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HomeMy WebLinkAboutZ-3500-E Staff AnalysisFILE NO.: Z -3500-E NAME: Pereira Revised Short -form PD -O LOCATION: 212 North McKinley Street DEVELOPER: Vicki Tanner 20722 River View Court Roland, AR 72135 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue — Suite 202 Little Rock, AR 72201 AREA: 0.52 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 1 -M FT. NEW STREET: 0 General and Professional Office Revised PD -O PROPOSED USE: Barber/Beauty Shop/Health Studio and Spa, Acupuncture Clinic and 0-1, Quiet Office District. VARIAN C ESNVAIVERS REQUESTED: None requested. BACKGROUND: On May 11, 2000, the Planning Commission approved the rezoning of this property from R-2 to PD -O for a "birth center", and an accompanying land use plan amendment. However, the applicant decided not to pursue the rezoning and withdrew it from the Board of Director's agenda. The applicant did follow through with the land use plan amendment, and on June 20, 2000, the Board of Directors adopted Ordinance No. 18,296. This ordinance changed the land use plan for this property and the two (2) properties immediately north from SF (Single-family) to SO (Suburban Office). The Little Rock Board of Directors adopted Ordinance No. 18,460 on April 17, 2001, approving a rezoning from R-2 to PD -O, which established Pereira Short -form PD -O. FILE NO.: Z -3500-E (Cont. This allowed for an acupuncture clinic with one doctor and two additional staff members to locate on the site. The applicant proposed an accessory herb dispensary, which was for the clinic's patients only. The applicant also requested 0-1 uses as alternative uses for the site. As a part of the request the applicant was approved a four year deferral of the required sidewalk construction along North McKinley Street. A. PROPOSAL: The applicant is now requesting a change in the allowable uses for the site. The applicant is requesting a barber/beauty shop/health studio spa be added as an alternative use available to locate on the site in addition to 0-1 uses and the acupuncture clinic with one doctor and two additional staff members and the accessory herb dispensary, which is for the clinic's patients only as alternate/future uses of the building. The approval is for a single use development allowing only one use at a time to locate on the site. The hours of operation are proposed from 9:00 am to 5:00 pm, Monday through Friday. B. EXISTING CONDITIONS: There is an existing two-story stucco building on the site, with a circular drive. There is paved parking along the east property line, adjacent to North McKinley Street. There is an existing six-foot wood -screening fence along the south, west and a portion of the north property line. There are single-family residences immediately north, south and west of the site. Park Plaza Mall is located across North McKinley Street to the east. C. NEIGHBORHOOD COMMENTS: The Briarwood Neighborhood Association along with all property owners located within 200 -feet of the site and all residents who could be identified located within 300 -feet of the site were notified of the public hearing. Staff has received no comment as of this writing. D. ENGINEERING COMMENTS: Public Works: Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The middle driveway should be removed. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. 2 FILE NO.: Z -3500-E (Cont. F G. H SBC: Approved as submitted. Central Arkansas Water: Due to the nature of water uses in this facility, installation of an approved backflow preventer will be required on the domestic water service. Contact Carroll Keatts, Central Arkansas Water's Cross Connection Program Administrator at 992-2431, to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a revision to an existing Planned Office Development to add barber, beauty, and health -clinic -spa to existing 0-1 uses. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Midtown Neighborhoods Action Plan. The Commercial Development goal listed two action statements relevant to this case. The first action is to embrace the residential character of the community and architectural rhythm. The second action is to maintain appropriate scale and footprint of non- residential buildings located in the neighborhood. Landscape: No comment received. SUBDIVISION COMMITTEE COMMENT: (September 25, 2003) The applicant was not present. Staff stated the issue being considered was a use issue. Staff stated they would contact the applicant and request any additional information necessary to complete the review. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS - The applicant submitted a revised plan to staff addressing most of the issues raised at the September 25, 2003 Subdivision Committee meeting. The applicant has indicted the connection of the drives between 212 North McKinley Street and 216 North McKinley street will not be made and is requesting the two 3 FILE NO.: Z -3500-E (Cont. existing drives be allowed to remain in place on the site at 212 North McKinley Street. Staff is supportive of the two drives remaining since there will not be a change to the exterior of the structure only the proposed uses. The primary issue related to the proposed request relates to use. The applicant is requesting a barber beauty shop and health studio/spa be added to the listed uses available on the site. Presently the site can be used for acupuncture clinic with one doctor and two additional staff members, an accessory herb dispensary, which is for the clinic's patients only and 0-1 uses as alternative uses for the site. There are nine (9) parking spaces located on the site. The typical parking demand for a barber/beauty shop would be one (1) space for every two hundred (200) square feet of gross floor area. The gross floor area of the structure contains applicant 2,332 square feet, which would typically require eleven (11) parking spaces. Staff feels the proposed parking should meet the demand. The applicant has indicated additional parking could be added to the rear of the structure should parking become an issue. Staff would recommend against this since the site abuts single-family to the west. Staff feels with the placement of parking in the rear of the structure this could introduce a negative element to those homes abutting the parking area with increased noise and activity. Should additional parking be required the existing asphalt parking area to the south may be extended to the west ending at the western edge of the building, allowing three additional spaces and the stacking of automobiles. These spaces should be designated as employee parking only. Sufficient parking would be the only concern of staff and staff feels the existing nine (9) spaces should meet the typical demand. The proposed addition of the barber/beauty shop and health studio and spa should have minimal to no impact on the area. The applicant has indicated the average customer's stay is a minimum of two to four hours. There will be a maximum of five employees with two operators on the site. The applicant proposes the hours of operation to be from 9:00 am to 6:00 pm Monday through Saturday. The site abuts Park Plaza Mall to the east and there are only three structures, one of which is a residential unit, which access North McKinley Street in this area. The increased traffic is not a concern. The applicant has indicated there is not a Bill of Assurance in effect for the property. To staff's knowledge there are no other outstanding issues associated with the proposed request. The request is to add a specific use to the listed alternative uses for the site. With a single use planned development (PD -O) only one use at a time will be allowed to locate on the site. The proposed request is consistent with the City's Future Land Use Plan. Staff feels the proposed revision should have minimal to no adverse impact on the surrounding area. 4 FILE NO.: Z -3500-E Cont. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION. (OCTOBER 16, 2003) Ms. Vicki Tanner was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to add barber/beauty shop/health studio and spa as an alternative use subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. G� October 16', 2003 ITEM NO.: 7 FILE NO.: Z -3500-E NAME: Pereira Revised Short -form PD -0 LOCATION: 212 North McKinley Street DEVELOPER: Vicki Tanner 20722 River View Court Roland, AR 72135 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue — Suite 202 Little Rock, AR 72201 AREA: 0.52 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 1 FT. NEIN STREET: 0 General and Professional Office Revised PD -0 PROPOSED USE: Barber/Beauty Shop/Health Studio and Spa, Acupuncture Clinic and 0-1, Quiet Office District. VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: On May 11, 2000, the Planning Commission approved the rezoning of this property from R-2 to PD -0 for a "birth center", and an accompanying land use plan amendment. However, the applicant decided not to pursue the rezoning and withdrew it from the Board of Director's agenda. The applicant did follow through with the land use plan amendment, and on June 20, 2000, the Board of Directors adopted Ordinance No. 18,296. This ordinance changed the land use plan for this property and the two (2) properties immediately north from SF (Single-family) to SO (Suburban Office). October 16, 2003 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -3500-E The Little Rock Board of Directors adopted Ordinance No. 18,460 on April 17, 2001, approving a rezoning from R-2 to PD -O, which established Pereira Short -form PD -O. This allowed for an acupuncture clinic with one doctor and two additional staff members to locate on the site. The applicant proposed an accessory herb dispensary, which was for the clinic's patients only. The applicant also requested 0-1 uses as alternative uses for the site. As a part of the request the applicant was approved a four year deferral of the required sidewalk construction along North McKinley Street. A. PROPOSAL: The applicant is now requesting a change in the allowable uses for the site. The applicant is requesting a barberlbeauty shop/health studio spa be added as an alternative use available to locate on the site in addition to 0-1 uses and the acupuncture clinic with one doctor and two additional staff members and the accessory herb dispensary, which is for the clinic's patients only as alternate/future uses of the building. The approval is for a single use development allowing only one use at a time to locate on the site. The hours of operation are proposed from 9:00 am to 5:00 pm, Monday through Friday. B. EXISTING CONDITIONS: There is an existing two-story stucco building on the site, with a circular drive. There is paved parking along the east property line, adjacent to North McKinley Street. There is an existing six-foot wood -screening fence along the south, west and a portion of the north property line. There are single-family residences immediately north, south and west of the site. Park Plaza Mall is located across North McKinley Street to the east. C. NEIGHBORHOOD COMMENTS: The Briarwood Neighborhood Association along with all property owners located within 200 -feet of the site and all residents who could be identified located within 300 -feet of the site were notified of the public hearing. Staff has received no comment as of this writing. D. ENGINEERING COMMENTS: Public Works: Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The middle driveway should be removed. E. UTILITIES AND FIRE DEPARTMENTICOLINTY PLANNING: Wastewater: Sewer available, not adversely affected. October 16', 2003 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -3500-E Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: Due to the nature of water uses in this facility, installation of an approved backflow preventer will be required on the domestic water service. Contact Carroll Keatts, Central Arkansas Water's Cross Connection Program Administrator at 992-2431, to discuss backflow prevention requirements for this project. Fire De artment: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a revision to an existing Planned Office Development to add barber, beauty, and health -clinic -spa to existing 0-1 uses. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Midtown Neighborhoods Action Plan. The Commercial Development goal listed two action statements relevant to this case. The first action is to embrace the residential character of the community and architectural rhythm. The second action is to maintain appropriate scale and footprint of non- residential buildings located in the neighborhood. Landscape: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (September 25, 2003) The applicant was not present. Staff stated the issue being considered was a use issue. Staff stated they would contact the applicant and request any additional information necessary to complete the review. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 3 October 16', 2003 SUBDIVISION ITEM NO.: 7 Cont) FILE NO.: Z -3500-E R ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the September 25, 2003 Subdivision Committee meeting. The applicant has indicted the connection of the drives between 212 North McKinley Street and 216 North McKinley street will not be made and is requesting the two existing drives be allowed to remain in place on the site at 212 North McKinley Street. Staff is supportive of the two drives remaining since there will not be a change to the exterior of the structure only the proposed uses. The primary issue related to the proposed request relates to use. The applicant is requesting a barber beauty shop and health studio/spa be added to the listed uses available on the site. Presently the site can be used for acupuncture clinic with one doctor and two additional staff members, an accessory herb dispensary, which is for the clinic's patients only and 0-1 uses as alternative uses for the site. There are nine (9) parking spaces located on the site. The typical parking demand for a barber/beauty shop would be one (1) space for every two hundred (200) square feet of gross floor area. The gross floor area of the structure contains applicant 2,332 square feet, which would typically require eleven (11) parking spaces. Staff feels the proposed parking should meet the demand. The applicant has indicated additional parking could be added to the rear of the structure should parking become an issue. Staff would recommend against this since the site abuts single-family to the west. Staff feels with the placement of parking in the rear of the structure this could introduce a negative element to those homes abutting the parking area with increased noise and activity. Should additional parking be required the existing asphalt parking area to the south may be extended to the west ending at the western edge of the building, allowing three additional spaces and the stacking of automobiles. These spaces should be designated as employee parking only. Sufficient parking would be the only concern of staff and staff feels the existing nine (9) spaces should meet the typical demand. The proposed addition of the barber/beauty shop and health studio and spa should have minimal to no impact on the area. The applicant has indicated the average customer's stay is a minimum of two to four hours. There will be a maximum of five employees with two operators on the site. The applicant proposes the hours of operation to be from 9:00 am to 6:00 pm Monday through Saturday. The site abuts Park Plaza Mall to the east and there are only three structures, one of which is a residential unit, which access North McKinley Street in this area. The increased traffic is not a concern. The applicant has indicated there is not a Bill of Assurance in effect for the property. 4 October 16, 2003 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -3500-E To staff's knowledge there are no other outstanding issues associated with the proposed request. The request is to add a specific use to the listed alternative uses for the site. With a single use planned development (PD -O) only one use at a time will be allowed to locate on the site. The proposed request is consistent with the City's Future Land Use Plan. Staff feels the proposed revision should have minimal to no adverse impact on the surrounding area. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (OCTOBER 16, 2003) Ms. Vicki Tanner was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to add barber/beauty shop/health studio and spa as an alternative use subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. 5 ITEM NO.: 7 NAME: Pereira Revised Short -form PD -O LOCATION: 212 North McKinley Street FILE NO.: Z -3500-E Planning Staff. Comments, P 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. Variance/Waivers: 1. None requested. Public Works: 1. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The middle driveway should be removed. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: Due to the nature of water uses in this facility, installation of an approved backflow preventer will be required on the domestic water service. Contact Carroll Keatts, Central Arkansas Water's Cross Connection Program Administrator at 992-2431, to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment received. CATH: No comment received.