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HomeMy WebLinkAboutZ-6414 Staff AnalysisFILE NO.: Z-6414 NAME: Gaines - Short -Form PD -C LOCATION: 1301 Jones Street DEVELOPER: ENGINEER: Charles L. Gaines None 1307 Jones Street Little Rock, AR 72202 AREA: .16 Acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-3 ALLOWED USES: Single -Family Residential PROPOSED USE: Beauty/Barber Shop VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On November 13, 1997, the Planning Commission reviewed a proposed change in the City's future Land Use Plan for this property. The proposed change was from single-family residential to commercial. The amendment to commercial was denied by a vote of 0 ayes, 7 noes, 2 absent, and 2 abstentions. At that meeting there was discussion about utilizing the existing structure and reviewing the site plan in the form of a PZD. Therefore, the applicant has filed the present rezoning request. A. PROPOSAL: The applicant is proposing to convert the existing 1,360 square foot single-family residence to a barber shop. The proposed barber shop will consist of four (4) barber/stylists. The operating hours will be Tuesday through Saturday from 7:00 A.M. to 7:00 P.M. ILE NO.: Z-6414 Cont. B. M D. E. The only exterior changes to the structure will be as follows: 1. The entrance will be changed from the west side of the building to the north side. 2. A small 6 square foot sign will be attached to a small awning which will be placed over the entrance. 3. Handicap ramps will possibly need to be constructed to the north access. The applicant proposes to construct a parking lot in the existing rear yard for approximately seven (7) vehicles. The lot will be accessed from West 13th Street. If approved, the applicant will pave, stripe and landscape the parking lot within 120 days. EXISTING CONDITIONS: The site currently contains a 1,360 square foot single- family residential structure (one-story). The site also contains a 420 square foot accessory building, of which the roof is in need of repair. The accessory building will be removed with construction of the parking lot. NEIGHBORHOOD COMMENTS: Staff has received no public comments as of this writing. The Central High and Capitol Hill Neighborhood Associations were notified of the public hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the northwest corner of property. 2. Construct a handicap ramp per ADA standards perpendicular to West 13th Street at the intersection of Jones Street. 3. Repair any damaged sidewalks. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No comments received. Arkla: No comments received. Southwestern Bell: No Comments. Water: An RPZ backflow preventer will be required on the domestic service because this is to be a beauty shop. Contact the Water Works if additional water service is needed. Fire Department: Show fire hydrants. Pa FILE NO.: Z-6414 (Cont. County Planning: No Comment - inside city limits. CATA: No comments received. F. ISSUES/TECHNICAL_/DESIGN: Planning Division: Located in the Central City Planning District, the plan shows Single Family. The area surrounding the site is shown as Single Family with Commercial shown one block north on 12th Street. At the November 13, 1997 Planning Commission meeting there was discussion about using the existing structure, requiring a PZD, and site design -- Neighborhood Commercial PUD required. Study of home occupation status was also discussed. The amendment to commercial was denied by a vote of 0 for, 7 against, 2 absent, and 2 abstentions. Use of the existing structure and no more than 4 off street parking spaces while not conforming with the existing Plan could maintain the spirit of the existing single family neighborhood. Landscape Issues: A 6 foot wide landscape strip is required north and south of the proposed parking area, exclusive of the entrance/exit area by the Landscape Ordinance. G. ANALYSIS• The applicant submitted a revised site plan to staff on January 22, 1998. The revised plan conforms to the landscape and buffer issue noted in paragraph F. A screening fence is proposed along the south property line. As part of the site plan proposal, the applicant will pave the parking lot within 120 days of approval of the ordinance. H. STAFF RECOMMENDATIONS: Staff recommends denial of the rezoning as it is not in conformance with the City's future Land Use Plan, and staff feels that the proposed use would not be compatible with the immediate area. SUBDIVISION COMMITTEE COMMENT: Charles Gaines was present, representing the application. Staff gave a brief description of the rezoning. 3 FILE NO.: Z-6414 Cont. Staff discussed the problem with the parking lot design. These included buffers, screening and landscaping. Mr. Gaines stated that he would redesign the lot. He also stated that he needed 120 days to pave and landscape the lot. Mr. Gaines noted that the entrance to the structure would be moved to the north side and would include a handicap access. Bruce Kemmet, of Public Works, reviewed his comments with the Committee. These included right-of-way dedication and ADA standards. The Committee accepted the presentation and forwarded the issue to the full Commission for resolution. PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998) Charles Gaines was present, representing the application. Staff gave a brief description of the proposed rezoning. There was one person present with concerns. Charles Gaines addressed the Commission in support of the application. He stated that he would leave the existing structure as is and only do minor exterior changes. He stated that the entrance would be moved from the west side of the structure to the north. Cliff Riggs, of the Central High Neighborhood Association, addressed the Commission. He stated that he was not for or opposed to the application. Mr. Riggs discussed the goals and objectives of the Central High Neighborhood Association. He stated that the Association was supportive of "cottage industry" but was also interested in preserving the character of the residential structures in the area. He stated that the proposed parking lot was a point of concern. Victoria Gaines also spoke in support of the application. She stated that the character of the residential structure would be preserved. Commissioner Adcock asked if the structure would continue to look like a house. Mr. Gaines restated that the only exterior change to the structure would be moving the entrance from the west side to the north side. He stated that he would have a small sign on an awning above the entrance. Commissioner Earnest stated that a number of the homes in this area were boarded -up and vacant. Commissioner Hawn stated that Mr. Gaines has come back to the Commission with a plan that they requested. 4 FILE NQ_: Z-6414 (Cont.) There was a brief discussion relating to the neighborhood issues. Jim Lawson, Director of Planning and Development, stated that the Commission might consider having the rezoning run with Mr. Gaines as the property owner and that if he ceases his barber shop business, the property will revert back to residential. Commissioner Earnest discussed issues relating to the neighborhood. Commissioner Berry asked if the parking shown on the site plan could be reduced. Mr. Lawson stated that the amount of parking could be reduced. There was a brief discussion relating to parking. Mr. Gaines started that he could limit the parking to the three (3) spaces closest to the structure. A motion was made to approve the application subject to the rezoning running only with Mr. Gaines as the property owner and only three (3) parking spaces being constructed. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 5 February 5, 1998 ITEM NO.: 15 FILE NO.: Z-641 NAME: Gaines - Short -Form PD -C LOCATION: 1301 Jones Street DEVELOPER: ENGINEER: Charles L. Gaines None 1307 Jones Street Little Rock, AR 72202 AREA: .16 Acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-3 ALLOWED USES: Single -Family Residential PROPOSED USE: Beauty/Barber Shop VARIANCES WAIVERS REQUESTED: None requested. BACKGROUND: On November 13, 1997, the Planning Commission reviewed a proposed change in the City's future Land Use Plan for this property. The proposed change was from single-family residential to commercial. The amendment to commercial was denied by a vote of 0 ayes, 7 noes, 2 absent, and 2 abstentions. At that meeting there was discussion about utilizing the existing structure and reviewing the site plan in the form of a PZD. Therefore, the applicant has filed the present rezoning request. A. PROPOSAL: The applicant is proposing to convert the existing 1,360 square foot single-family residence to a barber shop. The proposed barber shop will consist of four (4) barber/ stylists. The operating hours will be Tuesday through Saturday from 7:00 A.M. to 7:00 P.M. The only exterior changes to the structure will be as follows: February 5, 1998 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z-6414 1. The entrance will be changed from the west side of the building to the north side. 2. A small 6 square foot sign will be attached to a small awning which will be placed over the entrance. 3. Handicap ramps will possibly need to be constructed to the north access. The applicant proposes to construct a parking lot in the existing rear yard for approximately seven (7) vehicles. The lot will be accessed from West 13th Street. If approved, the applicant will pave, stripe and landscape the parking lot within 120 days. B. EXISTING CONDITIONS: The site currently contains a 1,360 square foot single- family residential structure (one-story). The site also contains a 420 square foot accessory building, of which the roof is in need of repair. The accessory building will be removed with construction of the parking lot. C. NEIGHBORHOOD COMMENTS: Staff has received no public comments as of this writing. The Central High and Capitol Hill Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORDS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the northwest corner of property. 2. Construct a handicap ramp per ADA standards perpendicular to West 13th Street at the intersection of Jones Street. 3. Repair any damaged sidewalks. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No comments received. Arkla: No comments received. Southwestern Bell: No Comments. Water: An RPZ backflow preventer will be required on the domestic service because this is to be a beauty shop. Contact the Water Works if additional water service is needed. Fire Department: Show fire hydrants. K February 5, 1998 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z-6414 County Planning: No Comment - inside city limits. CATA: No comments received. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: Located in the Central City Planning District, the plan shows Single Family. The area surrounding the site is shown as Single Family with Commercial shown one block north on 12th Street. At the November 13, 1997 Planning Commission meeting there was discussion about using the existing structure, requiring a PZD, and site design -- Neighborhood Commercial PUD required. Study of home occupation status was also discussed. The amendment to commercial was -denied by a vote of 0 for, 7 against, 2 absent, and 2 abstentions. Use of the existing structure and no more than 4 off street parking spaces while not conforming with the existing Plan could maintain the spirit of the existing single family neighborhood. Landscape Issues: A 6 foot wide landscape strip is required north and south of the proposed parking area, exclusive of the entrance/exit area by the Landscape Ordinance. G. ANALYSIS• The applicant submitted a revised site plan to staff on January 22, 1998. The revised plan conforms to the landscape and buffer issue noted in paragraph F. A screening fence is proposed along the south property line. As part of the site plan proposal, the applicant will pave the parking lot within 120 days of approval of the ordinance. H. STAFF RECOMMENDATIONS: Staff recommends denial of the rezoning as it is not in conformance with the City's future Land Use Plan, and staff feels that the proposed use would not be compatible with the immediate area. 3 February 5, 1998 SUBDIVISION ITEM NO-,. 15 Cont. FILE NO.: Z-5414 SUBDIVISION COMMITTEE COMMENT: Charles Gaines was present, representing the application. Staff gave a brief description of the rezoning. Staff discussed the problem with the parking lot design. These included buffers, screening and landscaping. Mr. Gaines stated that he would redesign the lot. He also stated that he needed 120 days to pave and landscape the lot. Mr. Gaines noted that the entrance to the structure would be moved to the north side and would include a handicap access. Bruce Kemmet, of Public Works, reviewed his comments with the Committee. These included right-of-way dedication and ADA ,standards. The Committee accepted the presentation and forwarded the issue to the full Commission for resolution. PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998) Charles Gaines was present, representing the application. Staff gave a brief description of the proposed rezoning. There was one person present with concerns. Charles Gaines addressed the Commission in support of the application. He stated that he would leave the existing structure as is and only do minor exterior changes. He stated that the entrance would be moved from the west side of the structure to the north. Cliff Riggs, of the Central High Neighborhood Association, addressed the Commission. He stated that he was not for or opposed to the application. Mr. Riggs discussed the goals and objectives of the Central High Neighborhood Association. He stated that the Association was supportive of "cottage industry" but was also interested in preserving the character of the residential structures in the area. He stated that the proposed parking lot was a point of concern. Victoria Gaines also spoke in support of the application. She stated that the character of the residential structure would be preserved. Commissioner Adcock asked if the structure would continue to look like a house. Mr. Gaines restated that the only exterior change to the structure would be moving the entrance from the west side to the 4 February 5, 1998 SUBDIVISION ITEM NO.: 15(Cont.)FILE NO.: Z-6414 north side. He stated that he would have a small sign on an awning above the entrance. Commissioner Earnest stated that a number of the homes in this area were boarded -up and vacant. Commissioner Hawn stated that Mr. Gaines has come back to the Commission with a plan that they requested. There was a brief discussion relating to the neighborhood issues. Jim Lawson, Director of Planning and Development, stated that the Commission might consider having the rezoning run with Mr. Gaines as the property owner and that if he ceases his barber shop business, the property will revert back to residential. Commissioner Earnest discussed issues relating to the neighborhood. Commissioner Berry asked if the parking shown on the site plan could be reduced. Mr. Lawson stated that the amount of parking could be reduced. There was a brief discussion relating to parking. Mr. Gaines started that he could limit the parking to the three (3) spaces closest to the structure. A motion was made to approve the application subject to the rezoning running only with Mr. Gaines as the property owner and only three (3) parking spaces being constructed. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 61