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HomeMy WebLinkAboutZ-6208 Staff AnalysisApril 3, 1997 ITEM NO.- C FILE NO.: Z-6208 NAME: Bonnie Jones PD -C LOCATION: 1872 Schiller Avenue DEVELOPER: Bonnie Jones 1872 Schiller Ave. Little Rock, AR 72201 AREA: 6,600 SQ. FT. ZONING: R-4 NUMBER OF LOTS: 1 FT. NEW STREET: 0 PROPOSED USES: Residential and Commercial PLANNING DISTRICT: #8 Central City CENSUS TRACT: 7 VARIANCES REQUESTED: None BACKGROUND: The applicant has met with staff several times to discuss a proposal for a beauty shop within her home. A. PROPOSAL/REQUEST: The applicant seeks to develop a four station beauty salon in a portion of her home. There would be three employees plus herself working 7:00 a.m. - 7:00 p.m. Wednesday - Saturday. She will continue to reside in the rear portion of the dwelling which includes 2 bedroom, bath and kitchen. She proposes no signage or exterior lighting. B. EXISTING CONDITIONS: The site consist of a single family home at the corner of 19th and Schiller Streets. C. NEIGHBORHOOD COMMENTS: Staff has received several calls seeking information on this proposal. April 3, 1997 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-6208 D. ENGINEERING COMMENTS: PUBLIC WORKS COMMENTS: Schiller and 19th Streets have 36 foot asphalt streets, curb and gutter, and four foot sidewalks. Improvements of the sidewalks to ADA standards would be required with this rezoning. Dedication of a 20 foot radial area at the intersection of Schiller Avenue and 19th Street to meet current city standards is required. Repair of any curb and gutter or sidewalk that is damaged in the public right-of- way is responsibility of the property owner and would need to be facilitated prior to occupancy. E. UTILITIES/FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available Arkla: No comment Southwestern Bell: No comment Water: No objection AP&L: No comment Fire Department: No comment County Planning: No comment F. ISSUES/TECHNICAL/DESIGN: Landscap : No comment Issues: All vehicles stored on site must be licensed and operational. Planning Division: The site is located in the Central City District. The adopted Land Use Plan recommends Single Family use. . Currently, there is no commercial use near the site in question, which is located on the intersection of two residential neighborhood street. There has been no land use change in the area to justify commercial land use in this location. G. ANALYSIS: The applicant seeks to convert a portion of her home into a four station beauty salon. This would be the relocation of her existing business. The applicant has requested a "PD -C". The PD -Commercial district is intended to accommodate single use commercial PA April 3, 1997 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z-6208 developments. Mrs. Jones has proposed a four station beauty salon within her residence. The proposal fails to meet the legislation intent as outlined in the zoning ordinance Section 36-452(3) commercial districts: 1. To encourage the clustering of commercial and office activities within areas specifically designated to accommodate such uses and to discourage the proliferation of commercial uses along major thoroughfares and noncommercial areas. 2. To provide for orderly development in order to minimize adverse impact on surrounding areas and on the general flow of traffic. 3. To encourage orderly and systematic commercial, of f ice or mixed use development design or combination thereof ... 4. To encourage commercial development which is consistent with the long-range comprehensive plan of the City. H. STAFF RECOMMENDATIONS: DENIAL of the PCD request (Z-6208) as illustrated on the proposed site plan. If the Planning Commission approves this submittal, then Planning Staff would like to add conditions outlined in Sections D, E and F of this report. suBDivisioN COMMITTEE COMMENT: (OCTOBER 31, 1996) Larry Jones presented the case to the Committee for comment. Bonnie Jones (no relations to Larry Jones) was present to answer questions concerning her proposal. There was little discussion. The Subdivision Committee forwarded the item to the November 21, 1996 meeting of the Planning commission for determination. PLANNING COMMISSION ACTION: (NOVEMBER 21, 1996) This item was included in the Consent Deferral agenda. Deferral to the January 9, 1997 Planning Commission meeting. A motion to approve the Consent Agenda was passed with 9 ayes, 0 nays and 2 absent. 3 April 3, 1997 SUBDIVISION IT [ NO.: C (Cont.) FILE NO.: Z-6208 PLANNING COMMISSION ACTION: (JANUARY 9, 1997) Larry Jones presented the staff report. Chairman Woods asked how the applicant's request differed from a -home occupation." Staff responded that beauty and barbershops are not allowed as -home occupation" uses. The applicant explained that she wanted to locate a three chair beauty shop from her home. Mrs. Jones stated that she could obtain an adjacent vacant lot for parking. She stated that she needed to move her business home because of her health problems. Ruth Bell spoke in opposition to this rezoning since it is a residential area. She said that the housing stock of this neighborhood needed to be protected from commercial uses. Chairman Woods stated that he would like staff to look at this area in order to brims -commercial life" back to the Wright Avenue and 14th Street neighborhoods. commissioner Daniel stated that he struggled with this rezoning request. commissioner Hawn asked if this rezoning could be tied to Mrs. Jones. Staff responded that a rezoning goes with the property rather than a landowner. commissioners Putnam and Lichty suggested that the item be deferred to allow staff to study the land use plan for this area. Motion to defer the item to the April 3, 1997, Planning commission meeting. Staff will review the land use plan on both sides of Wright Avenue in respect to this rezoning request. motion passed with 10 ayes, 0 nays and 1 absent. PLANNING COMMISSION ACTION: (APRIL 3, 1997) The applicant amended her application to ask for a waiver of all Public Works Department conditions. David Scherer commented on the waiver request. Larry Jones presented the Planning Department staff report. Mr. Jones stated that if the Planning commission approve the rezoning that Planning Staff would prefer that the Land Use designation not be changed. Bonnie Jones, the applicant, spoke in favor of the rezoning. She stated that she would except less than four beauty salon stations. commissioners Putnam and Adcock asked several questions of the applicant. There was discussion amongst the Commissioners on this item. Motion to approve the rezoning. The motion failed with 2 ayes, 8 nays and I absent. 4