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HomeMy WebLinkAboutZ-6446 Staff AnalysisFILE NO.• Z-6446 NAME: McDonald - Short -Form P.C.D. LOCATION: 14,116 Taylor Loop Road DEVELOPER• ENGINEER• Enoch Miller None 14,309 Cantrell Rd. Little Rock, AR 72212 AREA: .68 Acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single -Family Residential PROPOSED USE• VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL• Single -Family residence and beauty shop The applicant proposes to re -zone the .68 acre site to PCD. The applicant/property owner proposes to live in the 1,600 plus square foot existing residence and operate a beauty shop within the 700 square foot basement. The beauty shop will consist of one hair stylist and one manicurist. The applicant proposes to maintain the residential character of the site. The applicant proposes a single ground -mounted sign to identify the beauty shop business. The sign will be monument -type (masonry), 3 feet in height and 6 square feet in area (2 feet by 3 feet). B. EXISTING CONDITIONS: The site contains a one-story single-family residential structure and a single driveway from Taylor Loop Road. There are several mature trees in the front yard. C. NEIGHBORHOOD COMMENTS: Staff has received one (1) letter in opposition to the rezoning. The Westchester Neighborhood Association was notified of the public hearing. FILE NO.': Z-6446 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Taylor Loop Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way will be required to 45 feet from centerline for this 5 lane minor arterial. 2. Construct a concrete apron at the entrance and sidewalks at the revised right-of-way line. 3. Taylor Loop has a 1995 average daily traffic count of 4,000 vehicles. 4. Prepare letter for street lights as required by Sec. 31-403. 5. Obtain barricade and street cut permits for any work down in right-of-way prior to construction. 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. An acreage charge of $150/acre may apply. Fire Department: Show fire hydrants. County Planning: No Comment - inside city limits. CATA: NO AFFECT. Not in service area. F. ISSUES/TECHNICAL/DESIGN: Planning Division: The Land Use Plan for the River Mountain District shows this site as Transition which allows single and multi -family or office development. Staff views this request as a home occupation which would meet the intent of Transition however, the appropriateness of showing a PCD in Transition is questionable. Staff would recommend the PCD run only with this user and be removed when the requested use ceases to exist. Landscape Issues: The proposed site plan does not provide for the required 5 foot wide land use buffer along the northern perimeter of the property. The proposed parking area would eliminate a number of existing pine trees. The City Beautiful Commission 2 FILE NO.: z-6446 Cont. recommends saving as many trees as feasible. A redesign.of the proposed paved area could help accomplish this. A 6 foot high opaque wood fence or dense evergreen plantings are required to help screen this site from adjacent residential properties to the north, south and west. Prior to a permit being issued to construct the vehicular use area, it will be necessary to submit three copies of an approved landscape plan to Bob Brown, Plans Review Specialist. His phone number is 371-4864. G. ANALYSIS• The applicant submitted a revised site plan to staff on January 22, 1998. The revised plan eliminates the parking spaces along the north property line and the circular drive. Two (2) parking spaces will be added along the southside of the drive, working around the existing trees. There are two (2) existing parking spaces on the site (carport). The applicant proposes to leave as many of the mature trees on the site as possible, to help maintain the residential character of the property. The only trees to be removed will be for the widening and sidewalk construction along Taylor Loop Road. H. STAFF RECOMMENDATIONS: Staff recommends approval of the rezoning with the following conditions: 1. Compliance with paragraphs D, E and F of this report. 2. The PCD zoning of the property will run with Enoch Miller, property owner. If Mr. Miller sells the property, the zoning will revert to R-2. This will be conditioned within the ordinance. SUBDIVISION COMMITTEE COMMENT: Enoch Miller was present, representing the application. Staff gave a brief description of the proposal. Bruce Kemmet, of Public Works, reviewed his comments with the Committee. Mr. Miller indicated he would comply with these conditions. Staff asked Mr. Miller if he would have any problem restricting the PCD zoning of the property to him as property owner. He stated that he would have no problem with that condition. The Committee forwarded the issue to the full Commission for resolution. 3 FILE NO.: Z-6446 (Cont.) - PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998) Enoch Miller was present, representing the application. Staff gave a brief description of the proposed rezoning and noted that one letter of opposition was received. No objectors were present. Enoch Miller addressed the Commission in support of the application. He stated that he would live in the house and have a salon in the basement. He stated that he would maintain the residential character of the property. Lee Wallace, a resident of Taylor Loop Road, also addressed the Commission in support of the application. Commissioner Hawn referenced the letter of opposition that was received. He stated that he thought the letter contained valid points and briefly discussed the letter. A motion was made to approve the application. The motion passed by a vote of 9 ayes, 1 nay and 1 absent. 4 February 5, 1998 ITEM NO.: 12 FILE NO.• Z-6446 NAME: McDonald - Short -Form P.C.D. LOCATION: 14,116 Taylor Loop Road DEVELOPER: ENGINEER• Enoch Miller None 14,309 Cantrell Rd. Little Rock, AR 72212 AREA: .68 Acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ,ZONING: R-2 ALLOWED USES: Single -Family Residential PROPOSED USE: Single -Family residence and beauty shop VARIANCES/WAIVERSREQUESTED: None requested. A. PROPOSAL• The applicant proposes to re -zone the .68 acre site to PCD. The applicant/property owner proposes to live in the 1,600 plus square foot existing residence and operate a beauty shop within the 700 square foot basement. The beauty shop will consist of one hair stylist and one manicurist. The applicant proposes to maintain the residential character of the site. The applicant proposes a single ground -mounted sign to identify the beauty shop business. The sign will be monument -type (masonry), 3 feet in height and 6 square feet in area (2 feet by 3 feet). B. EXISTING CONDITIONS: The site contains a one-story single-family residential structure and a single driveway from Taylor Loop Road. There are several mature trees in the front yard. February 5, 1998 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: Z-6446 C. NEIGHBORHOOD COMMENTS: Staff has received one (1) letter in opposition to the rezoning. The Westchester Neighborhood Association was notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Taylor Loop Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way will be required to 45 feet from centerline for this 5 lane minor arterial. 2. Construct a concrete apron at the entrance and sidewalks at the revised right-of-way line. 3. Taylor Loop has a 1995 average daily traffic count of 4,000 vehicles. 4. Prepare letter for street lights as required by Sec. 31-403. 5. Obtain barricade and street cut permits for any work down in right-of-way prior to construction. 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. An acreage charge of $150/acre may apply. Fire Department: Show fire hydrants. county Planning: No Comment - inside city limits. CATA: NO AFFECT. Not in service area. F. ISSUES/TECHNICAL/DESIGN: Planning Division: The Land Use Plan for the River Mountain District shows this site as Transition which allows single and multi -family or office development. Staff views this request as a home occupation which would meet the intent of Transition however, the appropriateness of showing a PCD in Transition is questionable. Staff would recommend the PCD run only 2 February 5, 1998 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: z-6446 with this user and be removed when the requested use ceases to exist. Landscape Issues: The proposed site plan does not provide for the required 5 foot wide land use buffer along the northern perimeter of the property. The proposed parking area would eliminate a number of existing pine trees. The City Beautiful Commission recommends saving as many trees as feasible. A redesign of the proposed paved area could help accomplish this. A 6 foot high opaque wood fence or dense evergreen plantings are required to help screen this site from adjacent residential properties to the north, south and west. Prior to a permit being issued to construct the vehicular use area, it will be necessary to submit three copies of an approved landscape plan to Bob Brown, Plans Review Specialist. His phone number is 371-4864. G. ANALYSIS• The applicant submitted a revised site plan to staff on January 22, 1998. The revised plan eliminates the parking spaces along the north property line and the circular drive. Two (2) parking spaces will be added along the southside of the drive, working around the existing trees. There are two (2) existing parking spaces on the site (carport). The applicant proposes to leave as many of the mature trees on the site as possible, to help maintain the residential character of the property. The only trees to be removed will be for the widening and sidewalk construction along Taylor Loop Road. H. STAFF RECOMMENDATIONS: Staff recommends approval of the rezoning with the following conditions: 1. Compliance with paragraphs D, E and F of this report. 2. The PCD zoning of the property will run with Enoch Miller, property owner. If Mr. Miller sells the property, the zoning will revert to R-2. This will be conditioned within the ordinance. February 5, 1998 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: Z-6446 SUBDIVISION COMMITTEE COMMENT: Enoch Miller was present, representing the application. Staff gave a brief description of the proposal. Bruce Kemmet, of Public Works, reviewed his comments with the Committee. Mr. Miller indicated he would comply with these conditions. Staff asked Mr. Miller if he would have any problem restricting the PCD zoning of the property to him as property owner. He stated that he would have no problem with that condition. The Committee forwarded the issue to the full Commission for resolution. PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998) Enoch Miller was present, representing the application. Staff gave a brief description of the proposed rezoning and noted that one letter of opposition was received. No objectors were present. Enoch Miller addressed the Commission in support of the application. He stated that he would live in the house and have a salon in the basement. He stated that he would maintain the residential character of the property. Lee Wallace, a resident of Taylor Loop Road, also addressed the Commission in support of the application. Commissioner Hawn referenced the letter of opposition that was received. He stated that he thought the letter contained valid points and briefly discussed the letter. A motion was made to approve the application. The motion passed by a vote of 9 ayes, 1 nay and 1 absent. 4