Loading...
HomeMy WebLinkAboutZ-3419-C Staff AnalysisFILE NO.: Z -3419-C NAME: A Cut Above Short -form PCD LOCATION. Located at 302 North Shackleford Road DEVELOPER: Lynda Bowers and Associates 650 Edgewood Drive Maumelle, AR 72113 SURVEYOR: Arrow Surveying 550 Edgewood Drive, Maumelle, AR 72113 AREA: 0.42 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: Suite 592B NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF 0-3, General Office District with a CUP for a Beauty Salon General and Professional Office and Beauty Salon PCD PROPOSED USE: C-2, Shopping Center District uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On November 10, 2005, the Little Rock Planning Commission denied a request to rezone the site from 0-3 and R-2 to PCD to allow the construction of a second building on the site and to utilize C-2 uses as allowable uses for the site. The proposal included the development of 28,224 square feet of total land area and involved the construction of a second building on the site containing 3,444 square feet. The total building square footage proposed was 6,676 square feet. Thirty parking spaces were proposed to serve the development. No new curb cuts were proposed as a result of the development. The existing curb cuts along Beverly Hills Drive and Shackleford Road would continue to provide access to the development. FILE NO.: Z -3419-C (CONT.) A. PROPOSAL: The applicant is now proposing a rezoning of the site from 0-3 to PCD to expand the allowable uses for the site. The request includes the allowance of C-2, Shopping Center District uses as allowable uses for the site. There are no modifications proposed to the existing building or parking areas. B. EXISTING CONDITIONS: The site contains a commercial building along with a paved parking area. There are commercial businesses located to the east across Shackleford Road and single-family residences located to the south and west. There is a veterinarian clinic and daycare center located to the north of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received two informational phone calls from area residents. The Beverly Hills Property Owners Association, all residents who could be identified located within 300 feet of the site and all property owners located within 200 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. The proposed land use would classify Beverly Hills Drive on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Sidewalks with appropriate handicap ramps are required on Beverly Hill Drive to the property line in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. 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 DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. The placement of food service business will require the installation of grease trap facilities. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Enerqv: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. 10A, FILE NO.: Z -3419-C (CONT.) Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route, F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Rodney Parham Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning from 0-3, General Office District to Planned Commercial District to allow C-2, Shopping Center District uses. A land use plan amendment for a change to CS Community Shopping is a separate item on this agenda (LU06-02-04). Master Street Plan: Shackleford Road is shown as a Collector on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Walnut Valley Neighborhood Action Plan. The Community Redevelopment Goal states that there is a need for existing retail to be revitalized to better serve area residents. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. G. SUBDIVISION COMMITTEE COMMENT: H (August 24, 2006) The applicant was not present. Staff presented an overview of the proposed development indicating the request was to change the allowable uses of the site to C-2 uses with no change to the building footprint or existing parking areas. Staff stated there were no outstanding issues associated with the request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: There were no outstanding issues associated with the request remaining from the August 24, 2006, Subdivision Committee meeting. The applicant is requesting C-2 uses as allowable uses for the site with no change to the existing building footprint or 3 FILE NO.: Z -3419-C (CONT. parking. The site contains a single story building with a gross floor area of 3,232 square feet and 29 parking spaces. There are two drives located on the site one from Beverly Hills Drive and the second along Shackleford Road. The applicant is not proposing any modifications to the existing driveway configuration as a part of the current application request. Staff is not supportive of the applicant's request. The applicant is requesting C-2 uses as allowable uses for the site which is inconsistent with the City's Future Land Use Plan for the site. The site has historically been a buffer between the intense commercial uses located to the east of Shackleford Road and the residential uses located to the west of the site. The office zoning allows for a buffer between the single-family homes and Shackleford Road and the commercial activities in the area. Staff does not support the expansion of the commercial activities abutting this residential neighborhood. The site is zoned 0-3 with a conditional use permit to allow a beauty salon on the site. Staff feels the buffer of uses should be maintained and the neighborhood should be protected from encroachment of commercial activities. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of denial of the request. Ms. Lynda Bowers addressed the Commission on the merits of the request. She stated she had met with the neighbors and only one stated opposition to the request. She stated the area was a commercial area extending from Mara Lynn to Chenal Parkway. She stated she had tried to market the site for an office use and the demand was not there for an office user. She stated the building was constructed as a commercial building and had been used for 24 years as a beauty salon. She stated the neighbors were concerned with traffic. She stated the site was not the cause of traffic through the neighborhood but the nearby school and motorist wishing to miss the traffic signal at Mara Lynn and Shackleford. She stated the request was for a deli which would generate traffic in the morning and evening only. She stated the business would not generate any additional traffic on the existing street because the traffic was not coming from the site. Mr. LD Vance addressed the Commission in support. He stated he owned the salon for 24 years and during the time he was there only five (5) complaints were filed. He stated three of which involved overgrown hedges. He stated once the complaints were received corrective measures were taken to correct the problem. He stated he purchased the property from the original owner 24 years earlier and the site was being used as an office use. He stated the area had not developed and Shackleford Road was a two (2) lane roadway. He stated to the front door of the salon to the front door of the first house in the neighborhood it was 300 feet. He stated from the front door of the salon to Back Yard Burger was 360 feet and a second eating place 345 -feet. He stated the request was not out of line with existing M FILE NO.: Z -3419-C (CONT. distances in the neighborhood. He stated the site was not single-family and had not been single-family for 20 plus years. Ms. Joyce Butler addressed the Commission in opposition of the request. She stated her home was located on Beverly Hills Drive and the street experienced a great deal of traffic through the neighborhood. She stated the residents in the area were opposed to the request. She provided the Commission with letters and a petition in opposition of the request. She stated she had lived in the area for 35 years and the site had never been a commercial business. She stated the residents of the area were trying to make the neighborhood a better place by improving their homes and making the area a safe place to live. She stated she was concerned with the noise a commercial business would generate. She stated garbage collection in the area started around 4:00 am which was very noisy. She stated there were 85 restaurants within one mile of the neighborhood. She stated the neighborhood did not need another restaurant. She stated traffic did cut through the neighborhood and she feared for her grandchildren playing in the front yard because of the speed of the traffic. She stated the businesses referred to by the applicant backed up to non-residential uses and not a neighborhood. She stated the site was limited on parking. She stated on occasion patrons of the salon had parked on the street when there were no spaces on the site. She stated this was a concern of residence since it was difficult to see on coming traffic due to the curvature of Beverly Hills. She stated the neighborhood did not want the site to go commercial. She stated a new home was recently constructed in the neighborhood which she felt would only better the neighborhood by bringing in new investment. Ms. Ruth Bell of the Pulaski County League of Women Voters addressed the Commission in opposition of the request. She stated the area was feeling the impact of non-residential expansion as was the central part of the City. She stated there was a conditional use permit on the site to allow the salon. She stated the site was zoned office which allowed a transition between the neighborhood and the commercial activities to the east. She stated parking, dumpsters and fencing were concerns of the neighborhood. She stated it was inappropriate to allow a commercial use adjacent to a neighborhood. Commissioner Adcock stated the hours and traffic of a deli would be less than those of a salon. She stated traffic would be significant two times per day at lunch and in the evening. She stated with a salon the hours were from 7 am to 6 to 7 pm which would intrude into the residents quite time. Ms. Bell stated the restaurants in the area did not appear to have a lag time. She stated from her observation they were busy most of the day. Ms. Lynda Bowers addressed the Commission stating the hours would be limited. She stated the site was never single-family and was constructed as a commercial business. Mr. Vance addressed the Commission stating the hours of the salon were 7 am to 7 pm and one night a week until 10:00 pm. He stated Shackleford Road was a busy road and the placement of a restaurant would not generate any additional traffic through the neighborhood. There was a general discussion between the Commission and the applicant concerning the application request. The Commission stated with the allowance of C-2 uses for the site there were a number of uses they were not comfortable with allowing. The Commission FILE NO.: 7_-3419-C (CONT. questioned Ms. Bowers if she was willing to limit her application request. She stated she was wiling to limit the use to a deli. The Commission questioned if she was willing to limit the hours of operation. Ms. Bowers stated she was willing to limit the hours of operation to from 10 am to 8 pm. Staff stated uses of the site would be limited to 0-3 Lise_s,_a.-Sa.lan_ r1 L d ii. The Commission questioned if any limits would be placed on thed mu ps et rs service. Ms. Bowers stated the hours of service would be limited to daylight hours. A motion was made to approve the request. The motion failed by a vote of 3 ayes, 7 noes and 1 absent. 0 ITEM NO.: 14.1, NAME: A Cut Above Short -form PCD LOCATION: located at 302 North Shackleford Road Z -3419-C Planning Staff Comments: 1. The request includes the allowance of C-2 uses as allowable uses for the site. No exterior modifications are being proposed. 2. All applicants must submit a copy of the bill of assurance for the subdivision within which the subject property is located. Copies of bills of assurance are available at the Pulaski County Circuit Clerk's office located at 401 West Markham Street. If the property is not located in a subdivision with a bill of assurance, the applicant must submit a statement to that effect in conjunction with submission of the application. Variance/Waivers: None requested. Public Works Conditions: 1. The proposed land use would classify Beverly Hills Drive on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Sidewalks with appropriate handicap ramps are required on Beverly Hill Drive to the property line in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 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 property. The placement of food service business will require the installation of grease trap facilities. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: water meter(s) are required. Contact Central Arkansas Water if larger and/or additional Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. Item 4 14.1 County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the Rodney Parham Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning from 0-3, General Office District to Planned Commercial District to allow C-2, Shopping Center District uses. A land use plan amendment for a change to CS Community Shopping is a separate item on this agenda (LU06-02-04). Master Street Plan: Shackleford Road is shown as a Collector on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Walnut Valley Neighborhood Action Plan. The Community Redevelopment Goal states that there is a need for existing retail to be revitalized to better serve area residents. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, August 30, 2006. Item # 14.1