HomeMy WebLinkAboutZ-5570-C Staff AnalysisITEM NO.: 6, Z -5570-C
NAME: Lush Lemon Therapy Retreat Short -form POD
LOCATION: located at 12418 Cantrell Road
Planning Staff Comments:
1. Provide notification of the property owners located within 200 -feet of the development
including the certified abstract list, notice form with affidavit executed and proof of mailing.
The notice must be mailed no later than September 7, 2016. The Office of Planning and
Development must receive the proof of notice no later than September 16, 2016.
2. Provide a dimensioned site plan including the parking layout. The site as currently
developed does not comply with the previously approved site plan. The drive extending to
the rear of the structure should be 20 -feet in width. The plan presented indicates a much
less driveway width. Also the parking stalls in the rear do not have an adequate depth to
provide proper maneuvering.
3. Provide the number of therapist to be located at the site. Provide the number of clients to
be served at the same time if multiple therapist.
4. Provide the days and hours of operation for the business.
5. Provide the proposed signage plan including building and ground signage. The plan
should include the location total height and total sign area for ground signage. The
location and square footage of any building signage.
6. Provide details of any proposed fencing, walls the purpose of these elements. Provide
the construction materials, total height and location.
7. All site lighting is to be low level and directional, directed downward and into the site.
8. Will there be a dumpster located on the site? If so provide the dumpster service hours.
Staff recommends the hours be limited to 7 am to 6 pm Monday through Friday
Variance/Waivers:
Public Works Conditions:
1. Cantrell 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.
2. Sidewalks with appropriate handicap ramps are required to be installed adjacent to
Cantrell Road in accordance with Section 31-175 of the Little Rock Code of Ordinances
and the Master Street Plan. The 1995 approval of the PD -O for this property required
sidewalk to be constructed.
Utilities and Fire Department/County Planning:
Little Rock Wastewater: Sewer available to the site.
Entergy: Entergy does not object to this proposal. Service is already being provided to this
structure. Contact Entergy in advance to discuss adjustments to existing facilities (if any) as
this project proceeds.
Center Dint Ener No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water service
must be met.
2. 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 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 ten days of installation and annually thereafter. Contact the
Cross Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
Fire Der)artment:
1. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water
(Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony
Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of
Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received
Countv Plannina: No comment.
Rock Region Metro: Location is currently served by METRO on Route 25 Pinnacle
Mountain. We have no objection to planned use. Provide pedestrian access from the transit
route in your final site design plans.
Building Code: Project is subject to full commercial plan review and approval prior to
issuance of a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner: Curtis Richey at 501.371.4724;
criche Iittlerock. or or Mark Alderfer at 501.371.4875; malderfer littlerock.or .
Planning Division. This request is located in River Mountain Planning District. The Land Use
Plan shows Office (0) for this property. The office category represents services provided
directly to consumers (e.g., legal, financial, medical) as well as general offices which support
more basic economic activities. The applicant has applied for a revision of POD (Planned
Office District) to add a health studio spa as an allowable use to the existing 0-1 office uses.
The review area is within the Highway 10 Design Overlay District.
Master Street Plan: To the south of the property is Cantrell Road and it is a Principal Arterial
on the Master Street Plan. A Principal Arterial is to serve through 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 Cantrell 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 is a Class I Bike Path shown along Highway 10. A Bike Path is to be a
paved path physically separate for the use of bicycles.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance requirements
and the Highway 10 Design Overlay District.
2. Provide paving and parking areas as per previous approved plan.
3. Any dead, diseased, missing landscaping must be replaced.
4. Any exiting landscape or irrigation disturbed by construction shall be repaired or
replaced before completion and final acceptance of the project.
5. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be
given when preserving trees of six (6) inch caliper or larger.
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, September 7, 2016.
FILE NO.: Z -5570-C
NAME: Lush Lemon Therapy Retreat Short -form PD -O
LOCATION: Located at 12418 Cantrell Road
DEVELOPER:
Joseph Eick
25 Courtside Place
Little Rock, AR 72210
SURVEYOR:
Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 1.41 acres
NUMBER OF LOTS: 1 FT, NEW STREET: 0 LF
WARD: 4 PLANNING DISTRICT: 1- River Mountain CENSUS TRACT: 42.05
CURRENT ZONING: PD -0
ALLOWED USES: 0-1, Quiet Office District uses
PROPOSED ZONING: Revised PD -O
PROPOSED USE: Add health studio and spa as an allowable use
VARIANCENVAIVERS: None requested.
BACKGROUND:
Ordinance No. 16,905 adopted by the Little Rock Board of Directors on June 20, 1995,
approved a rezoning of the property from R-2, Single-family to PD -O, Planned
Development Office. The applicant proposed to remodel an existing single -story
residence, located on a 1.4 -acre tract and use the building for uses permitted by right in
the 0-1, Quiet Office zoning district. The existing structure included a 2 -car carport, the
west wall of which was located on the west property line of the tract. The driveway
extended from Cantrell Road to the carport. Head -in parking was proposed to be added
in front of the structure and off the driveway, with four (4) additional spaces proposed to
FILE NO.: Z -5570-C (Cont.
be provided within the front yard area and an additional four (4) spaces added behind the
building. The required 40 -foot landscape buffer along Cantrell Road was to be provided,
as was the required landscape buffer at the east, rear and west property lines, except in
the area where the structure extended to the property line.
On October 28, 2002, the Little Rock Board of Adjustment approved a variance request
to allow the placement of ground sign along Cantrell Road located with a zero setback
from the property line. The sign approved was six (6) feet in height and 32 square feet in
area.
A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT:
The applicant is now proposing a revision to the previously approved PD -O zoning
to allow the addition of a health studio and spa in addition to the existing 0-1, Quiet
Office District uses, as an allowable use for the property. Lush Lemon Therapy
Retreat, LLC is proposing to lease the space from the current property owner and
locate their business at this site. Lush Lemon Therapy Retreat will be an
establishment that focuses on health and wellness through quality body work and
foot soak therapy. In addition there will also be some retail associated with the
products used in the therapy seasons.
B. EXISTING CONDITIONS:
The property contains an office building located within a former single-family
residence. The property to the east is an office building (located on 0-3, General
Office Zoning District) and the property to the immediate west is a vacant R-2,
Single-family zoned property. To the west of the vacant property is a medical office
and a training (sports and personal) and therapy facility. South of the site is an
office development, a church and a mechanical contractor's office. The Walton
Heights Subdivision is located to the north of this site.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 -feet of the site, the Piedmont Property
Owners Association and the Walton Heights-Candlewood Property Owners
Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
Cantrell 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.
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FILE NO.: Z -5570-C
2. Sidewalks with appropriate handicap ramps are required to be installed
adjacent to Cantrell Road in accordance with Section 31-175 of the Little Rock
Code of Ordinances and the Master Street Plan. The 1995 approval of the
PD -0 for this property required sidewalk to be constructed.
E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING:
Little Rock Wastewater: Sewer available to the site.
Enter : Entergy does not object to this proposal. Service is already being
provided to this structure. Contact Entergy in advance to discuss adjustments to
existing facilities (if any) as this project proceeds.
Centerooint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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 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 ten days of installation and annually thereafter. Contact the Cross
Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
Fire Department:
Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas
Fire Prevention Code. Section C101 — C105, in conjunction with Central
Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is currently served by METRO on Route 25
Pinnacle Mountain. We have no objection to planned use. Provide pedestrian
access from the transit route in your final site design plans.
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FILE NO.: Z -5570-C Cont.
F. ISSUES/TECHNICAL/DES I G N:
Buildin Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements and the
review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey(a).1ittlerock.org or
Mark Alderfer at 501.371.4875; malderfer Iittlerock. or .
Planning Division: This request is located in River Mountain Planning District. The
Land Use Plan shows Office (0) for this property. The office category represents
services provided directly to consumers (e.g., legal, financial, medical) as well as
general offices which support more basic economic activities. The applicant has
applied for a revision of PD -0 (Planned Office District) to add a health studio spa
as an allowable use to the existing 0-1 office uses. The review area is within the
Highway 10 Design Overlay District.
Master Street Plan: To the south of the property is Cantrell Road and it is a
Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through
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 Cantrell 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 is a Class I Bike Path shown along Highway 10. A Bike Path
is to be a paved path physically separate for the use of bicycles.
Landscape:
Site plan must comply with the City's landscape and buffer ordinance
requirements and the Highway 10 Design Overlay District.
2. Provide paving and parking areas as per previous approved plan.
3. Any dead, diseased, missing landscaping must be replaced.
4. Any existing landscape or irrigation disturbed by construction shall be repaired
or replaced before completion and final acceptance of the project.
5. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. SUBDIVISION COMMITTEE COMMENT: (August 31, 2016)
The applicant was present. Staff presented an overview of the item stating there
were additional items necessary to complete the review process. Staff stated the
site had developed with additional parking in the rear of the building but the
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Z -5570-C (Co
development was not constructed in accordance with the approved site plan. Staff
stated the drive lane and parking was to be completed in accordance with the
approved site plan. Staff also stated the parking spaces located in front of the
building were to be striped in accordance with typical ordinance standards. Staff
questioned the days and hours of operation, the number of therapist and the
proposed signage plan.
Public Works comments were addressed. Staff stated a right of way dedication to
55 -feet from centerline was required along Cantrell Road. Staff stated sidewalks
with appropriate handicap ramps were required to be installed along the street
frontage.
Landscaping comments were addressed. Staff stated any dead, diseased or
missing landscaping was to be replaced. Staff noted the previous comment
concerning the parking layout.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
ANALYSIS:
The applicant submitted a revised cover letter to staff addressing most of the
technical issues associated with the request as raised at the August 31, 2016,
Subdivision Committee meeting. The applicant has provided the days and hours
of operation, the number of therapists and indicated there will be no change to the
proposed signage plan. The existing sign will be refaced to advertise the
business.
The request is to revise the previously approved PD -0 zoning to add a health
studio and spa as an allowable use for the site. The current approval allows 0-1,
Quiet Office District uses, as an allowable use for the property. The applicant is
proposing to lease the space from the current property owner and perform
cosmetic upgrades to the interior and exterior of the building.
The applicant has indicated the business will focuses on health and wellness
through body work, massage therapy, and foot soak therapy. Associated with the
therapies some retail items associated with the products used in the therapy
seasons will be provided.
The site contains a building with 2,200 square feet. Parking for the use is typically
based on one (1) parking space per 200 gross square feet of floor area. Based on
this calculation eleven (11) parking spaces would typically be required to serve the
site. The plan includes eight (8) parking spaces. The applicant has indicated
customers are scheduled by appointment only. There are few employees of the
business. The front four (4) parking spaces will be used as customer parking and
all staff parking will be located in the rear of the building.
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FILE NO.: Z -5570-C (Cont.
The hours of operation are primarily by appointment only. The appointments range
from 7:00 am to 8:00 pm. The days are primarily Monday through Friday.
It is anticipated there will be four (4) therapist with the potential of adding an
additional employees in the future.
The applicant has indicated there will not be a dumpster located on the site. All
trash generated from the site can be removed from the site with the placement of
typical residential refuse cans.
When the site was redeveloped the former owner did not follow the approved site
plan. The owner also did not install the sidewalk along Cantrell Road as was
required with the original approval. The drive along the eastern boundary was
not constructed to a 20 -foot width and the parking stalls within the rear yard area
were not properly installed (paved area and depth of the parking stalls) or
striped. Staff recommends based on the number of therapist the parking be
provided as previously required. The proposed use of the building
would typically require the placement of eleven (11) parking spaces. With
four (4) therapist, four (4) clients and office personnel the parking as currently exist
does not appear to be adequate to serve the use.
Staff is supportive of the applicant's request. The applicant is seeking approval to
add a health studio and spa as an allowable use of the site. The site was previous
used as an office use and the applicant has indicated only minor cosmetic repairs
and changes will be made to the site. Staff feels the addition of the use as
proposed by the applicant is appropriate provided proper parking is developed on
the site.
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.
Staff recommends the driveway along the eastern portion of the site be widened
and the parking located behind the building be constructed to meet the previously
approved site plan.
Staff recommends the sidewalk along Cantrell Road be completed with the
approval of this revision to the PD -0 zoning.
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2016)
The applicant was present. There were no registered objectors present. Staff presented
the item stating based on conversations with the applicant they were recommending
deferral of this item to the November 3, 2016, public hearing. There was no further
FILE NO.: Z -5570-C (Cont.
discussion. The item was placed on the consent agenda and approved as recommended
by staff by a vote of 10 ayes, 0 noes, 0 absent and 1 open position.
STAFF UPDATE:
Staff has reviewed their previous recommendation and has determined the site as
currently developed will adequately provide the required parking to serve the use. There
are four (4) parking spaces located in the front of the building. There are an additional
seven (7) spaces located behind the building that are currently paved. There are four
(4) spaces which are currently graveled with compacted gravel in the rear which can
provide overflow and employee parking. The use of the site for a therapy business would
typically require a total of eleven (11) parking spaces. With the current paved areas and
the graveled area to serve as any overflow parking staff feels the parking will be adequate
to serve the use.
Staff previously indicated the drive to the rear of the building should be increased to a
minimum width of 20 -feet. Based on the existing conditions of the site and the dense
landscaping along the eastern perimeter of the site, which screens the view of the parking
from Cantrell Road, staff feels the drive should remain as currently constructed. The
business is not a high volume traffic generating business. Clients are seen by
appointment. The rear parking will be used primarily by the business employees. Based
on the use of the rear parking areas the existing 12 -foot drive should adequately serve
the rear parking area.
Staff does however continue to recommend the sidewalk along Cantrell Road be
extended to the eastern side of this sites driveway. There is a sidewalk located along
Cantrell Road to the east of this site. There is also a sidewalk located to the west of this
site, one property removed. With the continuation of the sidewalk to the west additional
safe pedestrian access can be provided to the area.
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: (NOVEMBER 3, 2016)
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. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 8 ayes, 0 noes, 2 absent and 1 open
position.
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