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HomeMy WebLinkAboutZ-6744 Staff AnalysisFILE NO.: Z-6744 NAME: Johnson - Short -Form PD -C LOCATION: 1908 Green Meadow Drive r��vFT.npF!R Rose Grant Johnson 8711 Kennesaw Mountain Dr. Little Rock, AR 72209 AREA: 0.14 acre ZONING: R-3 ENGINEER: White-Daters and Associates 401 S. Victory Street Little Rock, AR 72201 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: Single-family residential PROPOSED USE: Three (3) chair beauty salon VARIANCES/WAIVERS REQUESTED: 1. Waiver of right-of-way dedication for Green Meadow Drive and West 20th Street, including radial dedication. 2. Waiver of street improvements to Green Meadow Drive and West 20th Street. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property at 1908 Green Meadow Drive from R-3 to PD -C to allow for the conversion of the existing 725 square foot single-family residential structure to a beauty salon. The proposed salon will be a three -chair operation (three operators). The proposed hours of operation are as follows: 9:00 a.m. - 8:00 p.m., Tuesday - Friday 7:00 a.m. - 4:30 p.m., Saturday The applicant proposes to construct a small area of parking along the east side of the existing building, with an access drive from Green Meadow Drive. A total of three (3) parking spaces is proposed. FILE NO.: Z-6744 (Cont. The applicant is requesting a waiver of right-of-way dedication for Green Meadows Drive and West 20th Street, including the 20 foot corner radial dedication. The applicant is also requesting a waiver of street improvements, including sidewalk, for these streets. B. EXISTING CONDITIONS: There is an existing single-family, one-story frame structure on the site. There are single-family residences to the north, south across West 20th Street, west and east across Green Meadow Dr. The Arkansas Veteran's Home is located further east along the south side of the West 20th Street. There is a church to the southeast, along the west side of Madison Street and an elementary school approximately three to four blocks to the northwest, along West 18th Street. C. NEIGHBORHOOD COMMENTS: The Oak Forest, Midway, Hope and Curran -Conway Neighborhood Associations were notified of the public hearing. As of the this writing, staff has received one (1) phone call from a neighbor supporting this application. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Green Meadow and West 20th Street are classified by the Master Street Plan as a commercial streets. Dedicate right-of-way to 30 feet from centerline on each street. 2. A 20 feet radial dedication of right-of-way is required at the corner of Green Meadow and West 20th Street. 3. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. 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, not adversely affected. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment received. 2 FILE NO.: Z-6744 (Cont.) Water: RPZ backflow prevention is required prior to the first outlet on water supplies for beauty salons. Fire Department: No Comment. County Plannin : No Comment received. CATA: No Comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the I-630 Planning District. The Land Use Plan currently shows Single Family for this location. The Land Use Plan Amendment of July 22, 1999 to change from Single Family to Mixed Use was denied. The proposed use of a beauty salon is not consistent with the current land use category. City Recognized Neighborhood Action Plan: The Oak Forest Neighborhood recommends that new commercial be located along corridors, namely 12th Street. Landscape Issues: The proposed on-site street buffer along Green Meadow Drive is three feet short of minimum width requirement of five feet. The proposed on-site landscape strip along West 20' Street and along the northern perimeter drops below the minimum width allowed of four feet. A six foot high opaque screen is required along the northern perimeter. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. Prior to a building permit being issued, a detailed landscape plan must be approved by the Plans Review Specialist. G. ANALYSIS: The applicant submitted a revised site plan on September 15, 1999. The revised plan addresses the issues as raised by the Subdivision Committee and staff. The parking area has been redesigned to provide the appropriate land use and street buffers. The required screening along the north property line has also been noted. 3 FILE NO.: Z-6744 (Cont. The proposed ground -mounted sign has been moved to meet the required setback of five (5) feet from property lines. The applicant has noted that the sign will have a maximum height of six (6) feet and a maximum area of 20 square feet. As noted in paragraph A., the applicant is requesting a waiver of right-of-way dedication for Green Meadow Drive and West 20th Street, including the 20 foot corner radial. Public Works'supports the waiver request, with the exception of the 20 foot radial dedication. The applicant has agreed to the radial dedication and has noted such on the revised site plan. The applicant also requested a waiver of street improvements to Green Meadow Drive and West 20th Street. However, the applicant has agreed to a 15 percent in -lieu contribution for future street construction, as suggested by Public Works. Therefore, there are no outstanding Public Works issues associated with this application. The ordinance would typically require three (3) parking spaces for a beauty salon of this size (1 space for each 200 square feet of gross floor area). The parking area proposed consists of three (3) spaces. Based on the fact that this is proposed to be a three (3) chair operation (3 operators), staff feels that the proposed parking will not be sufficient to support the proposed use. Given the small size of this property, three (3) spaces is the maximum that can be provided with all appropriate buffers. Aside from the size constraints associated with this property, staff cannot support the proposed use of the property. Staff feels that it would be inappropriate to introduce a commercial use into this single-family residential area. Based on the fact that the proposed use is not consistent with the current land use plan and based on the traffic and parking issue, staff feels that the proposed commercial use will not be compatible with the surrounding single-family area. H. STAFF RECOMMENDATIONS: Staff recommends denial of the proposed PD -C rezoning. 4 FILE NO.: Z-6744 (Cont.) SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 9, 1999) Rose Johnson was present, representing the application. Staff gave a brief description of the proposed PD -C rezoning. The technical issues regarding the proposed parking area were briefly discussed, including increased land use and street buffers and screening along the north property line. Mrs. Johnson indicated that the site plan would be revised to meet typical ordinance standards. The Public Works requirements were also briefly discussed. Mrs. Johnson stated that she would likely request a waiver of the right-of-way dedication and street improvements for West 20' Street and Green Meadow Drive. This issue was briefly discussed. Staff noted that Mrs. Johnson would need to contact the building codes division and discuss what structural improvements would need to be made to the building (wiring, plumbing, etc.) After the discussion, the Committee forwarded the PD -C to the full Commission for resolution. PLANNING COMMISSION ACTION: (SEPTEMBER 30, 1999) Rose Johnson was present, representing the application. Staff gave a brief description of the proposed PD -C zoning and a recommendation of denial. Rose Johnson addressed the Commission in support of the rezoning application. Commissioner Hawn commented on the previous application for land use change for this property. He noted that the Commission suggested that Mrs. Johnson apply for the PD -C rezoning. Commissioner Berry asked Mrs. Johnson if any of her customers would walk to the site from the neighborhood. Mrs. Johnson stated that some would and that one (1) of the employees lived nearby and would walk to the site. Commissioner Nunnley asked if staff supported the previous land use plan amendment for this property. 5 FILE NO.: Z-6744 (Cont.) Staff responded that the proposed amendment was not supported. Commissioner Nunnley briefly discussed compatibility issues. Larry Polk addressed the commission with several concerns. He asked if rezoning this property would set a precedence. Tony Bozynski, Assistant Director of Planning and Development, noted that the application was just for this particular piece of property. Mr. Polk noted concerns with the up -keep of the property, customer traffic and parking. Mr. Polk expressed a concern that the rezoning could effect insurance rates and values of nearby properties. Chairman Earnest explained the previous proposed Land Use Plan Amendment application and noted that the Commission suggested that Mr. Johnson file for a PD -C. Commissioner Muse asked Mrs. Johnson to comment on parking for the proposed use. Mrs. Johnson stated that one employee lives nearby and will walk to the site and that one employee is part-time and works only a few hours per day. She noted that people in this area park on the street. She noted that there are no "no parking" zones in the area. Commissioner Muse asked about the number of customers per day that would be expected. Mrs. Johnson stated that there would typically be 9 to 10 customers per day. She stated that she would work full-time and the other two employees would be part-time. There was further discussion related to the parking issue. Commissioner Faust asked if the neighborhood supported the rezoning. Mrs. Johnson stated that the neighbors supported the rezoning. There was additional discussion related to the surrounding neighborhood. Commissioner Hawn asked if the structure was currently occupied. 6 FILE NO.: Z-6744 (Cont. Mrs. Johnson stated that her children live there currently, but will move out. Commissioner Nunnley expressed concerns with the hours of operation. The proposed hours of operation were briefly discussed. Mrs. Johnson stated that the hours could run past 8:00 p.m. Staff suggested that the PD -C zoning be for Mrs. Johnson's property ownership only and her specific use. Parking and traffic issues were discussed further. Commissioner Hawn made a motion to approve the PD -C rezoning as submitted, to include waiver of the right-of-way dedication for Green Meadow Drive and West 20th street with the exception of the 20 foot corner radial dedication and for the PD -C zoning to run with Rose Johnson as property owner only. Commissioner Nunnley seconded the motion. Stephen Giles, City Attorney, expressed concern with the PD -C being for a specific property owner. He noted that it could cause financing problems in the future. Having a planned development approved for a specific property owner was discussed further. Commissioner Hawn amended the motion to exclude the requirement to restrict the PD -C to Rose Johnson's ownership only. Commissioner Nunnley refused to amend his second to the original motion. Mr. Giles further stated that the PD -C should not run with the land owner. This issue was discussed. Commissioner Muse asked Mrs. Johnson how much retail business (traffic) would be associated with the proposed use. Mrs. Johnson responded that there would be no retail line of products. The Chairman called for a vote on the original motion which was to approve the PD -C as submitted, to include waiver of right-of- way dedication for Green Meadow Drive and West 20th Street with the exception of the 20 foot corner radial dedication and for the PD -C zoning to run with Rose Johnson as property owner only. 7 FILE NO.: Z-6744 (Cont.) The motion failed by a vote of 1 aye, 10 nays and 0 absent. Another motion was made to approve the PD -C as submitted, to include waiver of right-of-way dedication for Green Meadow Drive and West 20th Street with the exception of the 20 foot corner radial dedication and for the PD -C to be for a three (3) chair beauty salon use only. The motion was approved by a vote of 10 ayes, 0 nays, 0 absent and 1 abstention (Nunnley). 8 September 30, 1999 ITEM NO.: 6 NAME: Johnson - Short -Form PD -C LOCATION: 1908 Green Meadow Drive DEVELOPER: ENGINEER: FILE NO.: Z-6744 Rose Grant Johnson White-Daters and Associates 8711 Kennesaw Mountain Dr. 401 S. Victory Street Little Rock, AR 72209 Little Rock, AR 72201 AREA: 0.14 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-3 ALLOWED USES: Single-family residential PROPOSED USE: Three (3) chair beauty salon VARIANCES/WAIVERS REQUESTED: 1. Waiver of right-of-way dedication for Green Meadow Drive and West 20th Street, including radial dedication. 2. Waiver of street improvements to Green Meadow Drive and West 20th Street. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property at 1908 Green Meadow Drive from R-3 to PD -C to allow for the conversion of the existing 725 square foot single-family residential structure to a beauty salon. The proposed salon will be a three -chair operation (three operators). The proposed hours of operation are as follows: 9:00 a.m. - 8:00 p.m., Tuesday - Friday 7:00 a.m. - 4:30 p.m., Saturday The applicant proposes to construct a small area of parking along the east side of the existing building, with an September 30, 1999 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6744 access drive from Green Meadow Drive. A total of three (3) parking spaces is proposed. The applicant is requesting a waiver of right-of-way dedication for Green Meadows Drive and West 20t"' Street, including the 20 foot corner radial dedication. The applicant is also requesting a waiver of street improvements, including sidewalk, for these streets. B. EXISTING CONDITIONS: There is an existing single-family, one-story frame structure on the site. There are single-family residences to the north, south across West 20th Street, west and east across Green Meadow Dr. The Arkansas Veteran's Home is located further east along the south side of the West 20th Street. There is a church to the southeast, along the west side of Madison Street and an elementary school approximately three to four blocks to the northwest, along West 18th Street. C. NEIGHBORHOOD COMMENTS: The Oak Forest, Midway, Hope and Curran -Conway Neighborhood Associations were notified of the public hearing. As of the this writing, staff has received one (1) phone call from a neighbor supporting this application. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Green Meadow and West 20th Street are classified by the Master Street Plan as a commercial streets. Dedicate right-of-way to 30 feet from centerline on each street. 2. A 20 feet radial dedication of right-of-way is required at the corner of Green Meadow and West 20th Street. 3. Provide design of streets conforming to " MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. S. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2 September 30, 1999 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6744 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment received. Water: RPZ backflow prevention is required prior to the first outlet on water supplies for beauty salons. Fire Department: No Comment. County Plannin : No Comment received. CATA: No Comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the I-630 Planning District. The Land Use Plan currently shows Single Family for this location. The Land Use Plan Amendment of July 22, 1999 to change from Single Family to Mixed Use was denied. The proposed use of a beauty salon is not consistent with the current land use category. City Recognized Neighborhood Action Plan: The Oak Forest Neighborhood recommends that new commercial be located along corridors, namely 12th Street. Landscape Issues: The proposed on-site street buffer along Green Meadow Drive is three feet short of minimum width requirement of five feet. The proposed on-site landscape strip along West 20th Street and along the northern perimeter drops below the minimum width allowed of four feet. A six foot high opaque screen is required along the northern perimeter. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. 3 September 30, 1999 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6744 Prior to a building permit being issued, a detailed landscape plan must be approved by the Plans Review Specialist. G. ANALYSIS: The applicant submitted a revised site plan on September 15, 1999. The revised plan addresses the issues as raised by the Subdivision Committee and staff. The parking area has been redesigned to provide the appropriate land use and street buffers. The required screening along the north property line has also been noted. The proposed ground -mounted sign has been moved to meet the required setback of five (5) feet from property lines. The applicant has noted that the sign will have a maximum height of six (6) feet and a maximum area of 20 square feet. As noted in paragraph A., the applicant is requesting a waiver of right-of-way dedication for Green Meadow Drive and West 20th Street, including the 20 foot corner radial. Public Works supports the waiver request, with the exception of the 20 foot radial dedication. The applicant has agreed to the radial dedication and has noted such on the revised site plan. The applicant also requested a waiver of street improvements to Green Meadow Drive and West 20th Street. However, the applicant has agreed to a 15 percent in -lieu contribution for future street construction, as suggested by Public Works. Therefore, there are no outstanding Public Works issues associated with this application. The ordinance would typically require three (3) parking spaces for a beauty salon of this size (1 space for each 200 square feet of gross floor area). The parking area proposed consists of three (3) spaces. Based on the fact that this is proposed to be a three (3) chair operation (3 operators), staff feels that the proposed parking will not be sufficient to support the proposed use. Given the small size of this property, three (3) spaces is the maximum that can be provided with all appropriate buffers. 4 September 30, 1999 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6744 Aside from the size constraints associated with this property, staff cannot support the proposed use of the property. Staff feels that it would be inappropriate to introduce a commercial use into this single-family residential area. Based on the fact that the proposed use is not consistent with the current land use plan and based on the traffic and parking issue, staff feels that the proposed commercial use will not be compatible with the surrounding single-family area. H. STAFF RECOMMENDATIONS: Staff recommends denial of the proposed PD -C rezoning. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 9, 1999) Rose Johnson was present, representing the application. Staff gave a brief description of the proposed PD -C rezoning. The technical issues regarding the proposed parking area were briefly discussed, including increased land use and street buffers and screening along the north property line. Mrs. Johnson indicated that the site plan would be revised to meet typical ordinance standards. The Public Works requirements were also briefly discussed. Mrs. Johnson stated that she would likely request a waiver of the right-of-way dedication and street improvements for West 20' Street and Green Meadow Drive. This issue was briefly discussed. Staff noted that Mrs. Johnson would need to contact the building codes division and discuss what structural improvements would need to be made to the building (wiring, plumbing, etc.) After the discussion, the Committee forwarded the PD -C to the full Commission for resolution. 5 September 30, 1999 SUBDIVISION ITEM NO_: 6 (Cont.) FILE NO.: Z-6744 PLANNING COMMISSION ACTION: (SEPTEMBER 30, 1999) Rose Johnson was present, representing the application. Staff gave a brief description of the proposed PD -C zoning and a recommendation of denial. Rose Johnson addressed the Commission in support of the rezoning application. Commissioner Hawn commented on the previous application for land use change for this property. He noted that the Commission suggested that Mrs. Johnson apply for the PD -C rezoning. Commissioner Berry asked Mrs. Johnson if any of her customers would walk to the site from the neighborhood. Mrs. Johnson stated that some would and that one (1) of the employees lived nearby and would walk to the site. Commissioner Nunnley asked if staff supported the previous land use plan amendment for this property. Staff responded that the proposed amendment was not supported. Commissioner Nunnley briefly discussed compatibility issues. Larry Polk addressed the commission with several concerns. He asked if rezoning this property would set a precedence. Tony Bozynski, Assistant Director of Planning and Development, noted that the application was just for this particular piece of property. Mr. Polk noted concerns with the up -keep of the property, customer traffic and parking. Mr. Polk expressed a concern that the rezoning could effect insurance rates and values of nearby properties. Chairman Earnest explained the previous proposed Land Use Plan Amendment application and noted that the Commission suggested that Mr. Johnson file for a PD -C. Commissioner Muse asked Mrs. Johnson to comment on parking for the proposed use. C September 30, 1999 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6744 Mrs. Johnson stated that one employee lives nearby and will walk to the site and that one employee is part-time and works only a few hours per day. She noted that people in this area park on the street. She noted that there are no "no parking" zones in the area. Commissioner Muse asked about the number of customers per day that would be expected. Mrs. Johnson stated that there would typically be 9 to 10 customers per day. She stated that she would work full-time and the other two employees would be part-time. There was further discussion related to the parking issue. Commissioner Faust asked if the neighborhood supported the rezoning. Mrs. Johnson stated that the neighbors supported the rezoning. There was additional discussion related to the surrounding neighborhood. Commissioner Hawn asked if the structure was currently occupied. Mrs. Johnson stated that her children live there currently, but will move out. Commissioner Nunnley expressed concerns with the hours of operation. The proposed hours of operation were briefly discussed. Mrs. Johnson stated that the hours could run past 8:00 p.m. Staff suggested that the PD -C zoning be for Mrs. Johnson's property ownership only and her specific use. Parking and traffic issues were discussed further. Commissioner Hawn made a motion to approve the PD -C rezoning as submitted, to include waiver of the right-of-way dedication for Green Meadow Drive and West 20th street with the exception of the 20 foot corner radial dedication and for the PD -C zoning to run with Rose Johnson as property owner only. Commissioner Nunnley seconded the motion. 7 September 30, 1999 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-6744 Stephen Giles, City Attorney, expressed concern with the PD -C being for a specific property owner. He noted that it could cause financing problems in the future. Having a planned development approved for a specific property owner was discussed further. Commissioner Hawn amended the motion to exclude the requirement to restrict the PD -C to Rose Johnson's ownership only. Commissioner Nunnley refused to amend his second to the original motion. Mr. Giles further stated that the PD -C should not run with the land owner. This issue was discussed. Commissioner Muse asked Mrs. Johnson how much retail business (traffic) would be associated with the proposed use. Mrs. Johnson responded that there would be no retail line of products. The Chairman called for a vote on the original motion which was to approve the PD -C as submitted, to include waiver of right-of- way dedication for Green Meadow Drive and West 20th Street with the exception of the 20 foot corner radial dedication and for the PD -C zoning to run with Rose Johnson as property owner only. The motion failed by a vote of 1 aye, 10 nays and 0 absent. Another motion was made to approve the PD -C as submitted, to include waiver of right-of-way dedication for Green Meadow Drive and West 20th Street with the exception of the 20 foot corner radial dedication and for the PD -C to be for a three (3) chair beauty salon use only. The motion was approved by a vote of 10 ayes, 0 nays, 0 absent and 1 abstention (Nunnley). 8