Z-8607 Staff AnalysisFILE NO.: Z-8607
NAME: Angles Short -form PD-C
LOCATION: Located at 15005 Cooper Orbit Road
DEVELOPER:
Michael Hendrixson
15005 Cooper Orbit Road
Little Rock, AR 72223
FNr�INFFR-
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 5.2 acres
CURRENT ZONING
LLOWED USES
PROPOSED ZONING
NUMBER OF LOTS: 1
R-2, Single-family
Single-family residential
PD-C
FT. NEW STREET: 0 LF
PROPOSED USE: Single-family residential — Single chair beauty salon with no
signage and no employees
VARIANCESM/AIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The property located at 15005 Cooper Orbit Road contains a single-family home
on 5.2 acres. The property is located across the street from a non-residential
use, the Oasis Renewal Center property. The applicant is requesting to add a
salon use within his existing home allowing only a single chair. The applicant
has indicated the hours of operation are from 8:00 am to 6:00 pm Monday
through Saturday. The owner would schedule appointments to serve only one
client at a time. There are no employees. The request does not include the
placement of signage and no advertising for this location is proposed.
FILE NO.: Z-8607 (Cont.)
The property is not located within a recorded subdivision therefore there is not a
Bill of Assurance for this site.
B. EXISTING CONDITIONS:
The site contains a single-family residence located on acreage. The property is
located outside the City limits of Little Rock but within the City's Extraterritorial
Planning Jurisdiction. The property across Cooper Orbit Road is the Oasis
Renewal Retreat Center. The property to the east is single-family homes
accessed from Glisten Lane. West of the property is a vacant lot, also owned by
the applicant. Further to the southwest is a newly developing single-family
subdivision, Governor's Manor.
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 Spring Valley Manor
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Cooper Orbit 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 site development beyond this application, provide the design of
the street conforming to the Master Street Plan. Construct one-half street
improvements to the street including 5-foot sidewalks with the planned
development.
3. Provide a letter prepared by a registered engineer certifying the sight distance
at the driveway complies with 2004 AASHTO Green Book standards. From
initial inspection, it appears the sight distance is insufficient.
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.
Center -Point Ener : Approved as submitted,
AT & T: No comment received.
2
FILE NO.: Z-8607 (Cont.
Central Arkansas Water: No objections. 12-inch main in Cooper Orbit Road has
a CIC on the Main. The charge is based on the size of meter connection(s) will
apply in addition to normal charges for new service or connections. 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 Area 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 to Planned Commercial Development to
allow a single chair beauty salon within an existing residence. The primary use
remains residential and the secondary use is similar to a 'home-occupatio n'
(though not on the City of Little Rock list of home -occupations). This area is not
covered by a Neighborhood Plan.
Master Street Plan: Cooper Orbit 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
Cooper Orbit 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.
3
FILE NO.: Z-8607 (Cont.
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. Landscaping will be required with any new parking on the site.
3. 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)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the request stating the applicant desired
to place a beauty salon with a single chair in his home. Staff stated the applicant
was not proposing any changes to the exterior of the home or any signage. Staff
stated the salon owner currently had a shop on Kanis Road and was proposing
to add the chair to his home as a service to clients. Staff also stated there would
not be any advertising for this location and customers would be by appointment
only and scheduled to not overlap.
Public Works comments were addressed. Staff questioned the sight distance for
the drive accessing Cooper Orbit Road. Staff stated due to the location of the
curve and the angel the drive intersected with the road there were concerns the
sight distance requirement per AASHTO could not be met. Mr. White stated he
would verify the sight distance and prepare a letter addressed to Public Works
indicating compliance.
Staff noted no additional landscaping would be required with the current request.
Staff stated any newly paved areas would require landscaping per the City's
landscape ordinance 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:
There were no issues raised at the October 14, 2010, Subdivision Committee
meeting which required the resubmission of the site plan. The applicant has
provided staff with a letter from a licensed engineer certifying the sight distance
of the drive intersection and Cooper Orbit Road does meet AASHTO standards.
The sight distance required is 200 feet. The sight distance certified is 240 feet.
M
FILE NO.: Z-8607 (Cont.
The request is to allow the placement of a salon in the owner's house. A single
chair will be located in the home to serve clients on an appointment only basis.
The salon owner has indicated appointments will be scheduled to not overlap to
limit the number of persons on site at a time. The salon owner has indicated
there will be no signage and no advertising for this location. The hours of
operation are proposed from 8:00 am to 6:00 pm Monday through Saturday. No
dumpster facilities will be located on the site. No additional paving will be added
to the site.
Staff initially raised concerns with the sight distance for the drive intersection with
Cooper Orbit Road. The property owner has since cleared the area and
improved the sight distance allowing the sight distance required meeting the
AASHTO standard. Staff is supportive of the request. Staff does not feel the
placement of a beauty salon with a single chair within the salon owners home will
significantly impact the area.
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.
This approval is limited to this property owner and operator, Michael Hendrixson.
The approval is not transferable to any other owner, operator or tenant.
PLANNING COMMISSION ACTION: (NOVEMBER 4, 2010)
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 also presented a recommendation that the approval was
limited to this property owner and operator, Michael Hendrixson and that the approval
was not transferable to any other owner, operator or tenant.
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.
5
November 4, 2010
NAME: Angles Short -form PD-C
LOCATION: Located at 15005 Cooper Orbit Road
DEVELOPER:
Michael Hendrixson
15005 Cooper Orbit Road
Little Rock, AR 72223
ENGINEER:
White Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 5.2 acres
CURRENT ZONING:
ALLOWED USES:
PROPOSED ZONING
NUMBER OF LOTS: 1
R-2, Single-family
Single-family residential
PD-C
FILE NO.: Z-8607
FT. NEW STREET: 0 LF
PROPOSED USE: Single-family residential — Single chair beauty salon with no
signage and no employees
VARIANCESM/AIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The property located at 15005 Cooper Orbit Road contains a single-family home
on 5.2 acres. The property is located across the street from a non-residential
use, the Oasis Renewal Center property. The applicant is requesting to add a
salon use within his existing home allowing only a single chair. The applicant
has indicated the hours of operation are from 8:00 am to 6:00 pm Monday
through Saturday. The owner would schedule appointments to serve only one
client at a time. There are no employees. The request does not include the
placement of signage and no advertising for this location is proposed.
November 4, 2010
SUBDIVISION
ITEM NO.: 15 (Cont.
FILE NO.: Z-8607
The property is not located within a recorded subdivision therefore there is not a
Bill of Assurance for this site.
B. EXISTING CONDITIONS:
The site contains a single-family residence located on acreage. The property is
located outside the City limits of Little Rock but within the City's Extraterritorial
Planning Jurisdiction. The property across Cooper Orbit Road is the Oasis
Renewal Retreat Center. The property to the east is single-family homes
accessed from Glisten Lane. West of the property is a vacant lot, also owned by
the applicant. Further to the southwest is a newly developing single-family
subdivision, Governor's Manor.
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 Spring Valley Manor
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS-
1 . Cooper Orbit 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 site development beyond this application, provide the design of
the street conforming to the Master Street Plan. Construct one-half street
improvements to the street including 5-foot sidewalks with the planned
development.
3. Provide a letter prepared by a registered engineer certifying the sight distance
at the driveway complies with 2004 AASHTO Green Book standards. From
initial inspection, it appears the sight distance is insufficient.
E. UTILITIES AND FIRE DEPARTMENTICOUNTY 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.
2
November 4, 2010
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8607
Center -Point Energy: Approved as submitted.
AT & T: No comment received.
Central Arkansas Water: No objections. 12-inch main in Cooper Orbit Road has
a CIC on the Main. The charge is based on the size of meter connection(s) will
apply in addition to normal charges for new service or connections. 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 Area 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 to Planned Commercial Development to
allow a single chair beauty salon within an existing residence. The primary use
remains residential and the secondary use is similar to a 'home-occupatio n'
(though not on the City of Little Rock list of home -occupations). This area is not
covered by a Neighborhood Plan.
3
November 4, 2010
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-8607
Master Street Plan: Cooper Orbit 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
Cooper Orbit 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: 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. Landscaping will be required with any new parking on the site.
3. 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)
Mr. Joe White of White-Daters and Associates was present representing the
request. Staff presented an overview of the request stating the applicant desired
to place a beauty salon with a single chair in his home. Staff stated the applicant
was not proposing any changes to the exterior of the home or any signage. Staff
stated the salon owner currently had a shop on Kanis Road and was proposing
to add the chair to his home as a service to clients. Staff also stated there would
not be any advertising for this location and customers would be by appointment
only and scheduled to not overlap.
Public Works comments were addressed. Staff questioned the sight distance for
the drive accessing Cooper Orbit Road. Staff stated due to the location of the
curve and the angel the drive intersected with the road there were concerns the
sight distance requirement per AASHTO could not be met. Mr. White stated he
would verify the sight distance and prepare a letter addressed to Public Works
indicating compliance.
Staff noted no additional landscaping would be required with the current request.
Staff stated any newly paved areas would require landscaping per the City's
landscape ordinance requirements.
2
November 4, 2010
.qI IRnim.,;ioN
ITEM NO.: 15 (Cont.
FILE NO.: Z-8607
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:
There were no issues raised at the October 14, 2010, Subdivision Committee
meeting which required the resubmission of the site plan. The applicant has
provided staff with a letter from a licensed engineer certifying the sight distance
of the drive intersection and Cooper Orbit Road does meet AASHTO standards.
The sight distance required is 200 feet. The sight distance certified is 240 feet.
The request is to allow the placement of a salon in the owner's house. A single
chair will be located in the home to serve clients on an appointment only basis.
The salon owner has indicated appointments will be scheduled to not overlap to
limit the number of persons on site at a time. The salon owner has indicated
there will be no signage and no advertising for this location. The hours of
operation are proposed from 8:00 am to 6:00 pm Monday through Saturday. No
dumpster facilities will be located on the site. No additional paving will be added
to the site.
Staff initially raised concerns with the sight distance for the drive intersection with
Cooper Orbit Road. The property owner has since cleared the area and
improved the sight distance allowing the sight distance required meeting the
AASHTO standard. Staff is supportive of the request. Staff does not feel the
placement of a beauty salon with a single chair within the salon owners home will
significantly impact the area.
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.
This approval is limited to this property owner and operator, Michael Hendrixson.
The approval is not transferable to any other owner, operator or tenant.
PLANNING COMMISSION ACTION: (NOVEMBR 4, 2010)
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
5
November 4, 2010
SUBDIVISION
ITEM NO.: 15 f Cont.
FILE NO.: Z-8607
the agenda staff report. Staff also presented a recommendation that the approval was
limited to this property owner and operator, Michael Hendrixson and that the approval
was not transferable to any other owner, operator or tenant.
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.
0
ITEM NO.: 15. Z-8607)
NAME: Angles Short -form PD-C
LOCATION: located at 15005 Cooper Orbit 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 request does not include any signage. Will there be signage located on
the house letting customers know the entrance area to the salon?
3. Will the applicant maintain his existing salon on Kanis Road?
Variance/Waivers-, A deferral of street improvements.
Public Works Conditions:
1. Cooper Orbit 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 site development beyond this application, provide the design of
the street conforming to the Master Street Plan. Construct one-half street
improvements to the street including 5-foot sidewalks with the planned
development.
3. Provide a letter prepared by a registered engineer certifying the sight distance
at the driveway complies with 2004 AASHTO Green Book standards. From
initial inspection, it appears the sight distance is insufficient.
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 objections; 12-inch main in Cooper Orbit Road has
a CIC on the Main. The charge is based on the size of meter connection(s) will
apply in addition to normal charges for new service or connections. 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 Area 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 to Planned Commercial Development to
allow a single chair beauty salon within an existing residence. The primary use
remains residential and the secondary use is similar to a 'home -occupation'
(though not on the City of Little Rock list of home -occupations). This area is not
covered by a Neighborhood Plan.
Master Street Plan: Cooper Orbit 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
Cooper Orbit 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: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer minimal
ordinance requirements.
2. Landscaping will be required with any new parking on the site.
3. 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.