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HomeMy WebLinkAboutZ-3619-C Staff AnalysisFILE NO.: Z-361 NAME: Knollwood Mobile Home Park Short -form PD -C LOCATION: Located at 1 Don Drive DEVELOPER: Paula Kagebein P.O. Box 1041 Alexander, AR 72002 SURVEYOR: Hope Consulting, Inc. 117 West Market Street Benton, AR 72015 AREA: 0.047 acres NUMBER OF LOTS: 1 zoning area CURRENT ZONING: R-7, Mobile Home Park ALLOWED USES: Mobile Home Park PROPOSED ZONING: PD -C PROPOSED USE: Beauty Salon VARIANCES/WAIVERS REQUESTED: None requested. FT. NEW STREET: 0 LF A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is seeking rezoning for a small portion of a larger area containing an existing mobile home to allow the former leasing office as a beauty salon. The applicant has indicated the salon will contain three (3) chairs with one (1) operator, expanding to a maximum of three (3) operators. The days and hours of operation are from 10 am to 7 pm Monday through Saturday. B. EXISTING CONDITIONS: The property is located on the Pulaski/Saline County line. To the east and west of the property are mobile home parks. South of the site is a convenience store and southwest of the site is a mobile home sales and service business. The FILE NO.: Z -3619-C (Cont. building was originally constructed as the leasing office for the mobile home park. The site contains the 360 square foot building with paved parking located within the front yard area. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200 feet of the site and Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Alexander Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. The final plat approved in 2012 shows the right of way to be 35 feet from centerline even though 55 feet was required to be dedicated. 2. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: The property is served by a private sewer system. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. If there are facilities that need to be adjusted and/or relocated contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. 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 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. 2 FILE NO.: Z -3619-C (Cont. F. G Fire Department: Place fire hydrants per code. Maintain a minimum access of 20 -feet wide. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. rks and Recreation: No comment received. ISSUES/TECHNICAL/DESIGN: Planning Division:_ This request is located in the Otter Creek Planning District. The Land Use Plan shows Mobile Home Park (MH) for this property. This category accommodates an area specifically developed to accommodate mobile homes. The applicant has applied for a rezoning from R-7 (Mobile Home Park) to PDC (Planned Development Commercial) to allow for the conversion of the existing structure Leasing Office to Hair Salon. Master Street Plan: Alexander Road is shown as a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve thorough traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Alexander Road. This street 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. Any additional parking must be landscaped in accordance with the Landscape Ordinance, Chapter 15 of the City of Little Rock Code of Ordinances. This will require additional review and approval from the Planning Department. 3. If the cost to rehabilitate the structure exceeds fifty (50) percent of the current replacement cost of the structure the existing vehicular use area shall be brought into compliance with the landscape ordinance and shall continue to full compliance on a graduated scale based upon the percentage of rehabilitation cost. SUBDIVISION COMMITTEE COMMENT: (October 4, 2012) The applicant was present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request in need of addressing. Staff questioned the days 3 FILE NO.: Z-3619-C Cont. and hours of operation, the number of chairs and operators and the proposed signage plan. Public Works comments were addressed. Staff stated additional right of way would be required to meet the Master Street Plan requirement. Staff stated a franchise agreement would be required to allow the parking to be located within the right of way. Landscaping comments were addressed. Staff stated if the renovation cost of the building exceeded the current replacement cost of the building then additional landscaping would be required within the parking areas. 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: The applicant submitted a revised cover letter to staff addressing the issues raised at the October 4, 2012, Subdivision Committee meeting. The applicant has addressed the days and hours of operation, the number of chairs and operators and the proposed signage plan. The applicant has also indicated additional right of way will be provided to the City to meet the Master Street Plan. The applicant has also indicated a franchise agreement will be sought to allow parking within the right of way. The request is a rezoning for a small portion of a larger area containing an existing mobile home to allow the former leasing office to be used as a beauty salon. The applicant has indicated the salon will contain three (3) chairs with one (1) operator in the initial start-up and expanding to a maximum of the three (3) chairs and operators. The days and hours of operation are from 10 am to 7 pm Monday through Saturday. A 12 -foot banner is proposed on the front of the building advertising the business. The sign area will not exceed percentage allowed within Commercial District per the Zoning Ordinance or a maximum of ten (10) percent of the front facade area. A ground sign is proposed within the front yard area not to exceed six (6) feet in height and twenty-four (24) square feet of sign area. Parking for a beauty salon is based on one (1) parking space per two hundred (200) gross square feet of floor area exclusive of storage areas. The building contains less than 400 square feet which would result in one (1) required parking space. The applicant has indicated a maximum of three (3) operators which would result in the need for a minimum of six (6) parking spaces. Although the paved areas (parking) will be located within the right of way it appears there is adequate paved area to provide the six (6) parking spaces. In addition the 4 FILE NO.: Z -3619-C (Cont. applicant has indicated a number of the clients will not drive to the site but walk from the nearby mobile home parks. To staff's knowledge there are no remaining outstanding technical issues in need of addressing related to the proposed reuse of this building as a beauty salon. The area contains a mixture of uses including two (2) large mobile home parks both accessed from Alexander Road and commercial uses fronting 1-30 and Stagecoach Road. Staff does not feel the use of the site as a beauty salon 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. PLANNING COMMISSION ACTION: (OCTOBER 25, 2012) 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. 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 7 ayes, 0 noes and 4 absent. 5 ITEM NO.: 4. Z NAME: Knollwood Mobile Home Park Short -form PD -C LOCATION: located at 1 Don Drive Planning Staff Comments: 1. Notification has been provided. 2. Provide the days and hours of operation for the proposed salon. 3. Provide the number of chairs/number of operators to use the building. 4. Will there be a manicurist, receptionist or any other person operating from the business? If so note the activities to take place. 5. Provide details of any proposed signage including ground and building signage. Provide the location of any ground signage including the total height and total sign area. Provide the fagade proposed for building signage and the size of the sign including total height and width. 6. Any site lighting must be low level and directional, directed downward and into the site. 7. Parking for a beauty salon is required at one space per two hundred (200) gross square feet of floor areas exclusive of storage areas. The building appears to contain 360 square feet of floor area resulting in one (1) required on-site parking spaces. Due to a previous right of way dedication it appears the paved area/parking is located within the public right of way. A franchise agreement is required to allow parking within the right of way. 8. Will there be a dumpster located on the site? If so provide the location of the proposed dumpster facility along with a note indicating the proposed screening of the dumpster. Variance/Waivers: None requested. Public Works Conditions: 1. Alexander Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. The final plat approved in 2012 shows the right of way to be 35 feet from centerline even though 55 feet was required to be dedicated. 2. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the right-of-way. Utilities and Fire Department/County Planning: Wastewater: The property is served by a private sewer system. Entergy: No comment received. Center -Point Energy: No comment received. Item # 4. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. If there are facilities that need to be adjusted and/or relocated contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. 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 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: Place fire hydrants per code. Maintain a minimum access of 20 -feet wide. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: 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 Otter Creek Planning District. The Land Use Plan shows Mobile Home Park (MH) for this property. This category accommodates an area specifically developed to accommodate mobile homes. The applicant has applied for a rezoning from R-7 (Mobile Home Park) to PDC (Planned Development Commercial) to allow for the conversion of the existing structure Leasing Office to Hair Salon. Master Street Plan: Alexander Road is shown as a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve thorough traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Alexander Road. This street 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. Any additional parking must be landscaped in accordance to Chapter 15 of the Landscape Ordinance, City of Little Rock. It will require additional review and approval from the Planning Department. Item # 4 3. If the cost to rehabilitate the structure exceeds fifty (50) percent of the current replacement cost of the structure the existing vehicular use area shall be brought into compliance with the landscape ordinance and shall continue to full compliance on a graduated scale based upon the percentage of rehabilitation cost. 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 10, 2012. Item # 4.