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HomeMy WebLinkAboutZ-6884 Staff AnalysisFILE NO.: Z-6884 NAME: Jones - Short -Form PD -C I T.ocATbN: 3222 West 12th Street DEVELOPER: Bonnie Jones 1872 Schiller Street Little Rock, AR 72202 AREA: 0.2 acre ZONING: R-3 SIIRVEYOR: 011en Dee Wilson P. O. Box 604 No. Little Rock, AR 72115-0604 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: Single Family Residential PROPOSED USE: Beauty Salon VARIANCES/WAIVERS REQUESTED: None Requested_ A. PROPOSAL/REQUEST: The applicant proposes to rezone the property at 3222 West 12th Street from R-3 to PD -C in order to convert the existing single family structure into a beauty salon. The proposed beauty salon will be a four (4) chair operation. The proposed hours of operation will be 7:00 a.m. - 7:00 p.m., Tuesday through Saturday. The applicant has noted that there would be a wall sign on the 12th Street side of the building which would occupy no more than 10 percent of the building's facade. The applicant is proposing to asphalt a small area in the rear yard for three (3) new parking spaces. There is one (1) existing parking space within the existing garage structure. The property will be accessed by utilizing an existing driveway from Brown Street. B. EXISTING CONDITIONS: There is an existing one-story frame single family structure on the site. There is an accessory garage FILE NO.: Z-6884 (Cont.) structure in the rear yard, accessed by an existing driveway near the northwest corner of the property. There is an existing paved alley along the property's north property line. Y ere are single family residences to the north and east. A commercial building is located to the west across Brown Street. There are also single family residences to the south across West 12th Street, with a commercial building to the southeast. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The Central High, Stephens Area Faith, Pine to Woodrow and Capitol Hill Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: E. PUBLIC WORKS CONDITIONS: 1. Right-of-way dedication required per the "MSP" (70 feet required on 12th Street and 60 feet on Brown). Minimum alley dedication to 20 feet width. With Construction 2. Proposed design of streets conforming to "MSP" is required. 3. Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP". 4. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment. ARKLA: No Comment received. Southwestern Bell: No Comment. Water: Contact Carroll Keatts (phone 377-1241) at the Little Rock Municipal Water Works regarding backflow prevention requirements for beauty salons. Fire Department: No Comment. 2 FILE NO.: Z-6884 (Cont. County Planning: No Comment received. CATA: No effect_ On bus route #3 and close to #9. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the I-630 Planning District. The applicant's property is located in an area shown as Mixed Use on the Future Land Use Plan. The request is for a zone change from R-3 Single Family to a Planned Development -Commercial. The applicant wishes to redevelop the property for a beauty shop. This change does not require a land use plan amendment. City Recognized Neighborhood Action Plan: This request is located in an area covered by the Stephens Area Neighborhood Action Plan. The Stephens Area Neighborhood Action Plan contains the economic development goal of enticing local businesses to locate in the Stephens area. An action statement relevant to this application is working with Economic Development and Chamber of Commerce to establish 12th and Woodrow Streets as a high priority Economic Development Concentration area. Landscape Issues: A six foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, is required along the eastern site perimeter. G. SUBDIVISION COMMITTEE COMMENT: (JULY 13, 2000) Bonnie Jones and Sandra Giles were present, representing the application. Staff briefly described the PD -C. Mrs. Jones noted that there would be no dumpster on the site and that the proposed sign location would be provided to staff. The required right-of-way dedications were briefly discussed. It was noted that a waiver of this requirement could be requested. Staff noted that a revised site plan needed to be submitted to provide on-site parking and the appropriate landscaped areas. 3 FILE NO.: Z-6884 (Cont.) It was also suggested that Mrs. Jones contact the neighborhood associations in the area. After the discussion, the Committee forwarded the PD -C to the -full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on July 24, 2000. The revised plan addresses the concerns as raised by staff and the Subdivision Committee. The parking plan with landscaped areas (street and building) and screening along the east property line has been shown. The revised plan also shows the right-of-way to be dedicated as required by Public Works. The proposed site plan shows a total of four (4) parking spaces, three (3) new spaces within the rear yard area and one (1) existing space within the existing garage structure. The ordinance would typically require six (6) parking spaces for a beauty salon of this size. Staff has no problem with the parking plan as proposed. To staff's knowledge, there are no outstanding issues associated with the proposed PD -C. The applicant has done an adequate job in addressing the issues as raised by staff and the Subdivision Committee. Staff feels that the proposed PD -C zoning will have no adverse effect on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -C zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Any site lighting must be low-level and directed away from adjacent property. 3. Signage will be limited to a wall sign on the 12th Street side of the building not to exceed 10 percent of the building's fagade . PLANNING COMMISSION ACTION: (AUGUST 3, 2000) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairperson placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended 4 FILE NO.: Z-6884 (Cont. by staff. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. W August 3, 2000 ITEM NO.: 4 NAME: Jones - Short -Form PD -C LOCATION: 3222 West 12th Street DEVELOPER: Bonnie Jones 1872 Schiller Street Little Rock, AR 72202 AREA: 0.2 acre FILE NO.: Z-6884 SURVEYOR: 011en Dee Wilson P. O. Box 604 No. Little Rock, AR 72115-0604 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-3 ALLOWED USES: Single Family Residential PROPOSED USE: Beauty Salon VARIANCES/WAIVERS REQUESTED: A. PROPOSAL/REQUEST: None Requested. The applicant proposes to rezone the property at 3222 West 12th Street from R---3 to PD -C in order to convert the existing single family structure into a beauty salon. The proposed beauty salon will be a four (4) chair operation. The proposed hours of operation will be 7:00 a.m. - 7:00 p.m., Tuesday through Saturday. The applicant has noted that there would be a wall sign on the 12th Street side of the building which would occupy no more than 10 percent of the building's fagade. The applicant is proposing to asphalt a small area in the rear yard for three (3) new parking spaces. There is one (1) existing parking space within the existing garage structure. The property will be accessed by utilizing an existing driveway from Brown Street. August 3, 2000 SUBDIVISION ITEM NO.: 4 (Cont. B. EXISTING CONDITIONS: FILE NO.: Z-6884 There is an existing one-story frame single family structure on the site. There is an accessory garage structure in the rear yard, accessed by an existing driveway near the northwest corner of the property. There is an existing paved alley along the property's north property line. There are single family residences to the north and east. A commercial building is located to the west across Brown Street. There are also single family residences to the south across West 12th Street, with a commercial building to the southeast. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The Central High, Stephens Area Faith, Pine to Woodrow and Capitol Hill Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Right-of-way dedication required per the "MSP" (70 feet required on 12th Street and 60 feet on Brown). Minimum alley dedication to 20 feet width. With Construction 2. Proposed design of streets conforming to "MSP" is required. 3. Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP". 4. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L : No Comment. ARKLA: No Comment received. Southwestern Bell: No Comment. 2 August 3, 2000 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-6884 Water: Contact Carroll Keatts (phone 377-1241) at the Little Rock Municipal Water Works regarding backflow prevention requirements for beauty salons. Fire Department: No Comment. County Planning: No Comment received. CATA: No effect. On bus route #3 and close to #9. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the I-630 Planning District. The applicant's property is located in an area shown as Mixed Use on the Future Land Use Plan. The request is for a zone change from R-3 Single Family to a Planned Development -Commercial. The applicant wishes to redevelop the property for a beauty shop. This change does not require a land use plan amendment. City Recognized Neighborhood Action Plan: This request is located in an area covered by the Stephens Area Neighborhood Action Plan. The Stephens Area Neighborhood Action Plan contains the economic development goal of enticing local businesses to locate in the Stephens area. An action statement relevant to this application is working with Economic Development and Chamber of Commerce to establish 12"x' and Woodrow Streets as a high priority Economic Development Concentration area. Landscape Issues: A six foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, is required along the eastern site perimeter. G. SUBDIVISION COMMITTEE COMMENT: (JULY 13, 2000) Bonnie Jones and Sandra Giles were present, representing the application. Staff briefly described the PD -C. Mrs. Jones noted that there would be no dumpster on the site and that the proposed sign location would be provided to staff. 3 August 3, 2000 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-6884 The required right-of-way dedications were briefly discussed. It was noted that a waiver of this requirement could be requested. Staff noted that a revised site plan needed to be submitted to provide on-site parking and the appropriate landscaped areas. It was also suggested that Mrs. Jones contact the neighborhood associations in the area. After the discussion, the Committee forwarded the PD -C to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on July 24, 2000. The revised plan addresses the concerns as raised by staff and the Subdivision Committee. The parking plan with landscaped areas (street and building) and screening along the east property line has been shown. The revised plan also shows the right-of-way to be dedicated as required by Public Works. The proposed site plan shows a total of four (4) parking spaces, three (3) new spaces within the rear yard area and one (1) existing space within the existing garage structure. The ordinance would typically require six (6) parking spaces for a beauty salon of this size. Staff has no problem with the parking plan as proposed. To staff's knowledge, there are no outstanding issues associated with the proposed PD -C.. The applicant has done an adequate job in addressing the issues as raised by staff and the Subdivision Committee. Staff feels that the proposed PD -C zoning will have no adverse effect on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -C zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Any site lighting must be low-level and directed away from adjacent property. 4 August 3, 2000 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-6884 3. Signage will be limited to a wall sign on the 12th Street side of the building not to exceed 10 percent of the building's fagade. PLANNING COMMISSION ACTION: (AUGUST 3, 2000) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairperson placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. 5