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HomeMy WebLinkAboutZ-5223-C Staff AnalysisFILE NO.: Z -5223-C NAME: Stubblefield Short -form POD LOCATION: Located at 1400 Bishop Street DEVELOPER: Willene Stubblefield 1400 Bishop Street Little Rock, AR 72202 ENGINEER: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: .17 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 -•E FT. NEW STREET: 0 LF General and Professional Office uses Revised POD 2 -chair beauty salon, General and Professional Office and Residential VARIANCESM/AIVERS REQUESTED: None requested. BACKGROUND: On February 20, 1990, the Board of Directors adopted Ordinance No. 15,820 rezoning the property located at 1400 S. Bishop Street from R-3, Single-family to PCD. The approved PCD was to allow a barbershop, which would utilize approximately 800 square feet of the 1800 square foot building, with the entrance from West 14th Street. The remainder of the house was to be utilized for living quarters, with an entrance from Bishop Street. The site plan included eight parking spaces. Ordinance No. 18,046 adopted by the Little Rock Board of Directors on July 6, 1999, revoked the PCD zoning and established a Planned Office Development titled Carter Short -form POD. The approval allowed for the entire building to be utilized as office space. The applicant proposed to have a mortgage office within a portion of the FILE NO.: Z -5223-C building and future general/professional office in the remainder of the structure. No exterior modifications were proposed to the building or parking area. A. PROPOSAUREQUEST: The applicant is now proposing to revise the previously approved POD to allow approximately 800 square feet of the structure to be used as a two -chair beauty salon. The applicant has indicated the remainder of the structure would be her residence or in the future leased for general and professional office uses. The applicant has indicated the business will employ three total employees including the applicant. The applicant has stated services to be provided are typical hair care services. The applicant has indicated within the structure there will be a reception area, office, break area and supply area. The salon will have three wet stations, three shampoo bowls, four hair dryers, sterilizers and sanitizers. The applicant has indicated the business expects to serve approximately 25 persons per week and operate five days per week. The applicant has indicated the days and hours of operation will be from 9:00 am to 6:00 pm Tuesday through Saturday and occasionally after the indicated hours by appointment only. B. EXISTING CONDITIONS: The site currently contains an 1800 square foot structure with- a residential appearance and a parking area for seven vehicles in the rear of the building, which is accessed from an existing alleyway to the south. There is one parking space located on the east side of the building, accessed from Bishop Street. There is vacant C-3, General Commercial District zoned property located to the north across West 14th Street, with the Children's ' Hospital South Campus and the former Immanuel Baptist Church located further north. The Westside Junior High School residential lofts are located to the northwest. There are single-family residences across the alley to the west, across Bishop Street to the east and to the south. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents concerning the proposed request. Many have not indicated an objection to the placement of a beauty salon on the site. The Central High Neighborhood Association and the Downtown 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. K FILE NO.: Z -5223-C Cont. D. ENGINEERING COMMENTS: Public Works Conditions: 1. 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, not adversely affected. Entergy: No comment received. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. 3/4 -inch is the largest diameter meter available off the existing water main. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Contact CAW at 501-372-5161 and request that the account be changed to a commercial account if this change takes place. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located near CATA Route #11 — Martin Luther King, Jr. Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision to an existing planned development to use an existing structure as a hair salon. Since this is a revision to a planned development using an existing structure it should not have a significant impact on the land use plan, requiring an amendment. tl FILE NO.: Z -5223-C Cont. Master Street Plan: Bishop Street is shown as a Local Street on the Master Street Plan and Daisy Bates Drive is shown as a Collector. The primary function of a Local Street is to provide access to adjacent properties. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Both streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. CitV Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: No comment. G. SUBDIVISION_ COMMITTEE COMMENT: (September 8, 2005) The applicant was present representing the request. Staff presented an overview of the proposed request indicating there were outstanding issues associated with the proposed request that would need addressing prior to moving forward to the Commission. Staff requested the applicant provide the days and hours of operation. Staff stated the cover letter indicated five days per week and requested the applicant provide the days the salon would operate. Staff also indicated the structure contained 1,800 square feet and questioned if the applicant would utilize the entire space or if a portion of the site would be leased in the future for office space. Public Works comments were noted. Staff stated any broken curb or gutter would require replacement prior to occupancy. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and 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 September 8, 2005, Subdivision Committee meeting. The applicant has indicated the days and hours of operation from 9:00 am to 6:00 pm Tuesday through Saturday. The applicant has also indicated approximately 800 square feet of the structure will be utilized as the beauty salon and the remainder of the structure will be utilized as her home. The applicant has requested as an allowable future use of the structure, a portion or all of the structure be utilized as general and professional office uses. 4 FILE NO.: Z -5223-C Cont.) The applicant is now proposing to revise the previously approved POD to allow approximately 800 square feet of the structure to be used as a two -chair beauty salon. The site contains seven parking spaces. The typical parking required for the development based on an 800 square foot beauty salon and a 1,000 square foot office use would be five parking spaces. The indicated parking is adequate to meet the typical minimum parking demand. The applicant has indicated the business will employ three total employees including the applicant. The applicant has stated services to be provided are typical hair care services. The applicant has indicated within the structure there will be a reception area, office, break area and supply area. The salon will have three wet stations, three shampoo bowls, four hair dryers, sterilizers and sanitizers. The applicant has indicated the business expects to serve approximately 25 persons per week and operate five days per week. As previously stated, the applicant has indicated the days and hours of operation will be from 9:00 am to 6:00 pm Tuesday through Saturday and occasionally after the indicated hours by appointment only. Staff is supportive of the indicated days and hours of operation. Staff is supportive of the applicant's request. The applicant is proposing to revise a previously approved POD to allow the placement of a beauty salon on the site. Staff feels the POD zoning classification is more appropriate for the site than a PCD zoning classification. A beauty salon is an allowable use under the 0-3, General Office District zoning classification as a Conditional Use Permit. Since the majority of the structure will be utilized as a residential or office use with the salon a secondary use to the site, staff feels this zoning classification is the best fit. To staff's knowledge, there are no outstanding issues associated with the proposed request. Staff does not feel the redevelopment of the site as a beauty salon will have an adverse impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the agenda staff report. 5 FILE NO_: Z -5223-C Cont. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. D September 29, 2005 ITEM NO.: 8 NAME: Stubblefield Short -form POD LOCATION: Located at 1400 Bishop Street DEVELOPER: Willene Stubblefield 1400 Bishop Street Little Rock, AR 72202 ENGINEER: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: .17 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 '•t FILE NO.: Z -5223-C FT. NEW STREET: 0 LF General and Professional Office uses Revised POD 2 -chair beauty salon, General and Professional Office and Residential VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: On February 20, 1990, the Board of Directors adopted Ordinance No. 15,820 rezoning the property located at 1400 S. Bishop Street from R-3, Single-family to PCD. The approved PCD was to allow a barbershop, which would utilize approximately 800 square feet of the 1800 square foot building, with the entrance from West 14th Street. The remainder of the house was to be utilized for living quarters, with an entrance from Bishop Street. The site plan included eight parking spaces. Ordinance No. 18,046 adopted by the Little Rock Board of Directors on July 6, 1999, revoked the PCD zoning and established a Planned Office Development titled Carter Short -form POD. The approval allowed for the entire building to be utilized as office September 29, 2005 SUBDIVISION ITEM NO_: 8 Cont. FILE NO.: Z -5223-C space. The applicant proposed to have a mortgage office within a portion of the building and future genera Uprofessional office in the remainder of the structure. No exterior modifications were proposed to the building or parking area. A. PROPOSAUREQUEST: The applicant is now proposing to revise the previously approved POD to allow approximately 800 square feet of the structure to be used as a two -chair beauty salon. The applicant has indicated the remainder of the structure would be her residence or in the future leased for general and professional office uses. The applicant has indicated the business will employ three total employees including the applicant. The applicant has stated services to be provided are typical hair care services. The applicant has indicated within the structure there will be a reception area, office, break area and supply area. The salon will have three wet stations, three shampoo bowls, four hair dryers, sterilizers and sanitizers. The applicant has indicated the business expects to serve approximately 25 persons per week and operate five days per week. The applicant has indicated the days and hours of operation will be from 9:00 am to 6:00 pm Tuesday through Saturday and occasionally after the indicated hours by appointment only. B. EXISTING CONDITIONS: The site currently contains an 1800 square foot structure with a residential appearance and a parking area for seven vehicles in the rear of the building, which is accessed from an existing alleyway to the south. There is one parking space located on the east side of the building, accessed from Bishop Street. There is vacant C-3, General Commercial District zoned property located to the north across West 14th Street, with the Children's Hospital South Campus and the former Immanuel Baptist Church located further north. The Westside Junior High School residential lofts are located to the northwest. There are single-family residences across the alley to the west, across Bishop Street to the east and to the south. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents concerning the proposed request. Many have not indicated an objection to the placement of a beauty salon on the site. The Central High Neighborhood Association and the Downtown 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. September 29, 2005 SUBDIVISION ITEM NO.: 8(Cont.)FILE NO.: Z -5223-C D. ENGINEERING COMMENTS: Public Works Conditions: 1. 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, not adversely affected. Entergy: No comment received. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water, meter(s) are required. 3/4 -inch is the largest diameter meter available off the existing water main. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377- 1226 if you would like to discuss backflow prevention requirements for this project. Contact CAW at 501-372-5161 and request that the account be changed to a commercial account if this change takes place. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located near CATA Route #11 — Martin Luther King, Jr. Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision to an existing planned development to use an existing structure as a hair salon. Since this is a revision to a planned development using 3 September 29, 2005 SUBDIVISION ITEM NO.: 8(Cont.)FILE NO.: Z 5228-C an existing structure it should not have a significant impact on the land use plan, requiring an amendment. Master Street Plan: Bishop Street is shown as a Local Street on the Master Street Plan and Daisy Bates Drive is shown as a Collector. The primary function of a Local Street is to provide access to adjacent properties. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Both streets may require dedication of right-of-way and may require street improvements. Bicycle Pian: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of tittle Rock recognized neighborhood action plan. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 8, 2005) The applicant was present representing the request. Staff presented an overview of the proposed request indicating there were outstanding issues associated with the proposed request that would need addressing prior to moving forward to the Commission. Staff requested the applicant provide the days and hours of operation. Staff stated the cover letter indicated five days per week and requested the applicant provide the days the salon would operate. Staff also indicated the structure contained 1,800 square feet and questioned if the applicant would utilize the entire space or if a portion of the site would be leased in the future for office space. Public Works comments were noted. Staff stated any broken curb or gutter would require replacement prior to occupancy. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and 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 September 8, 2005, Subdivision Committee meeting. The applicant has indicated the days and hours of operation from 9:00 am to 6:00 pm Tuesday through Saturday. The applicant has also indicated approximately 800 square 4 September 29, 2005 SUBDIVISION TEM NO.: 8 (Cont.) FILE NO.: Z -5223-C feet of the structure will be utilized as the beauty salon and the remainder of the structure will be utilized as her home. The applicant has requested as an allowable future use of the structure, a portion or all of the structure be utilized as general and professional office uses. The applicant is now proposing to revise the previously approved POD to allow approximately 800 square feet of the structure to be used as a two -chair beauty salon. The site contains seven parking spaces. The typical parking required for the development based on an 800 square foot beauty salon and a 1,000 square foot office use would be five parking spaces. The indicated parking is adequate to meet the typical minimum parking demand. The applicant has indicated the business will employ three total employees including the applicant. The applicant has stated services to be provided are typical hair care services. The applicant has indicated within the structure there will be a reception area, office, break area and supply area. The salon will have three wet stations, three shampoo bowls, four hair dryers, sterilizers and sanitizers. The applicant has indicated the business expects to serve approximately 25 persons per week and operate five days per week. As previously stated, the applicant has indicated the days and hours of operation will be from 9:00 am to 6:00 pm Tuesday through Saturday and occasionally after the indicated hours by appointment only. Staff is supportive of the indicated days and hours of operation. Staff is supportive of the applicant's request. The applicant is proposing to revise a previously approved POD to allow the placement of a beauty salon on the site. Staff feels the POD zoning classification is more appropriate for the site than a PCD zoning classification. A beauty salon is an allowable use under the 0-3, General Office District zoning classification as a Conditional Use Permit. Since the majority of the structure will be utilized as a residential or office use with the salon a secondary use to the site, staff feels this zoning classification is the best fit. To staff's knowledge, there are no outstanding issues associated with the proposed request. Staff does not feel the redevelopment of the site as a beauty salon will have an adverse impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above agenda staff report. 5 September 29, 2005 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z -5223-C PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 0 ITEM NO.: 8. FILE NO.: Z NAME: Stubblefield Short -form PCD LOCATION: located at 1400 Bishop Street. Planning Staff Comments: 1. Provide the days and hours of operation. The cover letter indicates the facility will employ a maximum of three persons and operate 5 days per week. 2. The site plan includes seven existing parking spaces and the structure contains 1,800 square feet. The typical minimum parking required for a personal service establishment would be one space per 250 square feet of gross building area. The development as proposed would typically require the placement of nine on-site parking spaces. 3. What are the plans for the site? The building appears quiet large for a three person shop. Provide the total square footage of salon space to be used. Would there potentially be plans to lease a portion of the building for an office use? Varian ceAVaivers: None requested. Public Works Conditions: 1. 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, not adversely affected. Enter : No comment received. Center -Point Enemy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. 3/4 -inch is the largest diameter meter available off the existing water main. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW s Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Contact CAW at 501-372-5161 and request that the account be changed to a commercial account if this change takes place. Fire Department: Approved as submitted. CounptPlanning.: No comment. CATA: No comment received. Plannin Division: This request is located in the Central City Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision to an existing planned development from POD to PCD to use an existing structure as a hair salon. Since this is a revision to a planned development using an existing structure it should not have a significant impact on the land use plan, requiring an amendment. Master Street Plan: Bishop Street is shown as a Local Street on the Master Street Plan and Daisy Bates Drive is shown as a Collector. The primary function of a Local Street is to provide access to adjacent properties. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Both streets may require dedication of right-of-way and may require street improvements. Big , -Ie 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 property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: No comment. Revised platlplan Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, September 14, 2005.