Loading...
HomeMy WebLinkAboutZ-6446-C Staff AnalysisFILE NO.: Z -6446-C NAME: Robertson Short -form POD LOCATION: Located at 14116 Taylor Loop Road DEVELOPER. Chad Robertson 30 Orle Circle Little Rock, AR 72223 ENGINEER: BTE - Blaylock Threet Engineers, Inc. 1501 Market Street Little Rock, AR 72211 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: POD PROPOSED USE: Single-family, General and Professional Office and Chiropractor office with residences VARIANCESNVAIVERS 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 approve 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-C 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. The request included a reduced landscape strip along the northern perimeter. The City Beautiful Commission, at their September 4, 2003 public hearing, denied the reduced landscape strip along the northern property line. The item was withdrawn at the Board of Directors meeting prior to final action. An application was filed for the August 26, 2004, Planning Commission public hearing to allow a revision to the PD -C to allow the site to contain a two family residence and a photography studio. The owner of the photography studio would be one of the residents of the site with an apartment over the garage area as the second residential structure. No exterior modifications to the site or any additional parking were proposed. The applicant proposed the placement of a single ground mounted sign in the front yard area not to exceed six (6) feet in height and sixty-four (64) square feet in area. The applicant withdrew this request prior to the public hearing. A. PROPOSAUREQUEST: A new owner of the property is now requesting to rezone the site from PD -C to POD to allow the use of the property as general and professional office uses, a chiropractor clinic and a residence. The applicant has indicated the property will be marketed as a residence, an office use with a residential component or an office use without a residential component. The hours of operation are indicated 8 am to 6 pm Monday through Friday. The applicant is requesting the placement of a ground mounted monument sign within the front yard area. The sign is proposed as a four (4) foot by six (6) foot sign. B. EXISTING CONDITIONS: The site contains an existing single-family structure and is currently vacant. The site adjoins a PCD, which was originally approved for the former Harvest Foods Store and is currently vacant but the most recent use was 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 POD located north of the site approved for a dental office and further north is a PD -O currently being used as a veterinarian office. 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 6 FILE NO.: Z -6446-C Cont. 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 a few informational phone calls from the area property owners. All property owners located within 200 -feet of the site, all residents who could be identified located within 300 feet of the site and the Westchester Neighborhood Association were notified of the public hearing. D. ENGPr EERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPART MENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Contact Central Arkansas Water if additional fire protection or metered water service is required. Fire De artment: Fire hydrants may be required. Contact the Little Rock Fire Department for additional information. Count Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route 3 FILE NO.: Z -6446-C Cont. F. I SS UESITECHN ICAL/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 rezoning for a POD. The request does not require a change to the Land Use Plan. Master Street Plan: Taylor Loop Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary ilfunction is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicvcle Plan: A Class I bike route is shown along Taylor Loop Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Neighborhood Action Plan: This area is covered by the River Mountain Neighborhood Plan. The Residential Development goal states: "Enforce the construction of sidewalks with all types of development." Landscape, 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Landscaping will be required in conjunction of any newly paved parking areas. G. SUBDIVISION COMMITTEE COMMENT: (September 24, 2009) Mr. Robertson was present. Staff presented an overview of the request stating there were few outstanding technical issues in need of addressing related to the request. Staff stated the property was under new ownership and the previously approved PD -C did not allow for a transfer of uses for the property. Staff stated the new owner desired the allowance of general and professional office uses, a chiropractic office and a nail salon as allowable uses for the property. Staff stated the structure could also include residential in conjunction with the proposed non-residential uses. Staff stated they were not supportive of the allowance of the nail salon. Mr. Robertson stated he would remove the allowance of a nail salon from the request. Staff requested the applicant provide the days and hours of operation for the non-residential uses. Staff also requested the applicant provide the maximum number of employees for the non-residential uses. .19 FILE NO.: Z -6446-C Cont. Public Works comments were addressed. Staff stated any broken curb, gutter or sidewalk was to be repaired prior to the issues of a certificate of occupancy for the development. Landscaping comments were addressed. Staff stated any newly paved parking areas would require landscaping in conjunction with the construction. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 provided staff with a revised cover letter removing the nail salon as an allowable use for the property. The approval would allow for general and professional office uses and a chiropractor clinic and residence. The property will be marketed as a residence, an office use with a residential component or an office use without a residential component. The hours of operation for the non-residential uses are indicated 8 am to 6 pm Monday through Friday. Signage is proposed as a four (4) foot by six (6) foot sign within the front yard area. Staff is not supportive of the signage as proposed. Staff recommends the signage be smaller and more in keeping with signage allowed in residential district. Staff feels a two (2) by three (3) sign is adequate to serve as identification of the businesses located within the structure. Staff feels building signage should also comply with signage allowed in residential zones or a maximum of one square foot in area. Staff is generally supportive of the request to allow the rezoning of the site from PD -C to POD to allow the use of the property as proposed. Staff is not however supportive of the signage plan. As indicated staff feels signage should be more in keeping with signage permitted in residential zones. 1. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (OCTOBER 15, 2009) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had amended the signage request limiting the proposed signage to a three (3) foot by four (4) foot sign located within the front yard area. Staff stated the applicant had indicated the hours of operation were from 8 am to 6 pm Monday through Saturday and there would be a limit of a maximum of five (5) y7 FILE NO.: Z -6448-C employees. Staff stated to their knowledge there were no remaining outstanding technical issues associated with the request. Staff presented a recommendation of approval of the request subject to compliance with the comment and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 0 October 15, 2009 ITEM NO.: 5 FILE NO.: Z -6446-C NAME: Robertson Short -form POD LOCATION: Located at 14116 Taylor Loop Road DEVELOPER: Chad Robertson 30 Orle Circle Little Rock, AR 72223 FNr,INFFR- BTE - Blaylock Threet Engineers, Inc. 1501 Market Street Little Rock, AR 72211 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: POD PROPOSED USE: Single-family, General and Professional Office and Chiropractor office with residences VARIANCESM/AIVERS 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 approve 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 October 15, 2009 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z -6446-C 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. The request included a reduced landscape strip along the northern perimeter. The City Beautiful Commission, at their September 4, 2003 public hearing, denied the reduced landscape strip along the northern property line. The item was withdrawn at the Board of Directors meeting prior to final action. An application was filed for the August 26, 2004, Planning Commission public hearing to allow a revision to the PD -C to allow the site to contain a two family residence and a photography studio. The owner of the photography studio would be one of the residents of the site with an apartment over the garage area as the second residential structure. No exterior modifications to the site or any additional parking were proposed. The applicant proposed the placement of a single ground mounted sign in the front yard area not to exceed six (6) feet in height and sixty-four (64) square feet in area. The applicant withdrew this request prior to the public hearing. A. PROPOSAUREQUEST: A new owner of the property is now requesting to rezone the site from PD -C to POD to aliow the use of the property as general and professional office uses, a chiropractor clinic and a residence. The applicant has indicated the property will be marketed as a residence, an office use with a residential component or an office use without a residential component. The hours of operation are indicated 8 am to 6 pm Monday through Friday. The applicant is requesting the placement of a ground mounted monument sign within the front yard area. The sign is proposed as a four (4) foot by six (6) foot sign. B. EXISTING CONDITIONS: The site contains an existing single-family structure and is currently vacant. The site adjoins a PCD, which was originally approved for the former Harvest Foods Store and is currently vacant but the most recent use was 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 POD located north of the site approved for a dental office and further north is a PD -O currently being used as a veterinarian office. A POD located to the east of the site currently being used as an office use. E October 15, 2009 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z -6446-C 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 a few informational phone calls from the area property owners. All property owners located within 200 -feet of the site, all residents who could be identified located within 300 feet of the site and the Westchester Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Enter : No comment received. Center -Point Enema: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Contact Central Arkansas Water if additional fire protection or metered water service is required. 3 October 15, 2009 SUBDIVISION ITEM NO.: 5 (Cont.)_ FILE NO.: Z -6446-C Fire Department: Fire hydrants may be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUESITECHNICAL/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 rezoning for a POD. The request does not require a change to the Land Use Plan. Master Street Plan: Taylor Loop Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bike route is shown along Taylor Loop Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Nei hborhood Action Plan: This area is covered by the River Mountain Neighborhood Plan. The Residential Development goal states: "Enforce the construction of sidewalks with all types of development." Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Landscaping will be required in conjunction of any newly paved parking areas. G. SUBDIVISION COMMITTEE COMMENT: (September 24, 2009) Mr. Robertson was present. Staff presented an overview of the request stating there were few outstanding technical issues in need of addressing related to the request. Staff stated the property was under new ownership and the previously approved PD -C did not allow for a transfer of uses for the property. Staff stated rd October 15, 2009 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z -6446-C the new owner desired the allowance of general and professional office uses, a chiropractic office and a nail salon as allowable uses for the property. Staff stated the structure could also include residential in conjunction with the proposed non-residential uses. Staff stated they were not supportive of the allowance of the nail salon. Mr. Robertson stated he would remove the allowance of a nail salon from the request. Staff requested the applicant provide the days and hours of operation for the non-residential uses. Staff also requested the applicant provide the maximum number of employees for the non- residential uses. Public Works comments were addressed. Staff stated any broken curb, gutter or sidewalk was to be repaired prior to the issues of a certificate of occupancy for the development. Landscaping comments were addressed. Staff stated any newly paved parking areas would require landscaping in conjunction with the construction. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 provided staff with a revised cover letter removing the nail salon as an allowable use for the property. The approval would allow for general and professional office uses and a chiropractor clinic and residence. The property will be marketed as a residence, an office use with a residential component or an office use without a residential component. The hours of operation for the non-residential uses are indicated 8 am to 6 pm Monday through Friday. Signage is proposed as a four (4) foot by six (6) foot sign within the front yard area. Staff is not supportive of the signage as proposed. Staff recommends the signage be smaller and more in keeping with signage allowed in residential district. Staff feels a two (2) by three (3) sign is adequate to serve as identification of the businesses located within the structure. Staff feels building signage should also comply with signage allowed in residential zones or a maximum of one square foot in area. Staff is generally supportive of the request to allow the rezoning of the site from PD -C to POD to allow the use of the property as proposed. Staff is not however supportive of the signage plan. As indicated staff feels signage should be more in keeping with signage permitted in residential zones. 5 October 15, 2009 SUBDIVISION ITEM 1\10.: 5 (Cont. TAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: FILE NO.: Z -6446-C (OCTOBER 15, 2009) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had amended the signage request limiting the proposed signage to a three (3) foot by four (4) foot sign located within the front yard area. Staff stated the applicant had indicated the hours of operation were from 8 am to 6 pm Monday through Saturday and there would be a limit of a maximum of five (5) employees. Staff stated to their knowledge there were no remaining outstanding technical issues associated with the request. Staff presented a recommendation of approval of the request subject to compliance with the comment and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 0 ITEM NO.: 5. Z NAME: Robertson Short -form POD LOCATION: located at 14116 Taylor Loop Road Planning Staff Comments: 1. Provide notification of all property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than September 30, 2009. The Office of Planning and Development must receive the proof of notice no later than October 9, 2009. 2. The request includes a medical office, nail salon and general and professional office uses. In all cases will the person operating the business live within the structure? 3. Provide the days and hours of operation. 4. The request includes a 4' x 6' ground mounted sign within the front yard area. The previous approval allowed a 2' x 3' sign within the front yard area. 5. Provide the days and hours of operation for the proposed businesses. 6. Provide the maximum number of employees proposed for the uses indicated. VariancefWaivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Ener v: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 Item # 5. thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Contact Central Arkansas Water if additional fire protection or metered water service is required. Fire Department: Fire hydrants may be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 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 rezoning for a POD. The request does not require a change to the Land Use Plan. Master Street Plan: Taylor Loop Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bike route is shown along Taylor Loop Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Neighborhood Action Plan: This area is covered by the River Mountain Neighborhood Plan. The Residential Development goal states: "Enforce the construction of sidewalks with all types of development." Landscape* 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Landscaping will be required in conjunction of any newly paved parking areas. _Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, September 30, 2009. Item # 5.