Z-8684 Staff AnalysisFILE NO.: Z-8684
NAME: Hurd Short -form POD
LOCATION: Located at 201 and 203 North Van Buren
DEVELOPER:
John M. Hurd
7411 "H" Street
Little Rock, AR 72205
SURVEYOR:
Brooks Surveying Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.16 acres
CURRENT ZONING:
ALLOWED USES
PROPOSED ZONING:
NUMBER OF LOTS:
R-3, Single-family
Single-family residential
FT. NEW STREET: 0 LF
PROPOSED USE: Single-family, General and Professional Office, Beauty Salon,
Mobile Canteen, Residence above Beauty Salon
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting to rezone this site from R-3, Single-family to PCD to
recognize existing uses and add a mobile canteen as an allowable use for the
site. The site contains a beauty shop which is operating at 201 North Van Buren.
The building is a two story building. There is a residence located above the
beauty salon. The site also contains a three bedroom dwelling located at
203 North Van Buren. The applicant is requesting the allowance of single-family
and general and professional office uses as allowable uses for this structure.
FILE NO.: Z-8684 (Cont.
The additions to the site are the mobile canteen and a storage building. The
mobile canteen is proposed to be located adjacent to the residence. The
portable storage building is proposed in the back yard shared by the beauty
salon and the single-family residence. The applicant is requesting the placement
of electrical services within the portable building to allow him to have access to
power when performing maintenance on site as well as to provide power to the
mobile canteen.
The mobile canteen operates from 11:00 am to 2:30 pm Monday through Friday.
The beauty shop operates seven days per week by appointment.
There are no exterior modifications proposed to the site. All parking is proposed
to remain as currently exists.
B. EXISTING CONDITIONS:
The site is located one block north of the Van Buren/West Markham Street
intersection. Along West Markham Street there are a number of commercial and
office uses including a convenience store, banks and restaurant uses. Also in
this area of West Markham Street is War Memorial Stadium, the Arkansas Health
Department and the Little Rock Zoo. Across Van Buren Street is a PD-O zoned
site which has developed as a doctor's office. A property to the west is zoned
PCD which was developed as an extended stay hotel catering to the near by
medical facilities. Northwest of the site is a property zoned PCD which is also a
medical office use. The area to the east of the site is single-family.
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 and the Hillcrest Residents
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENT
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
A Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
North Van Buren Street and A Street.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2
FILE NO.: Z-8684
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection. All Central Arkansas Water requirements
in effect at the time of water service must be met. Contact Central Arkansas
Water regarding the size and location of 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 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 (10) 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: Maintain fire access. Contact the Little Rock Fire Department
for additional information.
County Planning: No comment received.
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 Suburban Office for this property. Suburban
Office provides for low intensity development of office or office parks in close
proximity to lower density residential areas to assure compatibility. A Planned
Zoning District is required. The applicant has applied for a rezoning from R-2,
Single-family to PCD to allow single family, beauty shop, mobile canteen and
office uses.
Master Street Plan: Van Buren Street 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 Van
3
FILE NO.: Z-8684 (Cont.
Buren Street since it is a Minor Arterial. "A" Street is a Local Street. The primary
function of a Local Street is to provide access to adjacent properties. Local
Streets which are abutted by non-residential zoning/use or more intensive zoning
than duplexes are considered as Commercial Streets". These streets have a
design standard the same as a Collector. 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. If/when parking is required; the associated landscaping must also be installed
per Chapter 15, the Landscape Ordinance requirements.
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger
& SUBDIVISION COMMITTEE COMMENT: (August 4, 2011)
The applicant was not present. Staff presented the item and noted there were
few outstanding issues. Staff stated they would contact the applicant to go over
the issues. Staff noted there was a mobile diner parked on the site that was part
of the PZD request. Staff commented that the City typically required that mobile
diner be removed from the site at the end of each business day. The Committee
agreed that this mobile diner should be treated as any other in the City and
should comply with the procedures, including removal of the unit from the site
each day. Staff noted that any conversion of the residence into an office use
would require the installation of a properly paved and landscaped parking lot.
Public Works and landscape comments were noted.
The Committee forwarded the item to the full Commission.
H. ANALYSIS:
There were no issues raised at the August 4, 2011, Subdivision Committee
meeting. The request is to rezone the site from R-3, Single-family to PCD to
recognize existing uses and add a mobile canteen as an allowable use for the
site and allow a storage building to connect to electrical service.
On the site there is a beauty shop which is within a two story building. The salon
is located on the first floor with a residence located on the second level. There is
also a three bedroom residence on site. Within the rear yard area the owner has
12
FILE NO.: Z-8684 (Cont.
constructed a storage building to be used for storage of yard equipment. Within
the side yard area of the single-family home a mobile canteen is set up and
serves lunch daily.
In addition, the request includes the allowance of single-family and general and
professional office uses as allowable uses for the three bedroom residential
structure. Staff recommends should the house be converted from residential to
an office use staff and the applicant review the proposed office use and the
potential impact of parking on the site. At the time of change in use a paved
parking area will be required to be installed. All improvements must comply with
the City's landscape ordinance requirements.
The mobile canteen operates from 11:00 am to 2:30 pm Monday through Friday.
The beauty shop operates seven days per week by appointment. The City
requires mobile canteens to remain hooked to the vehicle and be removed from
the site on a daily basis. Staff recommends the mobile canteen on this site
comply with typical City standard and be removed from the site on a daily basis.
The applicant has not requested signage for the development. Staff
recommends ground signage be limited to signage allowed in office zones should
the residential structure be converted to an office use (six feet in height and sixty-
four square feet in area). Building signage should be limited to a maximum of ten
percent of the front facade abutting Van Buren Street. Staff recommends the
salon be allowed signage on the front facade limited to ten percent of the facade
area abutting Van Buren Street.
There are no exterior modifications proposed to the site. All parking is proposed
to remain as currently exists. To staff's knowledge there are no outstanding
technical issues associated with the request. Staff does not feel the rezoning to
POD to add the uses as proposed by the applicant will significantly impact the
site or 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.
Staff recommends should the house be converted from residential to an office
use staff and the applicant review the proposed office use and the potential
impact of parking on the site. At the time of change in use installation of a paved
parking area will be required. All improvements must comply with the City's
landscape ordinance requirements.
Staff recommends the mobile canteen be removed from the site on a daily basis-
5
FILE NO.: Z-8684 (ConL
PLANNING COMMISSION ACTION: (AUGUST 25, 2011)
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 that should the house be
converted from residential to an office use staff and the applicant would review the
proposed office use and the potential impact of parking on the site. Staff stated at the
time of change in use installation of a paved parking area would be required and all
improvements were to comply with the City's landscape ordinance requirements. Staff
presented a recommendation the mobile canteen be removed from the site on a daily
basis.
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 9 ayes,
0 noes and 2 absent.
C01
August 25, 2011
ITEM NO.: 4
NAME: Hurd Short -form POD
LOCATION: Located at 201 and 203 North Van Buren
DEVELOPER:
John M. Hurd
7411 "H' Street
Little Rock, AR 72205
SURVFYOR-
Brooks Surveying Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.16 acres
CURRENT ZONING:
ALLOWED USES
PROPOSED ZONI
NUMBER OF LOTS: 1
R-3, Single-family
Single-family residential
PCD
FILE NO.: Z-8684
FT. NEW STREET: 0 LF
PROPOSED USE: Single-family, General and Professional Office, Beauty Salon,
Mobile Canteen, Residence above Beauty Salon
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANTS STATEMENT:
The applicant is requesting to rezone this site from R-3, Single-family to PCD to
recognize existing uses and add a mobile canteen as an allowable use for the
site. The site contains a beauty shop which is operating at 201 North Van Buren.
The building is a two story building. There is a residence located above the
beauty salon. The site also contains a three bedroom dwelling located at
203 North Van Buren. The applicant is requesting the allowance of single-family
and general and professional office uses as allowable uses for this structure.
The additions to the site are the mobile canteen and a storage building. The
mobile canteen is proposed to be located adjacent to the residence. The
August 25, 2011
SUBDIVISION
ITEM NO.: 4 (Cont.
FILE NO.: Z-8684
portable storage building is proposed in the back yard shared by the beauty
salon and the single-family residence. The applicant is requesting the placement
of electrical services within the portable building to allow him to have access to
power when performing maintenance on site as well as to provide power to the
mobile canteen.
The mobile canteen operates from 11:00 am to 2:30 pm Monday through Friday.
The beauty shop operates seven days per week by appointment.
There are no exterior modifications proposed to the site. All parking is proposed
to remain as currently exists.
B. EXISTING CONDITIONS:
The site is located one block north of the Van BurenM/est Markham Street
intersection. Along West Markham Street there are a number of commercial and
office uses including a convenience store, banks and restaurant uses. Also in
this area of West Markham Street is War Memorial Stadium, the Arkansas Health
Department and the Little Rock Zoo. Across Van Buren Street is a PD-O zoned
site which has developed as a doctoes office. A property to the west is zoned
PCD which was developed as an extended stay hotel catering to the near by
medical facilities. Northwest of the site is a property zoned PCD which is also a
medical office use. The area to the east of the site is single-family.
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 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
A Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
North Van Buren Street and A Street.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2
August 25, 2011
SUBDIVISION
ITEM NO.: 4 (Cont,) FILE NO.: Z-8684
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No objection. All Central Arkansas Water requirements
in effect at the time of water service must be met. Contact Central Arkansas
Water regarding the size and location of 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 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
Watees Cross Connection Section within ten (10) 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: Maintain fire access. Contact the Little Rock Fire Department
for additional information.
County Planning: No comment received.
CATA: Approved as submitted. The site is not located on a dedicated CATA
Bus Route.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICAL/DESIG
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Suburban Office for this property. Suburban
Office provides for low intensity development of office or office parks in close
proximity to lower density residential areas to assure compatibility. A Planned
Zoning District is required. The applicant has applied for a rezoning from R-2,
Single-family to PCD to allow single family, beauty shop, mobile canteen and
office uses.
41
August 25, 2011
RI IRnwiRir)m
ITEM NO.: 4 (Cont.
FILE NO.: Z-8684
Master Street Plan: Van Buren Street 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 Van
Buren Street since it is a Minor Arterial. "A Street is a Local Street. The primary
function of a Local Street is to provide access to adjacent properties. Local
Streets which are abutted by non-residential zoning/use or more intensive zoning
than duplexes are considered as "Commercial Street'. These streets have a
design standard the same as a Collector. 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 Citys landscape and buffer ordinance
requirements.
2. If/when parking is required; the associated landscaping must also be installed
per Chapter 15, the Landscape Ordinance requirements.
3. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger
G. SUBDIVISION COMMITTEE COMMENT:
(August 4, 2011)
The applicant was not present. Staff presented the item and noted there were
few outstanding issues. Staff stated they would contact the applicant to go over
the issues. Staff noted there was a mobile diner parked on the site that was part
of the PZD request. Staff commented that the City typically required that mobile
diner be removed from the site at the end of each business day. The Committee
agreed that this mobile diner should be treated as any other in the City and
should comply with the procedures, including removal of the unit from the site
each day. Staff noted that any conversion of the residence into an office use
would require the installation of a properly paved and landscaped parking lot.
Public Works and landscape comments were noted.
The Committee forwarded the item to the full Commission.
0
August 25, 2011
SUBDIVISION
ITEM NO.: 4 (Cont.
H. ANALYSIS:
FILE NO.: Z-8684
There were no issues raised at the August 4, 2011, Subdivision Committee
meeting. The request is to rezone the site from R-3, Single-family to PCD to
recognize existing uses and add a mobile canteen as an allowable use for the
site and allow a storage building to connect to electrical service.
On the site there is a beauty shop which is within a two story building. The salon
is located on the first floor with a residence located on the second level. There is
also a three bedroom residence on site. Within the rear yard area the owner has
constructed a storage building to be used for storage of yard equipment. Within
the side yard area of the single-family home a mobile canteen is set up and
serves lunch daily.
In addition, the request includes the allowance of single-family and general and
professional office uses as allowable uses for the three bedroom residential
structure. Staff recommends should the house be converted from residential to
an office use staff and the applicant review the proposed office use and the
potential impact of parking on the site. At the time of change in use a paved
parking area will be required to be installed. All improvements must comply with
the Citys landscape ordinance requirements.
The mobile canteen operates from 11:00 am to 2:30 pm Monday through Friday.
The beauty shop operates seven days per week by appointment. The City
requires mobile canteens to remain hooked to the vehicle and be removed from
the site on a daily basis. Staff recommends the mobile canteen on this site
comply with typical City standard and be removed from the site on a daily basis.
The applicant has not requested signage for the development. Staff
recommends ground signage be limited to signage allowed in office zones should
the residential structure be converted to an office use (six feet in height and sixty-
four square feet in area). Building signage should be limited to a maximum of ten
percent of the front facade abutting Van Buren Street. Staff recommends the
salon be allowed signage on the front facade limited to ten percent of the facade
area abutting Van Buren Street.
There are no exterior modifications proposed to the site. All parking is proposed
to remain as currently exists. To staffs knowledge there are no outstanding
technical issues associated with the request. Staff does not feel the rezoning to
POD to add the uses as proposed by the applicant will significantly impact the
site or the area.
August 25, 2011
SUBDIVISION
ITEM NO.: 4 (Cont.) FILE NO.: Z-8584
I. 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 should the house be converted from residential to an office
use staff and the applicant review the proposed office use and the potential
impact of parking on the site. At the time of change in use installation of a paved
parking area will be required. All improvements must comply with the City's
landscape ordinance requirements.
Staff recommends the mobile canteen be removed from the site on a daily basis.
PLANNING COMMISSION ACTION: (AUGUST 25, 2011)
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 that should the house be
converted from residential to an office use staff and the applicant would review the
proposed office use and the potential impact of parking on the site. Staff stated at the
time of change in use installation of a paved parking area would be required and all
improvements were to comply with the City's landscape ordinance requirements. Staff
presented a recommendation the mobile canteen be removed from the site on a daily
basis.
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 9 ayes,
0 noes and 2 absent.
N
TEM NO.: 4. Z-8684
NAME: Hurd Short -form POD
LOCATION: located at 201 and 203 North Van Buren
Planning Staff Comments:
1. Provide notification of property owners located within 200-feet 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 August 10, 2011. The Office of
Planning and Development must receive the proof of notice no later than August 19,
2011.
2. The cover letter does not state if the mobile diner will remain on the site 24/7 or be
removed from the site after the 2:00 pm closing. The City typically requires mobile
diners to remain hooked to the vehicle and removed from the site on a daily basis.
3. In the future should the house be converted from residential to an office use staff
and the applicant will need to review the proposed office use and the potential
impact of parking on the site. At the time of change in use a paved parking area will
be required to be installed and the parking will require installation based on the
City's Landscape Ordinance.
Variance/Waivers: None requested.
Public Works Conditions:
1. Due to the proposed use of the property, the Master Street Plan specifies that A
Street for the frontage of this property must meet commercial street standards.
Dedicate right-of-way to 30 feet from centerline.
2. A 20 foot radial dedication of right-of-way is required at the intersection of North Van
Buren Street and A Street.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project.
Enter : 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 water service must be met. Contact Central Arkansas Water
regarding the size and location of all connections including metered connections off the
Item # 4.
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 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 (10) 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.
Flre Department: Maintain fire access. Contact the Little Rock Fire Department for
additional information.
County Planning: No comment received.
CATA: Approved as submitted. The site is not located on a dedicated CATA Bus
Route.
Parks and Recreation: No comment received.
Planning Division: This request is located in the Heights Hillcrest Planning District. The
Land Use Plan shows Suburban Office for this property. Suburban Office provides for
low intensity development of office or office parks in close proximity to lower density
residential areas to assure compatibility. A Planned Zoning District is required. The
applicant has applied for a rezoning from R-2, Single-family to PCD to allow single
family, beauty shop, mobile canteen and office uses.
Master Street Plan: Van Buren Street 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 Van Buren Street since it is a
Minor Arterial. "A" Street is a Local Street. The primary function of a Local Street is to
provide access to adjacent properties. Local Streets which are abutted by non-
residential zoning/use or more intensive zoning than duplexes are considered as
"Commercial Streets". These streets have a design standard the same as a Collector.
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. If/when parking is required; the associated landscaping must also be installed per
Chapter 15, the Landscape Ordinance requirements.
3. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger
Item # 4
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, August 10, 2011.
Item # 4.