Z-8668 Staff AnalysisFILE NO.: Z-8668
NAME: 104 North Cedar Street Short -form PCD
LOCATION: Located at 104 North Cedar Street
DEVELOPER:
Ananth Ranyanathan
104 North Cedar Street
Little Rock, AR 72205
SURVEYOR:
Brooks Surveying Company
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.16 acres NUMBER OF LOTS: 1
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: Retail
PROPOSED ZONING: PCD
FT. NEW STREET: 0 LF
PROPOSED USE: C-3, General Commercial District — Add Single-family as an
allowable use
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSALIREQUESTIAPPLICANT'S STATEMENT:
The property located at 104 North Cedar Street is presently zoned C-3, General
Commercial District. The property has historically been a single-family home and
is a single-family residence today. The C-3, General Commercial Zoning District
does not allow single-family as an allowable use. Although the site has an
existing non -conforming status for the residential use the owner is requesting to
rezone the site to PCD to add single-family as an allowable use in addition to
maintaining the C-3, General Commercial District uses as allowable alternate
uses for the site.
FILE NO.: Z-8668 (Cont
B. EXISTING CONDITIONS:
The site is occupied by a single family residential structure and a detached
garage structure.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has not received any comment from area resident. All
property owners located within 200-feet of the site, all residents, who could be
identified, located within 300 feet of the site, the Hillcrest Residents
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Cedar Street is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required. The
centerline of Cedar Street should be shown on the survey to determine the
existing right-of-way.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENTICOUNTY PL,-�NNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center -Point Ener : No comment received.
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 if additional fire protection or metered water service is required
or regarding the size and location of the water main. Due to the nature of the
facility, installation of an approved reduced pressure zoned 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 requires that
upon installation of the RPZA, successful test of the assembly must be
completed by a Certified Assembly Tester licensed by the State of Arkansas and
approved by Central Arkansas. 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.
K
FILE NO.: Z-8668 (Cant.))
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: Approved as submitted. The site is not located on a dedicated CATA
Bus 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 for this property. The office category
represents services provided directly to consumers as well as general office. The
applicant has applied for a rezoning of this existing single-family home from C-3,
General Commercial District to Planned Commercial Development to add single-
family as an allowable use.
Master Street Plan: North Cedar Street is shown as a Collector. 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: A Class III is shown along North Cedar Street. 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. Any future redevelopment of the site will require the site plan to comply with
the City's landscape and buffer ordinance requirements.
G. SUBDIVISION COMMITTEE COMMENT: (June 23, 2011)
Staff presented the item and noted there were no outstanding issues. Staff
commented that any future commercial use or development of the site would
require review of parking, landscaping and signage.
Public Works and Landscape comments were noted.
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.
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FILE NO.: Z-8668
K ANALYSIS:
There were no issues to respond to from Subdivision Committee. The property
has apparently been zoned commercial since the inception of zoning in 1937.
The property contains a single-family residence and has never been anything
other than a single family residence. Under the previous commercial designation
of "F", single family was a permitted use. When the "new" zoning ordinance was
implemented in 1980, "F" became "C-3" and the residential use became
nonconforming.
No changes are proposed to the site. The PCD zoning request will retain C-3 as
the base use with a single-family residence being an added use. Any future use
or development of the site for a nonresidential use will require a return through
the process to address issues such as parking, landscaping and signage.
To staff's knowledge, there are no outstanding issues.
I. STAFF RECOMMENDATION:
Staff recommends approval of the item subject to compliance with any comments
and conditions outlined in sections D, E and F of the agenda staff report.
PLANNING COMMISSION ACTION: (JULY 14, 2011)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above.
There was no further discussion. The item was placed on the consent agenda and
approved by a vote of 10 ayes, 0 noes and 1 absent.
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