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HomeMy WebLinkAboutZ-6446-A Staff AnalysisFILE NO.: Z -6446-A NAME: Enoch's School of Beauty Revised Short -form PD -C LOCATION: 14116 Taylor Loop Road DEVELOPER: Enoch Miller 14116 Taylor Loop Road Little Rock, AR 72223 ENGINEER: Civil Design, Inc. 14104 Cantrell Road Little Rock, AR 72223 AREA: 0.699 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PD -C ALLOWED USES: Single chair beauty salon PROPOSED ZONING: Revised PD -C PROPOSED USE: Beauty School — Up to 15 students VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Board of Directors approved Ordinance No. 17,696 on March 17, 1998 establishing McDonald Short -form PD -C located at 14116 Taylor Loop Road. The approval allowed the 700 square foot basement to become a beauty shop with a single chair stylist and one manicurist. The applicant proposed to maintain the residential FILE NO.: Z -6446-A Cont.) character of the site and to remain living in the home. The applicant proposed a single ground mounted sign to identify the beauty shop business. The sign was to be a maximum of three feet in height and six square feet in area (2'x 3'). la PROPOSALIREQUEST: The applicant currently operates a salon from the site and proposes to convert the existing use to a cosmetology school. The structure is a single-family structure with four parking spaces located in the front yard area. The applicant is proposing 15 students and the placement of 23 parking spaces in the rear of the structure. The hours of operation are proposed as Tuesday through Saturday from 8:00 am to 4:30 pm. The Saturday hours of operation are bi-weekly only. The applicant has indicated a right-of-way dedication of 40 -feet from the centerline and is requesting an in -lieu contribution for the Master Street Plan requirement of the widening of Taylor Loop Road. B. EXISTING CONDITIONS: The site contains an existing single-family structure in which the applicant operates a one chair beauty salon. The site adjoins a PCD, which was originally approved for the former Harvest Foods Store and is currently being used by David Claiborne Antique Mall. There was a 100 -foot land use buffer approved as a part of the development to separate the commercial use from the single-family homes located to the south. There is a PD -O located north of the site and is being used as a veterinarian office and a POD located to the east of the site currently being used as an office use. The uses along Cantrell Road are for the most part non-residential uses in this area but the area to the south, along Taylor Loop Road, are primarily single- family homes. The site adjoins the Westchester Subdivision to the southwest, which is predominately built out. Southeast of the site is the Secluded Hills Subdivision, which is also predominately built out. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls both in support and in opposition of the proposed change in use from area residents. The Westchester/Heatherbrae and the Charleston Height/North Rahling Road Neighborhood Associations, along with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. 4 FILE NO.: Z -6446-A (Co D. ENGINEERING COMMENTS: E. PUBLIC WORKS CONDITIONS: 1. Taylor Loop Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5 -foot sidewalks with the planned development. An in -lieu payment is acceptable. 3. Driveway must be re -located to center of property. This may be deferred until street is widened. 4. Stormwater detention ordinance applies to this property. 5. A Grading Permit will be required per Section 29-186 (c) and (d). UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater Sewer available, not adversely affected. Enter. : No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: An RPZ backflow preventer will be required on the domestic service because this is to be a beauty shop. Contact Central Arkansas Water at 992-2438 if additional water service is needed. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a revision to an existing Planned Commercial Development for a new beauty school. The uses proposed with the Planned Commercial Development are of a public - quasi -public nature. Therefore, as with all Public Institutional uses a Land Use Plan amendment is not required. K, FILE NO.: Z -6446-A Cont. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The plan does not contain any goals, objectives, or action statements relevant to this case. Landscape: The proposed parking lot expansion does not allow for the nine (9) foot wide northern land use buffer and landscaping strip required by both the zoning and landscape ordinances. Additionally, the proposed land use buffer along the western perimeter adjacent to residential property drops below the eighteen (18) foot width requirement. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern perimeter and that portion of the western perimeter adjacent to residential property. A total of eight (8) percent of the interior of the vehicular use area must be landscaped with interior landscaping islands of at least 150 square feet in area and 7 '/z feet in width. Efforts should be made to preserve at least some of the large trees in the back yard. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 3, 2003) The applicant was present representing the request. Staff stated a Planned Development had been previously approved to allow a beauty salon to operate on the site. Staff stated the applicant was now requesting the use of the site as a beauty school. Staff stated the applicant was proposing the placement of parking in the rear of the structure for the staff and students. Staff requested the applicant provide the number of students and the area of the structure, which would be used as the school. Staff questioned if the existing beauty salon would remain open. Staff also requested the applicant provide details concerning signage both existing and proposed. Public Works comments were discussed. Staff stated the applicant would be required to dedicate right-of-way along Taylor Loop Road 45 -feet from centerline. Staff also stated Taylor Loop Road should be constructed to Master Street Plan standard. Staff stated an in -lieu payment for street construction could be supported if the applicant chose to request an in -lieu payment. Staff noted when the roadway was widened the driveway would need to be moved to the center of the property. Landscaping comments were addressed. Staff stated the rear of the property contained several large trees and the City Beautiful Commission recommended preserving as many mature trees as possible. Staff stated at least seventy 4 FILE NO.: Z -5446-A Cont. percent of the critical root zone should be protect to ensure survivability of the trees. Staff noted the proposed plan did not include areas set aside for interior landscaping of the vehicular use area. Staff stated the interior landscaping islands were required to be at least 150 square feet in area and seven and one- half feet in width. Staff also noted the parking lot expansion did not allow for the nine foot wide northern land use buffer and landscaping strip required by both the zoning and landscape ordinances. Staff stated the western land use buffer dropped below the eighteen foot minimum. There being no further items for discussion. The Committee then forwarded the item to the full Commission for final action. R ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the July 3, 2003 Subdivision Committee meeting. The applicant has indicated there will not be a dumpster located on the site. The applicant has also increased interior parking lot planters as required by the landscape ordinance. The applicant has indicated 23 parking spaces on the site plan and three handicap spaces. The typical minimum required parking for a school would be one space per 200 square feet or three spaces. The applicant is proposing a maximum fifteen -student enrollment, which would require one space per student. The applicant would also need parking for customers of the beauty school. Staff feels the proposed 23 parking spaces should be sufficient to meet the anticipated parking demand. The applicant is proposing the placement of the parking spaces in the rear yard. The parking will be accessed by a single drive approximately 12 -feet wide along the northern boundary of the property. The proposed drive will not allow for two- way traffic but with the current location of the house there is not an alternative to the driveway width. The proposed site plan does not allow for the required land use buffer along the northern property line. The placement of the drive to the rear parking area will not allow for the minimum nine foot landscape strip as required by both the zoning and landscape ordinances. Staff is not supportive of the reduced buffer. With the adjoining vacant lot the use has not yet been determined and staff feels the use could become a single-family residential structure. Staff feels the nine feet is a minimal separation and should not be waived. The applicant will be required to seek a waiver from the City Beautiful Commission should the Commission deem the proposed reduced strip adequate (approximately two feet). The applicant has indicated there will not be any additional site lighting. The applicant has stated he will continue to live in the upstairs portion of the home. 5 FILE NO.: Z -6446-A (Cont. The applicant is proposing the placement of a 4' x 8' x 5' rock and wood sign. The sign is proposed to be located along the street within the proposed right-of- way dedication. The applicant would be required to franchise the placement of the sign in the right-of-way if approved. The applicant has also indicated drainage and detention will be installed on the site. There are concerns from downstream neighbors of potential flooding problems. The applicant has indicated curbing will divert the parking lot water and the front yard water will be captured through a French drain system and piped to a collection area to be released. The applicant will be required to contain the water captured and slowly released to not allow any additional downstream flooding problems. The applicant has indicted the area previously set aside for the beauty salon will be utilized for the beauty school. The area set aside previously was 700 square feet located in the basement of the single-family home. The applicant has indicated the beauty salon will not remain if the beauty school is allowed to operate on the site. Staff has concerns with the square footage proposed for the beauty school. Staff feels with 15 students 700 square feet will not meet the needs to the students to operate and meet their instructional needs. The applicant has indicated there is not a bill of assurance in enforce for the proposed site. Staff is not supportive of the request. Staff feels the proposed placement of the beauty school on the site and the increased traffic to the site does not lend itself to maintaining the residential character of the neighborhood. In addition staff feels the placement of the parking in the rear of the structure takes away any future possibility of the structure returning to residential. Although, there are non- residential uses in the area, they are more closely related to Highway 10. This site is adjoins a Planned Commercial Development (PCD) to the west and single-family homes to the south. The use to the west is accessed by Highway 10 and Taylor Loop Road but customers travel a very short distance on Taylor Loop Road to enter the site. In addition, a large portion of the applicant's property lies in the 100 -foot buffer area of the PCD located to the west of the site. Although the site is currently being used as a beauty salon, the use is limited in scale to a single operator and a single manicurist. Staff does not feel this limited use is intrusive to the neighborhood. Staff feels the line has been drawn along Taylor Loop Road and should not be extended any further south. Staff feels to maintain the residential integrity of the neighborhood, the site should remain as was previously approved and the residential character of the structure should be maintained. Staff does not feel the paving of a large portion of the rear yard would maintain the residential integrity of the structure or the neighborhood. And as previously stated although several of the homes adjoin a non-residential use there is a 100 foot undisturbed buffer between the homes and the commercial use. C.1 FILE NO.: Z -6446-A Cont. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JULY 24, 2003) The applicant, Enoch Miller, was present representing the request. There were objectors present. Staff presented the item with a recommendation of denial. Staff stated the applicant intended to utilize 2500 square feet of the structure as the beauty school with 15 students. Staff stated state law required the applicant to have chairs for 25 students. Staff stated the zoning would limit the site to 15 students. Staff stated the proposed development would not enhance the single-family neighborhood and the paving with 10 parking spaces in the rear would take away from the residential character of the structure. Mr. Miller stated the property located to the north was zoned residentially and the sign posed indicated the site as a possible commercial site. He stated the property was listed for $376,000 and the site would most likely not sell as residential. Mr. Miller stated he would utilize 2500 square feet of space for the school but would limit himself to 15 students. He stated he had contacted the antique mall located to the north concerning leasing additional parking. He stated he did not pursue final negotiations since he did not know if the development would be approved. He stated if the development were approved he would secure necessary parking from the adjacent landowner. Mr. Michael Saar spoke in opposition of the proposed development. He stated he was the president of the Westchester/Heatherbrae Neighborhood Association. Mr. Saar stated he would like to reinforce the staff recommendation of denial. He stated the proposed development was not consistent with the land use plan. He stated the proposed request was not consistent with the approved planned development in that a single chair salon did not generate the traffic a beauty school would generate. Mr. Saar stated the applicant had indicated no trees would be removed from the previous approval and the applicant had removed seven trees in the front yard area. Mr. Miller stated the site was rezoned in 1998 and the trees that were removed were removed because of the insulation of city sewer to the site. He stated the students were on the clock hour method. He stated students did occasionally leave the site for lunch and errands but most students remained on the site from 8:00 am to 2:30 pm. He stated the students were in class, servicing customers or working on their mannequin. Mr. Miller stated the area was development as non-residential uses with the antique mall, three banks and a 24-hour Wal -Green's on the corner of Highway 10 and Taylor Loop Road. VA FILE NO.: Z-6446-A(Cont.) A motion was made to approve the proposed request as amended to include the 10 parking spaces in the rear and the use of 2500 square feet of the structure as the beauty school. The motion carried by a vote of 7 ayes, 4 noes and 0 absent. 0 July 24, 2003 ITEM NO.: 3 FILE NO.: Z -6446-A NAME: Enoch's School of Beauty Revised Short -form PD -C LOCATION: 14116 Taylor Loop Road DEVELOPER: Enoch Miller 14116 Taylor Loop Road Little Rock, AR 72223 ENGINEER: Civil Design, Inc. 14104 Cantrell Road Little Rock, AR 72223 AREA: 0.699 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PD -C ALLOWED USES: Single chair beauty salon PROPOSED ZONING: Revised PD -C PROPOSED USE: Beauty School — Up to 15 students VARIAN C ESNVAIVE RS REQUESTED: None requested. BACKGROUND: The Little Rock Board of Directors approved Ordinance No. 17,696 on March 17, 1998 establishing McDonald Short -form PD -C located at 14116 Taylor Loop Road. The approval allowed the 700 square foot basement to become a beauty shop with a single aVF\11� July 24, 2003 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: Z -6446-A chair stylist and one manicurist. The applicant proposed to maintain the residential character of the site and to remain living in the home. The applicant proposed a single ground mounted sign to identify the beauty shop business. The sign was to be a maximum of three feet in height and six square feet in area (2'x 3'). A. PROPOSAUREQUEST: The applicant currently operates a salon from the site and proposes to convert the existing use to a cosmetology school. The structure is a single-family structure with four parking spaces located in the front yard area. The applicant is proposing 15 students and the placement of 23 parking spaces in the rear of the structure. The hours of operation are proposed as Tuesday through Saturday from 8:00 am to 4:30 pm. The Saturday hours of operation are bi-weekly only. The applicant has indicated a right-of-way dedication of 40 -feet from the centerline and is requesting an in -lieu contribution for the Master Street Plan requirement of the widening of Taylor Loop Road. B. EXISTING CONDITIONS: The site contains an existing single-family structure in which the applicant operates a one chair beauty salon. The site adjoins a PCD, which was originally approved for the former Harvest Foods Store and is currently being used by David Claiborne Antique Mall. There was a 100 -foot land use buffer approved as a part of the development to separate the commercial use from the single-family homes located to the south. There is a PD -O located north of the site and is being used as a veterinarian office and a POD located to the east of the site currently being used as an office use. The uses along Cantrell Road are for the most part non-residential uses in this area but the area to the south, along Taylor Loop Road, are primarily single- family homes. The site adjoins the Westchester Subdivision to the southwest, which is predominately built out. Southeast of the site is the Secluded Hills Subdivision, which is also predominately built out. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls both in support and in opposition of the proposed change in use from area residents. The Westchester/Heatherbrae and the Charleston Height/North Rahling Road Neighborhood Associations, along with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. 2 July 24, 2003 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: Z -6446-A D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Taylor Loop Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5 -foot sidewalks with the planned development. An in -lieu payment is acceptable. 3. Driveway must be re -located to center of property. This may be deferred until street is widened. 4. Stormwater detention ordinance applies to this property. 5. A Grading Permit will be required per Section 29-186 (c) and (d). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: An RPZ backflow preventer will be required on the domestic service because this is to be a beauty shop. Contact Central Arkansas Water at 992-2438 if additional water service is needed. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a revision to an existing Planned Commercial Development for a new beauty school. The uses proposed with the Planned Commercial Development are of a public - quasi -public nature. Therefore, as with all Public Institutional uses a Land Use Plan amendment is not required. 3 July 24, 2003 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z -6446-A Ci Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The plan does not contain any goals, objectives, or action statements relevant to this case. Landscape: The proposed parking lot expansion does not allow for the nine (9). foot wide northern land use buffer and landscaping strip required by both the zoning and landscape ordinances. Additionally, the proposed land use buffer along the western perimeter adjacent to residential property drops below the eighteen (18) foot width requirement. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern perimeter and that portion of the western perimeter adjacent to residential property. A total of eight (8) percent of the interior of the vehicular use area must be landscaped with interior landscaping islands of at least 150 square feet in area and 7 Y2 feet in width. Efforts should be made to preserve at least some of the large trees in the back yard. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 3, 2003) The applicant was present representing the request. Staff stated a Planned Development had been previously approved to allow a beauty salon to operate on the site. Staff stated the applicant was now requesting the use of the site as a beauty school. Staff stated the applicant was proposing the placement of parking in the rear of the structure for the staff and students. Staff requested the applicant provide the number of students and the area of the structure, which would be used as the school. Staff questioned if the existing beauty salon would remain open. Staff also requested the applicant provide details concerning signage both existing and proposed. Public Works comments were discussed. Staff stated the applicant would be required to dedicate right-of-way along Taylor Loop Road 45 -feet from centerline. Staff also stated Taylor Loop Road should be constructed to Master 1lreet Plan standard. Staff stated an in -lieu payment for street construction could be supported if the applicant chose to request an in -lieu payment. Staff noted when the roadway was widened the driveway would need to be moved to the center of the property. 4 July 24, 2003 SUBDIVISION ITEM NO.: 3 Cont.) FILE NO.: Z -6446-A Landscaping comments were addressed. Staff stated the rear of the property contained several large trees and the City Beautiful Commission recommended preserving as many mature trees as possible. Staff stated at least seventy percent of the critical root zone should be protect to ensure survivability of the trees. Staff noted the proposed plan did not include areas set aside for interior landscaping of the vehicular use area. Staff stated the interior landscaping islands were required to be at least 150 square feet in area and seven and one- half feet in width. Staff also noted the parking lot expansion did not allow for the nine foot wide northern land use buffer and landscaping strip required by both the zoning and landscape ordinances. Staff stated the western land use buffer dropped below the eighteen foot minimum. There being no further items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the July 3, 2003 Subdivision Committee meeting. The applicant has indicated there will not be a dumpster located on the site. The applicant has also increased interior parking lot planters as required by the landscape ordinance. The applicant has indicated 23 parking spaces on the site plan and three handicap spaces. The typical minimum required parking for a school would be one space per 200 square feet or three spaces. The applicant is proposing a maximum fifteen -student enrollment, which would require one space per student. The applicant would also need parking for customers of the beauty school. Staff feels the proposed 23 parking spaces should be sufficient to meet the anticipated parking demand. The applicant is proposing the placement of the parking spaces in the rear yard. The parking will be accessed by a single drive approximately 12 -feet wide along the northern boundary of the property. The proposed drive will not allow for two- way traffic but with the current location of the house there is not an alternative to the driveway width. The proposed site plan does not allow for the required land use buffer along the northern property line. The placement of the drive to the rear parking area will not allow for the minimum nine foot landscape strip as required by both the zoning and landscape ordinances. Staff is not supportive of the reduced buffer. With the adjoining vacant lot the use has not yet been determined and staff feels the use could become a single-family residential structure. Staff feels the nine 5 July 24, 2003 SUBDIVISION ITEM NO.: 3 (Cont. feet is a minimal separation and should not required to seek a waiver from the City Commission deem the proposed reduced feet). FILE NO.: Z -6446-A be waived. The applicant will be Beautiful Commission should the strip adequate (approximately two The applicant has indicated there will not be any additional site lighting. The applicant has stated he will continue to live in the upstairs portion of the home. The applicant is proposing the placement of a 4'x 8'x 5' rock and wood sign. The sign is proposed to be located along the street within the proposed right-of- way dedication. The applicant would be required to franchise the placement of the sign in the right-of-way if approved. The applicant has also indicated drainage and detention will be installed on the site. There are concerns from downstream neighbors of potential flooding problems. The applicant has indicated curbing will divert the parking lot water and the front yard water will be captured through a French drain system and piped to a collection area to be released. The applicant will be required to contain the water captured and slowly released to not allow any additional downstream flooding problems. The applicant has indicted the area previously set aside for the beauty salon will be utilized for the beauty school. The area set aside previously was 700 square feet located in the basement of the single-family home. The applicant has indicated the beauty salon will not remain if the beauty school is allowed to operate on the site. Staff has concerns with the square footage proposed for the beauty school. Staff feels with 15 students 700 square feet will not meet the needs to the students to operate and meet their instructional needs. The applicant has indicated there is not a bill of assurance in enforce for the proposed site. Staff is not supportive of the request. Staff feels the proposed placement of the beauty school on the site and the increased traffic to the site does not lend itself to maintaining the residential character of the neighborhood. In addition staff feels the placement of the parking in the rear of the structure takes away any future possibility of the structure returning to residential. Although, there are non- residential uses in the area, they are more closely related to Highway 10. This site is adjoins a Planned Commercial Development (PCD) to the west and single-family homes to the south. The use to the west is accessed by Highway 10 and Taylor Loop Road but customers travel a very short distance on Taylor Loop Road to enter the site. In addition, a large portion of the applicant's property lies in the 100 -foot buffer area of the PCD located to the west of the site. Although the site is currently being used as a beauty salon, the use is limited in July 24, 2003 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: Z -6446-A scale to a single operator and a single manicurist. Staff does not feel this limited use is intrusive to the neighborhood. Staff feels the line has been drawn along Taylor Loop Road and should not be extended any further south. Staff feels to maintain the residential integrity of the neighborhood, the site should remain as was previously approved and the residential character of the structure should be maintained. Staff does not feel the paving of a large portion of the rear yard would maintain the residential integrity of the structure or the neighborhood. And as previously stated although several of the homes adjoin a non-residential use there is a 100 foot undisturbed buffer between the homes and the commercial use. STAFF RECOMMENDATION - Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JULY 24, 2003) The applicant, Enoch Miller, was present representing the request. There were objectors present. Staff presented the item with a recommendation of denial. Staff stated the applicant intended to utilize 2500 square feet of the structure as the beauty school with 15 students. Staff stated state law required the applicant to have chairs for 25 students. Staff stated the zoning would limit the site to 15 students. Staff stated the proposed development would not enhance the single-family neighborhood and the paving with 10 parking spaces in the rear would take away from the residential character of the structure. Mr. Miller stated the property located to the north was zoned residentially and the sign posed indicated the site as a possible commercial site. He stated the property was listed for $376,000 and the site would most likely not sell as residential. Mr. Miller stated he would utilize 2500 square feet of space for the school but would limit himself to 15 students. He stated he had contacted the antique mall located to the north concerning leasing additional parking. He stated he did not pursue final negotiations since he did not know if the development would be approved. He stated if the development were approved he would secure necessary parking from the adjacent landowner. Mr. Michael Saar spoke in opposition of the proposed development. He stated he was the president of the Westchester/Heatherbrae Neighborhood Association. Mr. Saar stated he would like to reinforce the staff recommendation of denial. He stated the proposed development was not consistent with the land use plan. He stated the proposed request was not consistent with the approved planned development in that a single chair salon did not generate the traffic a beauty school would generate. Mr. Saar 7 July 24, 2003 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: Z -6446-A stated the applicant had indicated no trees would be removed from the previous approval and the applicant had removed seven trees in the front yard area. Mr. Miller stated the site was rezoned in 1998 and the trees that were removed were removed because of the insulation of city sewer to the site. He stated the students were on the clock hour method. He stated students did occasionally leave the site for lunch and errands but most students remained on the site from 8:00 am to 2:30 pm. He stated the students were in class, servicing customers or working on their mannequin. Mr. Miller stated the area was development as non-residential uses with the antique mall, three banks and a 24-hour Wal -Green's on the corner of Highway 10 and Taylor Loop Road. A motion was made to approve the proposed request as amended to include the 10 parking spaces in the rear and the use of 2500 square feet of the structure as the beauty school. The motion carried by a vote of 7 ayes, 4 noes and 0 absent. ITEM NO.: 3 FILE NO.: Z -6445-A NAME: Enoch's School of Beauty Revised Short -form PCD LOCATION: 14116 Taylor Loop Road Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the number of students reporting to the site. 3. Provide details concerning proposed and existing signage (height/area/location). 4. Provide the number of employees. 5. Will there be a dumpster located on the site? If so provide details concerning the location, screening and hours of service. 6. Will the existing salon remain open? 7. Will there be any or has there been any business related expansions to the existing building? If so indicate the area of expansion and the use of the space. 8. Any additional site lighting must be low level and directional, directed inward away from residentially zoned properties. 9. Where will the school activities take place on the site? 10. Is there a Bill of Assurance for the proposed site? If so provide a copy of the Bill of Assurance to Staff. If not provide a statement to the effect that there is not a valid Bill of Assurance for the subdivision. Variance/Waivers: 1. None requested. Public Works: 1. Taylor Loop Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one- half street improvement to these streets including 5 -foot sidewalks with planned development. In -lieu payment is acceptable. 3. Driveway must be re -located to center of property. This may be deferred until street is widened. 4. Stormwater detention ordinance applies to this property. 5. A Grading Permit will be required per Section 29-186 (c) and (d). Utilities and Fire Department/County Planning: Wastewater Sewer available, not adversely affected. Enterqy: No comment received. Center -Point Enerqv-. Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: An RPZ backflow preventer will be required on the domestic service because this is to be a beauty shop. Contact Central Arkansas Water at 992- 2438 if additional water service is needed. Fire De artment: Approved as submitted. County Planning: No comment received. CATA: No comment received. Planning Division: No comment. Citv Recognized Neiqhborhood Action Plan: No comment. Landscape: The proposed parking lot expansion does not allow for the nine (9) foot wide northern land use buffer and landscaping strip required by both the zoning and landscape ordinances. Additionally, the proposed land use buffer along the western perimeter adjacent to residential property drops below the eighteen (18) foot width requirement. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern perimeter and that portion of the western perimeter adjacent to residential property. A total of eight (8) percent of the interior of the vehicular use area must be landscaped with interior landscaping islands of at least 150 square feet in area and 7'h feet in width. Efforts should be made to preserve at least some of the large trees in the back yard. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, July 9, 2003.