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HomeMy WebLinkAboutZ-6899 Staff AnalysisSeptember 14, 2000 ITEM NO.: 7 NAME: Wilson - Short -Form PCD LOCATION: 4520 Cobb Street DEVELOPER: Chester and Beverly Wilson 4520 Cobb Street Little Rock, AR 72204 AREA: Approx. 0.698 acre FT. NEW STREET: 0 ZONING: R-3 FILE NO.: Z-6899 SURVEYOR: 011en Dee Wilson P. O. Box 604 No. Little Rock, NUMBER OF LOTS: 1 AR 72115-0604 ALLOWED USES: Single -Family Residential PROPOSED USE: VARIANCES/WAIVERS REQUESTED: A. PROPOSAL/REQUEST: Single Family Residential and a Beauty Salon None requested. The applicant proposes to rezone the property at 4520 Cobb Street from R-3 to PCD to allow for the operation of a beauty salon within the existing single family residential structure. The property owners, Chester and Beverly Wilson, will also live in the structure. The Wilsons note that the residential appearance of the property will be maintained. The applicants propose the beauty salon to have two (2) operators and one (1) manicurist, with operating hours of 9:00 a.m. - 7:00 p.m., Tuesday -Saturday. The applicants propose to utilize 500 square feet of the 1,161 square foot residential structure for the beauty salon use. September 14, 2000 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6899 The applicants also propose to install eight (8) gravel parking spaces on the south side of the existing structure and utilize gravel drives (existing and proposed) to serve the property. The applicant has noted that an in -lieu contribution will be made for the future street improvements to Cobb Street. The applicant also notes that a handicap entrance will be provided at the rear of the building. The proposed site plan also shows a 35 foot by 35 foot garage addition on the north side of the residential structure, which will be part of the residential use of the property. The site plan also shows a ground -mounted sign along the front property line. The proposed sign will have an area of approximately 6 1-t square feet and a height of 4 feet. The applicant has also filed for a Land Use Plan Amendment for this property (Item 7.1 on this agenda). B. EXISTING CONDITIONS: There is an existing one-story frame single family residential structure on the site, with a gravel access drive from Cobb Street. The areas of this property immediately north and west of the existing structure are tree covered. There are single family residences to the north, south and east across Cobb Street. There is a mixture of commercial uses further south along Asher Avenue. There is a single family structure and undeveloped R-3 zoned property to the west, with the Rosedale Optimist Club baseball fields further west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The John Barrow and Westwood Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Cobb Street is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to 2 September 14, 2000 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6899 this street including 5 -foot sidewalk with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Show parking for customers and employees on the site plan. 5. Pave driveway to prevent gravel dragging onto the public street. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comments received. ARKT.A: No Comments received. Southwestern Bell: No Comments received. Water: No objection. Contact the Water Works if additional water service is required. Fire Department: No Comments. County Planning: No Comments received. CATA: Site is on bus route #14 and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Single Family for this location. The applicant's property is currently zoned R-3 Single Family. The applicant wishes to change the zoning to a Planned Commercial Development to develop the property for a two -chair beauty salon. A land use plan amendment for a change to Mixed Use is a separate item on this agenda. City Recognized Neighborhood Action Plan: The John Barrow Neighborhood Area Plan recommends reviewing the appropriateness of existing zoning classifications to determine if those classifications compromise the interest 3 September 14, 2000 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: Z-6899 to revitalize or stabilize the housing and infrastructure and improve the overall appearance of the John Barrow Neighborhood area. Landsca a Issues: A six foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, is required to help screen this site from the residential properties to the north; south and west. G. SUBDIVISION COMMITTEE COMMENT: (AUGUST , 2000) Beverly Wilson was present, representing the application. Staff briefly described the proposed PCD and noted that the area of the building to be devoted to the beauty salon use and signage details needed to be provided by the applicant. In response to a question from staff, Mrs. Wilson noted that there would be no dumpster on the site. The Public Works requirements were briefly discussed. The applicant providing an in -lieu contribution for the street improvements to Cobb Street was briefly discussed. Bob Turner, Director of Public Works, stated that an in -lieu contribution could be used to pave the driveway apron from Cobb Street. The Committee noted that the applicant should contact the John Barrow Neighborhood Association regarding the proposed rezoning. After the discussion, the Committee forwarded the PCD to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on August 29, 2000. The revised plan addresses the technical design issue as raised by staff and the Subdivision Committee. The sign details, parking design and garage addition have been shown on the plan. The applicant has also noted that 500 square feet of the residential structure will be devoted to the beauty salon use. The applicant has also noted that an in -lieu contribution will be made for the Cobb Street improvements. Public 4 September 14, 2000 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6899 Works noted at the Subdivision Committee meeting that the in -lieu amount could be used to pave the driveway apron from Cobb Street. As noted in paragraph A., the applicant is proposing gravel drives and parking for the site. Typical ordinance requirements (Section 36-508) state that vehicular use areas "shall be paved where subject to wheeled traffic." Staff recommends that the drives and parking be paved. Aside from the site design issues, there is the issue of appropriateness of the proposed use. Staff believes that the proposed rezoning is not appropriate. Staff does not support the intrusion of commercial zoning into this single family residential area north of Asher Avenue. As noted in the Land Use Plan Amendment analysis (Item 7.1), there are underutilized parcels of land shown as Commercial on the future Land Use Plan in this general area. I. STAFF RECOMMENDATIONS: Staff recommends denial of the proposed PCD rezoning. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2000) Chester and Beverly Wilson were present, representing the application. There were two (2) persons present with concerns. Staff described the proposed PCD with a recommendation of denial. Chester Wilson addressed the Commission in support of the PCD. He briefly described the proposed use of the property. Beverly Wilson also addressed the Commission in support of the applications. She stated that she would have approximately 8 customers per day and one customer per hour. She stated that the proposed use of the property would generate very little traffic. Mr. Wilson gave a brief description of the general area. He stated that there had been a drug problem in the neighborhood. Norma Walker, of the John Barrow Neighborhood Association, addressed the Commission in opposition to the proposed PCD. She read a letter submitted by the neighborhood association. 5 September 14, 2000 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z-6899 Commissioner Nunnley asked Ms. Walker for her assessment of the neighborhood. She stated that beauty shops within residences in this area are not appropriate. Commissioner Allen asked if it would be more difficult to maintain a beauty salon in a house than a commercial building. Ms. Walker indicated that it would be more difficult to maintain a beauty salon in a residence, and noted issues of concerns relating to chemicals, water pressure and sanitation. Vice Chair Berry asked if this single family residence could be maintained as a residence in the future. Ms. Walker stated that the structure should remain as a residence. Chair Adcock asked about the required street improvements and the condition of the street. Bob Turner, Director of Public Works, stated that the street needed to be improved, but an in - lieu contribution would be supported because the street improvements would cause a hardship on the property owner. He noted that he supported having the driveway apron as an alternative. Chair Adcock asked if Cobb Street was on the list of streets to be improved by the City. Mr. Turner stated that it was not on the list. Chair Adcock asked if a bus could pass if a car were parked on the street. Mr. Turner stated that a bus could not pass. He stated that there should be no reason for on -street parking. Commissioner Nunnley noted that the area appears to be in transition. He noted that adding a parking lot would destroy the residential appearance of the property. He asked the applicant if some landscaping could be provided to reduce the visual impact of the parking area. Mr. Wilson noted that landscaping would be provided on the south and east sides of the parking area. Commissioner Muse asked Mrs. Wilson if she currently had a beauty salon and what portion of the house would be used for the proposed salon. Mrs. Wilson stated that she currently has a beauty salon in North Little Rock. She noted that the two front rooms of the house would be used for the salon. There was a brief discussion of the gravel parking area and the garage addition. Janet Berry, of Southwest Little Rock UP, noted opposition to the development. 2 September 14, 2000 SUBDIVISION ITEM NO.• 7 (Cont.) FILE NO.: Z-6899 There was additional discussion which pertained to the amount of parking and the number of operators the salon would have. Mrs. Wilson stated that she would be the only operator initially, and would have a total of two operators and one manicurist in the future. Commissioner Allen asked how the site would be monitored. Jim Lawson, Director of Planning and Development, noted that the Wilsons would have to obtain state and city licenses for the beauty salon. This issue was briefly discussed. There was additional discussion of the number of beauty salon operators proposed and the appropriateness of the proposed use. There was a motion to approve the PCD rezoning. The motion failed by a vote of 0 ayes and 11 nays. 7