landscape Architect.
7. 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,
October 20, 2010.