Loading...
HomeMy WebLinkAboutZ-5882 Staff Analysis1. Meeting Date: November 15, 1994 2. Case No.: Z-5882 3. Request: Establish SAUGEY 16715 CANTRELL ROAD -- SHORT-FORM POD 4. Location: On the south side of Highway 10, approximately 0.2 mile west of the west Taylor Loop Rd. intersection, outside the City Limits 5. Owner A licant: Vickie Saugey 6. Existing Status: The site currently has the applicant's home located on it. The existing zoning is R-2. 7. Proposed Use: Convert the rear -entry garage into a beauty shop for a maximum of 3 operators, one of which is the applicant, and continue to use the residence as the applicant's home. 8. 9taff Recommendation: Approval 9. Planning ommis i n Recomm nd ti n: Approval 10. conditions or Iss es Remainincr to be Resolved: None 11. Right -cif -way Issues: None 12. Recommendation Forwarded with: A vote of 8 -ayes, 1 -nay, 2 absent, and 0 abstentions 13. Obiectors: None 14. Neighborhood Contact P rson O her : None 15. Neighborhood Plan: River Mountain (1) FILE NO.: Z-5882 NAME: SAUGEY 16715 CANTRELL ROAD -- SHORT -FORM PLANNED OFFICE DEVELOPMENT DISTRICT LOCATION: On the south side of Highway 10, approximately 0.2 mile west of the west Taylor Loop Rd. intersection, outside the City Limits. DEVELOPER: VICKIE SAUGEY 16715 Cantrell Rd. Little Rock, AR 72212 868-5199 AREA: 0.43 ACRES h=ER QF LOT 5: 1 FT. NEW STREET: 0 ZONING: R-2 PROPOSED USES: Residential and Beauty Shop PLANNING DISTRICT: 1 CENSUS TRACT: 42.06 VARIANCES RE ESTER: None STATEMENT OF PRQPOSAL: The applicant proposes to enclose the garage area of her existing home, covert that area to a beauty shop operation, and to continue living in the remainder of the structure. The existing garage entrance is at the rear of the home, and access to the new beauty shop will be from that area. Parking for 7 vehicles will be added off the existing rear -entry driveway. No changes to the front of the residential structure are proposed. The applicant proposes to provide space for 3 beauty operators. A single monument sign is requested, and will be located approximately 60 feet off Cantrell Rd., 5 feet west of the existing driveway. A land use buffer consisting of dense plantings will be provided at the border of the new parking area to shield that use from abutting properties to the east and south. A. PROPOSAL RE GEST: Review by the Planning Commission and approval by the Board of Directors is requested for a POD in order for the applicant to have both a residential use and her proposed beauty shop use in her existing home. It is proposed that the existing garage be converted to the beauty shop facility, and, since the garage is a rear -entry garage, there will be no change to the front/Cantrell Rd. facing facade of the home. Entrance to the proposed beauty shop will be from the rear -entry driveway, and 7 parking spaces are proposed to be added along this driveway at the rear of the house. A land use buffer consisting of dense evergreen FILE NO.: z-5882 Continued shrubbery is to be planted at the perimeter of the parking area, buffering this use from the abutting residential uses to the east and south. A monument sign is requested to be placed in the front yard of the home, and is proposed to be located approximately 60 feet off Cantrell Rd., and 5 feet west of the existing driveway. Provision for no additional outside lighting is requested. B. EXISTING CONDITIONS: The property is the applicant's home site. There is a 1 - story, brick residence located on the property, approximately 70 feet south of the existing Cantrell Rd. curb line. A rear -entry driveway runs along the east property line and turns westward behind the home to the rear -entry garage. The site is outside the City Limits and is zoned R-2. There is exclusively R-2 zoning to the north, east, and south. Immediately to the west is another POD which is an accounting firm's office. C. ENGINEERING/UTILITY COMMENT Public Works indicated that there were no comments to be made concerning this item. Little Rock Water Works had no objection to the proposed POD. Little Rock Wastewater Utility reports that a sewer main extension, with easements, will be required in order for the property to be provided with public sewer service. Arkansas Power and Light Co. will require dedication of an easement along the Cantrell Rd. frontage of the site. Arkansas Louisiana Gas Co. approved -the submittal without -- comment. Southwestern Bell Telephone Co. approved the submittal without comment. The Little Rock Fire Department approved the submittal without comment. = Landscape review indicated that a 6 foot high "good neighbor" fence, or dense evergreen shrubbery will have to be installed to buffer the commercial use from the -abutting residential uses. FILE NQ.: Z-5882 Continued IDIP E. F. ISS ES LEGAL TECHNICAL DESIGN: The Planning staff comment that the request is in the Chenal District, and that the adopted Land Use Plan calls for the area to be a transition zone. The proposed use is in conformance with the adopted plan. There are no issues to be resolved. ANALYSIS• The proposed use is in conformance with the Land Use Plan, and there are no issues to be resolved. STAFF RECOMMENDATIONS: Staff recommends approval of the POD. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 29, 1994) Ms. Vickie Saugey, the applicant, was present. Staff outlined the request and reviewed with the Subdivision Committee the site plan. The Committee members reviewed the discussion outline with Ms. Saugey, and she indicated that she would provide the additidnal information noted by staff as deficient. She presented a more detailed site plan, and the Committee discussed the proposed layout and provisions for land use buffering around the proposed additional parking area. It was noted that the site -is outside the City Limits, and that no building permit will be required to -accomplish the improvements. The Committee forwarded the item to the full Commission for the public hearing. PLANNING C MMIS ION A TIO : (OCTOBER 18, 1994) Staff reported that there had been a question raised by Mr. David Jones regarding the appropriateness of placing the beauty shop use in a POD. Mr. David Jones, addressing the Commission, explained that, although he was not in opposition to the request. ---he questioned staff's recommendation of approval of a beauty shop use in a POD district. Staff, citing the provisions of the Zoning Ordinance,�noted that: Section 36-452 states that the purpose and intent of the POD district is: "to accommodate... mixed use developments combining residential, commercial, and office uses..." (and that) "limited 3 FILE NO.: z-5882 Continued commercial/retail uses may be allowed if deemed appropriate and is consistent with and complementary to office development"; and, Section 36-278 allows beauty shops as conditional uses in the 0-1 district and accessory uses in the 0-2 and 0-3 districts. The POD district, as described in the ordinance, allows residential uses and professional and general offices uses, and the beauty shop use is among the listed uses in the various office districts. Staff maintained that the POD district, for a mixed use of residential and beauty shop, was appropriate. Staff continued that the Land Use Plan designates the area as "transition", so that, both a POD and the proposed use mixture are in keeping with the requirements of the Land Use Plan. Staff recommended approval of the POD, and indicated that there were no outstanding issues to be resolved. Ms. Ruth Presley, representing the applicant, explained that the proposed development was for a beauty shop in the applicant's home; that the residential portion of the activity is on the east side of the property, abutting the residentially zoned tract, with the beauty shop portion of the activity being on the west side abutting the business zoned property. She said that the application was for a maximum of 3 beauty operators, because that was the number which the cosmetology board allows for the size of the area being used by the applicant, but that the applicant will operate the beauty shop herself, and may employ another operator on a part-time basis. Commissioner Willis asked for clarification on any intentions for expansion of the beauty shop use. Ms. Presley said that expansion would not be possible without adding area to the beauty shop, and that she realized that such --an addition would require an amendment to the POD. Commissioner Oleson asked for clarification on the number of beauty operators who would be permitted in the POD, and noted that the request was for 3 operators, yet at the Subdivision Committee meeting, the applicant had:mentioned that she would be the sole full-time operator with possibly a part-time operator. Ms. Presley responded that the request would remain for approval of 3 operators . _ A motion was made and seconded to recommend approval of the POD request, and the motion passed with the vote of 8 ayes, 1 nays, 2 absent, and 0 abstentions. 4 October 18, 1994 ITEM NO.: 6 --- FILE NO,; Z-5882 NAME: SAIIGEY 16715 CANTRELL ROAD -- SHORT -FORM PLANNED OFFICE DEVELOPMENT DISTRICT LOCATION: On the south side of Highway 10, approximately 0.2 mile west of the west Taylor Loop Rd. intersection, outside the -City -Limits. DEVELOPER: VICRIE SAIIGEY 16715 Cantrell Rd. Little Rock, AR 72212 868-5199 AREA: 0.43 ACRES N1MBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 PRQPOSED ]]SES: Residential and Beauty Shop PLLANNxN.G__, Di STR ICT : 1 CENSUS TRACT: 42.06 VARIANCES RE E TED: None STATEMENT OF PROPOSAL: The applicant -proposes to enclose -the garage area of her existing home, covert that area to a beauty shop operation, and to continue living in the remainder.of the structure.- The existing garage entrance is at the rear of the home, and access to the new beauty shop will be from that area. Parking for 7 vehicles will be added off the existing rear -entry driveway. No changes to the front of the residential structure are proposed. The applicant proposes to provide space for 3 beauty operators. A single monument -sign is requested, and will be located approximately 60 feet off Cantrell Rd., 5 feet west of the existing driveway. A land use buffer consisting of dense plantings will be provided at the border of the new parking area to shield that use from abutting properties to the east and south. A. PROPOSAI,/REQUEST: Review by the Planning Commission and approval by the Board of Directors is requested for a POD in order for the applicant. to -have ..botbr-a- -residential -use -and-her proposed beauty shop use in her existing home. It is proposed that the existing garage be converted to the beauty shop facility, and, since the garage is a rear -entry garage, there will be no change to the front/Cantrell Rd. facing facade of the home. Entrance to the proposed beauty shop will be from the rear -entry driveway, and 7 parking spaces October 18, 1994 SUBDIVISIO M� are proposed to be added along this driveway at the rear of the house. A land use buffer consisting of dense evergreen shrubbery is to be planted at the perimeter of the parking area, buffering this use from the abutting residential uses to the east and south. A monument sign is requested to be placed in'the front yard of the home, and is proposed to be located approximately 60 feet off Cantrell Rd., and 5 feet west of the existing driveway. Provision for no additional outside lighting is requested. B. EXIBTING CONDITIONS: The -property is the applicant's home site. There is a 1 - story, brick residence located on the property, approximately 70 feet south of the existing Cantrell Rd. curb line. A rear -entry driveway runs along the east property line and turns westward behind the home to the rear -entry garage. The site is outside the City Limits and is zoned R-2. There is exclusively R-2 zoning to the north, east, and south. Immediately to the west is another POD which is an accounting firm's office. C. E GINEERI TILT Y OMME T : Public Works indicated that there were no comments to be made concerning this item. Little Rock Water Works had no objection to the proposed POD. Little Rock Wastewater Utility reports that a sewer main extension, with easements, will be required in order for the property to be provided with public sewer service. Arkansas Power and Light Co. will require dedication of an easement along the Cantrell Rd. frontage of the site. ...Arkansas Louisiana Gas Co. approved the -submittal without comment. Southwestern Bell Telephone Co. approved the submittal without comment. The Little Rock Fire Department approved the submittal without ..comment .. - .... Landscape review indicated that a 6 foot high "good neighbor" fence, or dense evergreen shrubbery will have to be installed to buffer the commercial use from the abutting residential uses. 2 October 18, 1994 SUBDIVISION ITEM NO.: 6 Continued FILE NO.: Z-5882 D. ISS ES LEGAL TECHNICAL DESIGN: The Planning staff comment that the request is in the Chenal District, and that the adopted Land Use Plan calls for the area to be a transition zone. The proposed use is in conformance with the adopted plan. There are no issues to be resolved. E. ANALYSIS: The proposed use is in conformance with the Land Use Plan, and there are no issues to be resolved. F. STAFF RECOMMENDATIONS: Staff recommends approval of the POD. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 29, 1994) Ms. Vickie Saugey, the applicant, was present. Staff outlined the request and reviewed with the Subdivision Committee the site plan. :'The Committee members reviewed the discussion outline with Ms. Saugey, and she indicated that she would provide the additional information noted by staff as deficient. She presented a more detailed site plan, and the Committee discussed the proposed layout and provisions for land use buffering around the proposed additional parking area. It was noted that the site is outside the City Limits, and that no building permit will be required to accomplish the improvements. The Committee forwarded the item_ to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (OCTOBER 18, 1994) Staff reported that there had been a question raised by Mr. David Jones regarding the appropriateness of placing the beauty shop use in a POD. Mr. David Jones, addressing the Commission, explained that, although he was not in opposition to the request, he questioned staff's recommendation of approval of a beauty shop use in a POD district. Staff, citing the provisions of the zoning Ordinance, noted that: Section 36-452 states that the purpose and intent of the POD district is: "to accommodate... mixed use developments combining 3 October 18, 1994 BDIVSSION ITEM NO.: 5 Continued FILE NO.: Z-5882 residential, commercial, and office uses..." (and that) "limited commercial/retail uses may be allowed if deemed appropriate and is consistent with and complementary to office development"; and, Section 36-278 allows beauty shops as conditional uses in the 0-1 district and accessory uses in the 0-2 and 0-3 districts. The POD district, as described in the ordinance, allows residential uses and professional and general offices uses, and the beauty shop use is among the listed uses in the various office districts. Staff maintained that the POD district, for a mixed use of residential and beauty shop, was appropriate. Staff continued that the Land Use Plan designates the area as "transition", so that, both a POD and the proposed use mixture are in keeping with the requirements of the Land Use Plan. Staff recommended approval of the POD, and indicated that there were no outstanding issues to be resolved. Ms. Ruth Presley, representing the applicant, explained that the proposed development was for a beauty shop in the applicant's home; that the residential portion of the activity is on the east side of the property, abutting the residentially zoned tract, with the beauty shop portion of the activity being on the west side abutting the business zoned property. She said that the application was for a maximum of 3 beauty operators, because that was the number which the cosmetology board allows for the size of the area being used by the applicant, but that the applicant will operate the beauty shop herself, and may employ another operator on a part-time basis. Commissioner Willis asked for clarification on any intentions for expansion of the beauty shop use. Ms. Presley said that expansion would not be possible without adding area to the beauty shop, and that she realized that such an addition would require an amendment to the POD. Commissioner Oleson asked for clarification on the number of beauty operators who would be permitted in the POD, and noted that the request was for 3 operators, yet at the Subdivision Committee meeting, the applicant had mentioned that she would be the sole full-time operator with possibly a part-time operator. Ms. Presley responded that the request would remain for approval of 3 operators. - A motion was made and seconded to recommend approval of the POD request, and the motion passed with the vote of 8 ayes, 1 nays, 2 absent, and 0 abstentions. 4