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HomeMy WebLinkAboutZ-6473 Staff AnalysisApril 30, 1998 ITEM NO.: 13 FILE NO.• Z-6473 NAME: Hagood -- Short -Form PCD LOCATION: 8801 Arnold Street DEVELOPER• ENGINEER• James and Bessie Hagood None 8801 Arnold Street Little Rock, AR 72209 AREA: 0.26 Acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single -Family Residential PROPOSED USE: Single -Family Residence and a One -Chair Beauty Shop VARIANCESIWAIVERS REQUESTED: 1. A waiver of the additional five (5) foot right-of-way dedication for Arnold Street. A. PROPOSAWREQUEST: The applicant proposes to construct a 331 square foot addition to the existing residence at 8801 Arthur Street to be used as a one -chair beauty shop. The remainder of the structure will continue to be used as a single-family residence, occupied by the property owner. The proposed hours of operation are as follows: 8:00 a.m. to 5:00 p.m., Tuesday through Friday and 6:30 a.m. to 12:00 noon, Saturday The beauty shop will serve approximately 6-12 customers per day, Tuesday through Friday, and 5-7 customers on Saturdays. The customers will be taken by appointment only. B. EXISTING CONDITIONS: The site contains a 1,570 square foot, one-story single- family residence. April 30, 1998 SUSDIVTSION ITEM NO.: 13(Cont.)_FILE NO.: Z-6473 The general area contains a mixture of office and commercial uses and zoning to the east and south, along the north side of Baseline Road, with a mix of office, commercial and a school on the south side of Baseline Road. There are nine other single-family residences to the north and west along Arnold Street, with a multifamily complex further west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no neighborhood comment. The Cloverdale Neighborhood Association was notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Dedicate additional 5 foot of right-of-way on Arnold Street to meet commercial street standards. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. All driveways shall be concrete aprons per City Ordinance. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. E. UTILITIES ,AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No Comment. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: No Comment received. Water: A reduced pressure zone backflow preventer will be required prior to the first outlet on the domestic water service. This device is required whenever a beauty shop is served. Fire Department: No Comment. County Planning: No Comment. CATA: The site is within one block of Central Arkansas Transit's bus route #17 (Mabelvale-Downtown) and #17A (Mabelvale-UALR). F. ISSUES/TECHNICAL/DESIGN: Planning Division: The request is in the Geyer Springs West District. The Plan recommends Single Family. The request is for a home occupation (one hair care chair). As long as 2 April 30, 1998 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z-6473 the primary use is single family (owner occupied) with residential standards for signage etc. there is no Plan issue. Landscape Issues: No Comment. G. ANALYSIS• The site plan shows a concrete parking area which will accommodate 3-4 vehicles. Staff feels that the proposed parking arrangement will be adequate to serve the proposed use. As long as the primary use of the property is single-family (owner occupied) with residential standards for signage, the proposed use should have no adverse effect on the area. The applicant is requesting a waiver of the additional 5 foot right-of-way dedication for Arnold Street. Public Works has not indicated support of the waiver request. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD with the following conditions: 1. The beauty shop will be a one -chair operation only, using a maximum of 331 square feet. 2. The remainder of the structure will be maintained as a single-family residence. 3. Signage should not exceed the ordinance allowances for residential property (one ground -mounted sign not to exceed 1 square foot in area and 6 feet in height; one building -mounted sign not to exceed 1 square foot in area). 4. Compliance with the Public Works Comments SUBDIVISION COMMITTEE COMMENT: (APRIL 9, 1998) James and Bessie Hagood were present, representing the application. Staff gave a brief description of the rezoning request. Staff noted the signage requirements and the hours of operation. Mrs. Hagood stated that customers would be taken by appointment only. There was a detailed discussion relating to the required 5 foot additional right-of-way dedication. Mr. Hagood stated that he 3 April 30, 1998 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z-6473 did not know whether he would dedicate the right-of-way or request a waiver. After additional discussion, the Committee forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (APRIL 30, 1998) James and Bessie Hagood were present, representing the application. There was one objector present. Staff gave a brief description of the proposal with a recommendation of approval with conditions. Bessie Hagood addressed the Commission in support of the application. Mrs. Hagood gave a detailed description of the single -chair beauty shop operation. She noted that customers will be taken by appointment only and that there will be only a minimal amount of traffic. James Hagood also addressed the Commission in support of the application. He concurred with the comments made by Mrs. Hagood. Troy Laha addressed the Commission in opposition to the application. He stated that the proposed use does not comply with the neighborhood action plan for the area. There was a general discussion concerning the neighborhood plan. Commissioner Muse asked about the waiver of right-of-way dedication. Staff noted that the applicant had agreed to construct street improvements, primarily a concrete apron, which will equal 15% of the building construction cost. Therefore, Public Works supports the right-of-way waiver request. Commissioner Berry asked Mr. Laha if the neighborhood plan made any allowances for small businesses in homes. Mr. Laha responded that the plan does not. The hours of operation were briefly discussed. Commissioner Adcock asked if the PCD could be restricted to the current property owner only. Staff responded that the condition restricting a PCD to a certain property owner has been made in the past. Commissioner Nunnley asked the Hagoods if they were aware of the neighborhood plan or if they had any input on the plan. 4 April 30, 1998 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z-6473 Mrs. Hagood responded that she was not aware of the plan. Chairman Lichty asked Mrs. Hagood if she had any problem limiting the PCD to the current ownership of the property. Mrs. Hagood responded that she had no problem with that condition. There was a brief discussion concerning the PCD proposal in general. A motion was made to approve the PCD as recommended by staff with the added condition that the PCD zoning run with Mr. and Mrs. Hagood as the property owners only. The motion passed with a vote of 7 ayes and 4 nays. Commissioner Putnam noted that he voted in the negative based on the neighborhood action plan. A motion was made to approve the waiver of right-of-way dedication. The motion passed with a vote of 9 ayes and 2 nays. 5 FILE Na.: Z-6473 NAME: Hagood -- Short -Form PCD LOCATION: 8801 Arnold Street DEVELOPER: ENGINEER: James and Bessie Hagood None 8801 Arnold Street Little Rock, AR 72209 AREA: 0.26 Acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single -Family Residential PROPOSED USE: Single -Family Residence and a One -Chair Beauty Shop VARIANCES/WAIVERS REQUESTED: 1. A waiver of the additional five (5) foot right-of-way dedication for Arnold Street. A. PROPOSAL/REQUEST: The applicant proposes to construct a 331 square foot addition to the existing residence at 8801 Arthur Street to be used as a one -chair beauty shop. The remainder of the structure will continue to be used as a single-family residence, occupied by the property owner. The proposed hours of operation are as follows: 8:00 a.m. to 5:00 p.m., Tuesday through Friday and 6:30 a.m. to 12:00 noon, Saturday The beauty shop will serve approximately 6-12 customers per day, Tuesday through Friday, and 5-7 customers on Saturdays. The customers will be taken by appointment only. B. EXISTING CONDITIONS: The site contains a 1,570 square foot, one-story single- family residence. FILE NO.: Z-6473 (Cont. The general area contains a mixture of office and commercial uses and zoning to the east and south, along the north side of Baseline Road, with a mix of office, commercial and a school on the south side of Baseline Road. There are nine other single-family residences to the north and west along Arnold Street, with a multifamily complex further west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no neighborhood comment. The Cloverdale Neighborhood Association was notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Dedicate additional 5 foot of right-of-way on Arnold Street to meet commercial street standards. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. All driveways shall be concrete aprons per City Ordinance. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. E. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: No Comment. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: No Comment received. Water: A reduced pressure zone backflow preventer will be required prior to the first outlet on the domestic water service. This device is required whenever a beauty shop is served. Fire Department: No Comment. County Planning: No Comment. LATA: The site is within one block of Central'Arkansas Transit's bus route #17 (Mabelvale-Downtown) and #17A (Mabelvale-UALR). F. ISSUES TECHNICAL DESIGN: Planning Division: The request is in the Geyer Springs West District. The Plan recommends Single Family. The request is for a home occupation (one hair care chair). As long as the primary use is single family (owner occupied) with residential standards for signage etc. there is no Plan issue. 2 FILE NO.: Z-6473 Cont. Landsca a Issues: No Comment. G. ANALYSIS• The site plan shows a concrete parking area which will accommodate 3-4 vehicles. Staff feels that the proposed parking arrangement will be adequate to serve the proposed use. As long as the primary use of the property is single-family (owner occupied) with residential standards for signage, the proposed use should have no adverse effect on the area. The applicant is requesting a waiver of the additional 5 foot right-of-way dedication for Arnold Street. Public Works has not indicated support of the waiver request. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD with the following conditions: 1. The beauty shop will be a one -chair operation only, using a maximum of 331 square feet. 2. The remainder of the structure will be maintained as a single-family residence. 3. Signage should not exceed the ordinance allowances for residential property (one ground -mounted sign not to exceed 1 square foot in area and 6 feet in height; one building -mounted sign not to exceed 1 square foot in area) . 4. Compliance with the Public Works Comments SUBDIVISION COMMITTEE COMMENT: (APRIL 9, 1998) James and Bessie Hagood were present, representing the application. Staff gave a brief description of the rezoning request. Staff noted the signage requirements and the hours of operation. Mrs. Hagood stated that customers would be taken by appointment only. There was a detailed discussion relating to the required 5 foot additional right-of-way dedication. Mr. Hagood stated that he did not know whether he would dedicate the right-of-way or request a waiver. After additional discussion, the Committee forwarded the issue to the full Commission for final action. 3 FILE NO.: Z-6473 Cont. PLANNING COMMISSION ACTION: (APRIL 30, 1998) James and Bessie Hagood were present, representing the application. There was one objector present. Staff gave a brief description of the proposal with a recommendation of approval with conditions. Bessie Hagood addressed the Commission in support of the application. Mrs. Hagood gave a detailed description of the single -chair beauty shop operation. She noted that customers will be taken by appointment only and that there will be only a minimal amount of traffic. James Hagood also addressed the Commission in support of the application. He concurred with the comments made by Mrs. Hagood. Troy Laha addressed the Commission in opposition to the application. He stated that the proposed use does not comply with the neighborhood action plan for the area. There was a general discussion concerning the neighborhood plan. Commissioner Muse asked about the waiver of right-of-way dedication. Staff noted that the applicant had agreed to construct street improvements, primarily a concrete apron, which will equal 15% of the building construction cost. Therefore, Public Works supports the right-of-way waiver request. Commissioner Berry asked Mr. Laha if the neighborhood plan made any allowances for small businesses in homes. Mr. Laha responded that the plan does not. The hours of operation were briefly discussed. Commissioner Adcock asked if the PCD could be restricted to the current property owner only. Staff responded that the condition restricting a PCD to a certain property owner has been made in the past. Commissioner Nunnley asked the Hagoods if they were aware of the neighborhood plan or if they had any input on the plan. Mrs. Hagood responded that she was not aware of the plan. Chairman Lichty asked Mrs. Hagood if she had any problem limiting the PCD to the current ownership of the property. Mrs. Hagood responded that she had no problem with that condition. 4 FILE NO.: Z-6473 (Cont. There was a brief discussion concerning the PCD proposal in general. A motion was made to approve the PCD as recommended by staff with the added condition that the PCD zoning run with Mr. and Mrs. Hagood as the property owners only. The motion passed with a vote of 7 ayes and 4 nays. Commissioner Putnam noted that he voted in the negative based on the neighborhood action plan. A motion was made to approve the waiver of right-of-way dedication. The motion passed with a vote of 9 ayes and 2 nays. 5