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HomeMy WebLinkAboutZ-6446-B Staff AnalysisAugust 26, 2004 ITEM NO.: 16 FILE NO.: Z -6446-B NAME: Gillum Revised Short -form PD -C LOCATION: Located at 14116 Taylor Loop Road DEVELOPER: Corey Gillum Gillum Photography 315 North Bowman Road Little Rock, AR 72205 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue Little Rock, AR 72201 AREA: 0.66 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PD -C ALLOWED USES: Single-family and a single chair beauty salon PROPOSED ZONING: Revised PD -C PROPOSED USE: Two family residence and photography studio VARIAN C ESNVAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Board of Directors approved Ordinance No. 17,696 on March 17, 1998 establishing Miller 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 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'). The Planning Commission voted to approved the requested revision to the PD -C by a vote of 7 ayes, 4 noes and 0 absent at its July 24, 2003 Public Hearing to allow the site August 26, 2004 SUBDIVISION ITEM NO_: 16 Cont. FILE NO.: Z -6446-B to convert to a cosmetology school. There were four parking spaces located in the front yard area and the applicant proposed the placement of 23 parking spaces in the rear of the structure. The hours of operation were proposed as Tuesday through Saturday from 8:00 am to 4:30 pm. The Saturday hours of operation were to be bi-weekly only. City Beautiful Commission at their September 4, 2003 denied the reduced landscape strip along the northern property line. The item was withdrawn at the Board of Directors meeting prior to final action. A. PROPOSAUREQUEST: The applicant now proposes to revise a previously approved planned development zoning classification to allow the development of the site as a two family residence and a photography studio. The owner of the photography studio will be one of the residents of the site with an apartment over the garage area as the second residential structure. The applicant is not proposing any exterior modifications to the site or the any additional parking. The applicant is proposing the placement of a single ground mounted sign in the front yard area not to exceed six feet in height and sixty-four square feet in area. B. EXISTING CONDITIONS: The site contains an existing single-family structure in which the current owner 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 -0 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 in support of the proposed change in use from area residents. The Westchester/Heatherbrae, the Secluded Hills Property Owners Association, the Westbury Property Owners Association, 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 August 26, 2004 SUBDIVISION ITEM NO.: 16 Cont. FILE NO.: Z -6446-B D. ENGINEERING COMMENTS: Public Works: Taylor Loop is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 -feet from centerline will be required. A signed easement is required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Silver Recovery Unit required if film is developed on site. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992- 2431 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. 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 a Planned Development Commercial for a residence, an apartment and a photography studio. 3 August 26, 2004 SUBDIVISION ITEM NO.: 16 (Cont. FILE NO.: Z -6446-B The request does not require a change to the Land Use Plan. Master Street Plan: Taylor Loop Road is shown as a Minor Arterial on the Master Street Plan and may require dedication of right-of-way and street improvements. A Minor Arterial provides connections to and though an urban area and their primary function are to provide short distance travel within the urbanized area. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Residential Development goal in this area is to promote "a unique, healthy, and safe urban living environment." This revision would allow for a more diverse mix of uses in the neighborhood while affecting traffic minimally, both consistent with the neighborhood's Traffic and Transportation goals, and Residential Development goals. Landscape: Since there are no building expansions, extensive remodeling or new paved areas proposed, no landscaping upgrade is required by ordinance. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2004) Mr. Pat McGetrick was present representing the request. Staff stated the request was to revise a previously approved planned commercial development to allow the site to be used as a two family residence and a photography studio. Staff questioned Mr. McGetrick if the owner of the photography studio would be one of the residents. Mr. McGetrick stated he would. Staff also questioned if there were any employees of the business other than the owner. Mr. McGetrick stated there were no other employees. Mr. McGetrick stated the days and hours of operation were from 8:00 am to 6:00 pm six days per week. He stated most of the photo sessions took place off site. Staff stated a dedication of right-of-way was needed if the revision to the PD -C was approved. Mr. McGetrick stated the dedication was indicated on the site plan and the owner did intend to dedication the right-of-way to the City if the application was approved. Staff noted no additional landscaping would be required since there were no exterior modifications proposed as a part of the development. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 4 August 26, 2004 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z -6446-B H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the August 5, 2004 Subdivision Committee meeting. The applicant has indicated the days and hours of operation from 8:00 am to 6:00 pm six days per week. The applicant has also indicated there will be no employees of the business. The site plan indicates right-of-way dedication per the master Street Plan. The site plan indicates a dedication of right-of-way 45 -feet from the centerline along Taylor Loop Road. The applicant is proposing a revision to the existing PD -C to allow the development of the site as a two family residences and a photography studio. The owner of the photography studio will reside on the site and an area over the garage will be converted to a second residential unit. The applicant is not proposing any exterior modifications to the site or any additional parking. The applicant is proposing the placement of a single ground mounted sign in the front yard area not to exceed six feet in height and sixty-four square feet in area. Staff is supportive of the applicant's requested signage. To staff's knowledge there are no outstanding issues associated with the request. The use of the site as a photography studio should have minimal impact on the adjoining properties. The applicant is not proposing any modifications to the exterior of the structure, which should mitigate any potential impacts. The use of the site as a two family residences should also have minimal impact. The site plan indicates four parking spaces with a single garage stall for a total of five parking spaces. The residential aspect of the development would typically require three on-site parking spaces and since the owner of the commercial business will be living on-site this should reduce the need for additional parking for the commercial use. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. August 26, 2004 SUBDIVISION ITEM NO.: 16 (Cont. FILE NO.: Z. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. C9 FILE NO.: Z -6446-B NAME: Gillum Revised Short -form PD -C LOCATION: Located at 14116 Taylor Loop Road DEVELOPER: Corey Gillum Gillum Photography 315 North Bowman Road Little Rock, AR 72205 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue Little Rock, AR 72201 AREA: 0.66 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS P D -C FT. NEW STREET: 0 Single-family and a single chair beauty salon Revised PD -C Two family residence and photography studio VARIAN CESMAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Board of Directors approved Ordinance No. 17,696 on March 17, 1998 establishing Miller 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 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'). The Planning Commission voted to approved the requested revision to the PD -C by a vote of 7 ayes, 4 noes and 0 absent at its July 24, 2003 Public Hearing to allow the site FILE NO.: Z -6446-B Cont. to convert to a cosmetology school. There were four parking spaces located in the front yard area and the applicant proposed the placement of 23 parking spaces in the rear of the structure. The hours of operation were proposed as Tuesday through Saturday from 8:00 am to 4:30 pm. The Saturday hours of operation were to be bi-weekly only. City Beautiful Commission at their September 4, 2003 denied the reduced landscape strip along the northern property line. The item was withdrawn at the Board of Directors meeting prior to final action. A. PROPOSAUREQUEST: The applicant now proposes to revise a previously approved planned development zoning classification to allow the development of the site as a two family residence and a photography studio. The owner of the photography studio will be one of the residents of the site with an apartment over the garage area as the second residential structure. The applicant is not proposing any exterior modifications to the site or the any additional parking. The applicant is proposing the placement of a single ground mounted sign in the front yard area not to exceed six feet in height and sixty-four square feet in area. B. EXISTING CONDITIONS: The site contains an existing single-family structure in which the current owner 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 in support of the proposed change in use from area residents. The Westchester/Heatherbrae, the Secluded Hills Property Owners Association, the Westbury Property Owners Association, 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 FILE NO.: Z -6446-B Cont. C E F ENGINEERING COMMENTS: Public Works: Taylor Loop is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 -feet from centerline will be required. A signed easement is required. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Silver Recovery Unit required if film is developed on site. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992- 2431 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. CATA: No comment received. ISSUES/TECH N I CAUDES IG N: 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 a Planned Development Commercial for a residence, an apartment and a photography studio. The request does not require a change to the Land Use Plan. Q FILE NO.: Z -6446-B Cont.) Master Street Plan: Taylor Loop Road is shown as a Minor Arterial on the Master Street Plan and may require dedication of right-of-way and street improvements. A Minor Arterial provides connections to and though an urban area and their primary function are to provide short distance travel within the urbanized area. City Recognized Nei hborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Residential Development goal in this area is to promote "a unique, healthy, and safe urban living environment." This revision would allow for a more diverse mix of uses in the neighborhood while affecting traffic minimally, both consistent with the neighborhood's Traffic and Transportation goals, and Residential Development goals. Landscape: Since there are no building expansions, extensive remodeling or new paved areas proposed, no landscaping upgrade is required by ordinance. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2004) Mr. Pat McGetrick was present representing the request. Staff stated the request was to revise a previously approved planned commercial development to allow the site to be used as a two family residence and a photography studio. Staff questioned Mr. McGetrick if the owner of the photography studio would be one of the residents. Mr. McGetrick stated he would. Staff also questioned if there were any employees of the business other than the owner. Mr. McGetrick stated there were no other employees. Mr. McGetrick stated the days and hours of operation were from 8:00 am to 6:00 pm six days per week. He stated most of the photo sessions took place off site. Staff stated a dedication of right-of-way was needed if the revision to the PD -C was approved. Mr. McGetrick stated the dedication was indicated on the site plan and the owner did intend to dedication the right-of-way to the City if the application was approved. Staff noted no additional landscaping would be required since there were no exterior modifications proposed as a part of the development. There was no further discussion of the item. 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 August 5, 2004 Subdivision Committee meeting. The applicant has indicated the days and hours of operation from 8:00 am to 6:00 pm six days per week. The applicant has also indicated there will be no employees of the business. 4 FILE NO.: Z -6446-B (Cont. The site plan indicates right-of-way dedication per the master Street Plan. The site plan indicates a dedication of right-of-way 45 -feet from the centerline along Taylor Loop Road. The applicant is proposing a revision to the existing PD -C to allow the development of the site as a two family residences and a photography studio. The owner of the photography studio will reside on the site and an area over the garage will be converted to a second residential unit. The applicant is not proposing any exterior modifications to the site or any additional parking. The applicant is proposing the placement of a single ground mounted sign in the front yard area not to exceed six feet in height and sixty-four square feet in area. Staff is supportive of the applicant's requested signage. To staffs knowledge there are no outstanding issues associated with the request. The use of the site as a photography studio should have minimal impact on the adjoining properties. The applicant is not proposing any modifications to the exterior of the structure, which should mitigate any potential impacts. The use of the site as a two family residences should also have minimal impact. The site plan indicates four parking spaces with a single garage stall for a total of five parking spaces. The residential aspect of the development would typically require three on-site parking spaces and since the owner of the commercial business will be living on-site this should reduce the need for additional parking for the commercial use. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5 ITEM NO.: 16 FILE NO.: Z -6446-B NAME: Gillum Revised Short -form PD -C LOCATION: located at 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 days and hours of operation of the photography studio. 3. The site plan indicates an apartment and photography studio. Will there be two residences on the site? One in the single-family home and one in the garage C' apartment? Where will the photography studio be located? Will the owner live on v the site? 4. Will there be any employees of the business accessing the site to work? If so indicate the proposed number of employees. 4 5. Will there be any storage of vehicles used by the photography studio on the site during non -business hours? Variance/Waivers: None requested. Public Works: `�r �1. Ta for Loo is classified on the Master Stre as/ r arterial. A dedication Y p of right-of-way 45 -feet from centerline will be required. A signed easement is required. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Silver Recovery Unit required if film is developed on site. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Plannin . No comment. CATA: No comment received 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 a Planned Development Commercial for a residence, an apartment and a photography studio. The request does not require a change to the Land Use Plan. Master Street Plan: Taylor Loop Road is shown as a Minor Arterial on the Master Street Plan and may require dedication of right-of-way and street improvements. A Minor Arterial provides connections to and though an urban area and their primary function are to provide short distance travel within the urbanized area. City Recognized Neighborhood Action Plan-._ The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Residential Development goal in this area is to promote "a unique, healthy, and safe urban living environment." This revision would allow for a more diverse mix of uses in the neighborhood while affecting traffic minimally, both consistent with the neighborhood's Traffic and Transportation goals, and Residential Development goals. Landscape Since there are no building expansions, extensive remodeling or new paved areas proposed, no landscaping upgrade is required by ordinance. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, August 11, 2004.