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HomeMy WebLinkAboutZ-4454-A Staff AnalysisMarch 11, 2004 FILE NO.: Z -4454-A NAME: Miller Short -form PCD Revocation Request LOCATION: 15122 Cantrell Road DEVELOPER: Charles Enoch Miller 14116 Taylor Loop Road Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.29 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 0 -•E FT. NEW STREET: 1 Cosmetology School and Single-family Residential R-2, Single-family Single-family residential VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,564 adopted by the Little Rock Board of Directors on September 18, 2001, rezoned the site from R-2, Single-family to POD (Planned Office Development), which would allow the applicant to utilize one of the existing structures as a cosmetology school. The applicant proposed to use the westernmost structure as the school, and continue to use the smaller eastern structure as a single-family residence. A. PROPOSAL/REQUEST: The applicant submitted a request dated January 13, 2004, requesting the current zoning be revoked and the previous R-2, Single-family zoning classification be restored. The applicant has indicated the proposed March 11, 2004 SUBDIVISION ITEM NO.: 37 (Cont. FILE NO.: Z -4454-A cosmetology school previously approved will not be developed on this site and has requested the existing POD zoning classification be revoked and the original R-2, Single-family zoning classification be restored. Currently both structures on the site are rented as single-family units. The previous approval for the cosmetology school did not list single-family as an allowable use. The applicant is requesting the zoning change to allow both structures to be marketed as single-family uses. B. EXISTING CONDITIONS: There are two (2) existing single-family residential structures on the site, with two (2) access points from Cantrell Road. There is an undeveloped R-2 zoned property to the north and west, with Rummell Road further west. There are single-family residences across Cantrell Road to the south. There are office uses (POD's) to the east along the north side of Cantrell Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Westchester/Heatherbrae and Secluded Hills Neighborhood Associations and all owners of property located within 200 -feet of the site were notified of the public hearing. D. STAFF RECOMMENDATION: Staff recommends approval of the request for the revocation of the current POD zoning classification and the restoration of the zoning classification to R-2, Single-family. PLANNING COMMISSION ACT! (MARCH 11, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating to their knowledge there are no outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the request for the revocation of the current POD zoning classification and the restoration of the zoning classification to R-2, Single-family. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. 2 March 11, 2004 ITEM NAME: Miller Short -form PCD Revocation Request LOCATION: 15122 Cantrell Road DEVELOPER: Charles Enoch Miller 14116 Taylor Loop Road Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.29 Acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE: FILE NO.: Z -4454-A NUMBER OF LOTS: 0 FT. NEW STREET: 1 -•1 Cosmetology School and Single-family Residential R-2, Single-family Single-family residential VARIAN C ESNVAIVE RS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,564 adopted by the Little Rock Board of Directors on September 18, 2001, rezoned the site from R-2, Single-family to POD (Planned Office Development), which would allow the applicant to utilize one of the existing structures as a cosmetology school. The applicant proposed to use the westernmost structure as the school, and continue to use the smaller eastern structure as a single-family residence. A. PROPOSAUREQUEST: The applicant submitted a request dated January 13, 2004, requesting the current zoning be revoked and the previous R-2, Single-family zoning classification be restored. The applicant has indicated the proposed March 11, 2004 SUBDIVISION ITEM NO.: 37 (Cont. FILE NO.: Z -4454-A cosmetology school previously approved will not be developed on this site and has requested the existing POD zoning classification be revoked and the original R-2, Single-family zoning classification be restored. Currently both structures on the site are rented as single-family units. The previous approval for the cosmetology school did not list single-family as an allowable use. The applicant is requesting the zoning change to allow both structures to be marketed as single-family uses. B. EXISTING CONDITIONS: There are two (2) existing single-family residential structures on the site, with two (2) access points from Cantrell Road. There is an undeveloped R-2 zoned property to the north and west, with Rummell Road further west. There are single-family residences across Cantrell Road to the south. There are office uses (POD's) to the east along the north side of Cantrell Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Westchester/Heatherbrae and Secluded Hills Neighborhood Associations and all owners of property located within 200 -feet of the site were notified of the public hearing. D. STAFF RECOMMENDATION: Staff recommends approval of the request for the revocation of the current POD zoning classification and the restoration of the zoning classification to R-2, Single-family. FA August 23, 2001 ITEM NO.: 5 NAME: Miller - Short -Form POD LOCATION: 15122 Cantrell Road DEVELOPER: FILE NO.: Z -4454-A Charles Enoch Miller White-Daters and Associates 14116 Taylor Loop 24 Rahling Circle Little Rock, AR 72223 Little Rock, AR 72223 AREA: 1.29 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single Family Residential PROPOSED USE: Cosmetology School and Single Family Residential VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property at 15122 Cantrell Road from R-2 to POD to utilize one (1) of the two (2) existing single family residential structures as a cosmetology school. The applicant proposes to use the westernmost structure as the school, and continue to use the smaller structure as a single family residence. The applicant proposes the cosmetology school to have a maximum of 25 students. The proposed hours of operation are as follows: 8:30 a.m. to 5:00 p.m., Wednesday - Saturday There are two (2) existing drives from Cantrell Road which serve this property. The westernmost drive will be used to August 23, 2001 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z -4454-A access a new proposed parking area for the school. The new parking area will contain nine (9) spaces. The easternmost access point, which leads to an existing gravel driveway, will continue to be used to access the single family dwelling. There is one (1) ground -mounted sign proposed along the east side of the westernmost drive. The applicant notes that the sign will conform to the Highway 10 Design Overlay District standards. The applicant has also noted that existing trees will be saved throughout the site where ever possible. Please see the attached site plan for existing building and drive locations, new parking lot and ground -mounted sign locations. B. EXISTING CONDITIONS: There are two (2) existing single family residential structures on the site, with two (2) access points from Cantrell Road. There is undeveloped R-2 zoned property to the north and west, with Rummell Road just further west. There are single family residences across Cantrell Road to the south. There are office uses (POD's) to the east along the north side of Cantrell Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received two (2) informational phone calls regarding this application. The Westchester/Heatherbrae and Secluded Hills Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1_ Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 2. All driveways shall be concrete aprons per City Ordinance. 3. Highway 10 is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2 August 23, 2001 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z -4454-A 4. Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP". 5. Appropriate handicap ramps will be required per current ADA standards. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 8. Provide drain area size and runoff co -efficient for watercourses entering the tract. 9. Contact AHTD for work within the State Highway right-of- way. 10. A Sketch Grading and Drainage Plan per Sec. 29-186 is required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for project. Entergy: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment. Water: Installation of a backflow prevention device on the domestic water supply will be required. Fire Department: Place fire hydrants per City code. Contact Dennis Free at 918-3752 for details. County Planning: No Comment. CATA: Project site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for POD for a school of cosmetology. The property is currently zoned R-2 Single Family. A land use plan amendment is not required. 3 August 23, 2001 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z -4454-A City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The plan recommends preservation of the Transition land use category along Highway 10. The plan also contained an action statement of preserving the Highway 10 Design Overlay District in support of the Sustainable Natural Environment Goal of conserving and improving the natural environment for future generations. Landscape Issues: Areas set aside for buffers and landscaping on the revised plan submitted after Subdivision Committee conform to ordinance standards. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, is required along the northern and western perimeters of the site. An irrigation system to water landscaped areas is required. Building Codes: A building permit is required for all construction remodeling improvements. Plumbing plans are needed and show an RPZ with drawings. Health department approval will be necessary. Public accessibility entry and restrooms will be necessary. Any new electrical will require plans for review. Contact Mark Whitaker at 371-4839 for details. G. SUBDIVISION COMMITTEE COMMENT: (AUGUST 2, 2001) Enoch Miller was present, representing the application. Staff briefly described the proposed POD rezoning. Staff noted that the site plan submitted needed to be redesigned to provide the appropriate landscape areas and parking stall sizes to conform with ordinance requirements. Mr. Miller noted that the site plan would be revised accordingly. Staff also noted that details for any ground - mounted signage needed to be shown on the site plan. 4 August 23, 2001 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z -4454-A The Public Works requirements were briefly discussed. It was noted that a sidewalk needed to be constructed along the Cantrell Road frontage. Bob Brown, of the Planning Staff, reviewed the landscape requirements with the applicant and the Committee. After the discussion, the Committee forwarded the POD to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on August 8, 2001. The revised plan addresses the issues as raised by staff and the Subdivision Committee. The revised plan shows the appropriate landscape buffers as required by the landscape ordinance and the Highway 10 DOD. The revised plan also provides the required parking stall size and maneuvering area for the proposed parking lot. The revised plan also shows a ground -mounted sign location on the east side of the westernmost drive. The applicant notes that the sign will conform to the Highway 10 DOD (monument type, with a maximum height of 6 feet and a maximum area of 72 square feet). The applicant is proposing a total of nine (9) paved parking spaces to serve the cosmetology school. The ordinance would typically require a minimum of nine (9) spaces to serve a trade school of this size. The applicant has noted that there will be no new lighting installed for the parking lot. The applicant has also noted that there will be no dumpster on the site. Otherwise, to staff's knowledge there are no outstanding issues associated with this application. Staff feels that the proposed use of the property is appropriate for this area of Transition along the north side of Cantrell Road, and should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the POD rezoning subject to the following conditions: 5 August 23, 2001 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z -4454-A 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. The ground -mounted sign must conform to the Highway 10 Design Overlay District requirements (monument type, with a maximum height of 6 feet and a maximum area of 72 square feet). 3. Any site lighting must be low-level and directed away from adjacent property. PLANNING COMMISSION ACTION: (AUGUST 23, 2001) u Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter present. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. C