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HomeMy WebLinkAboutZ-6899-A 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: Single Family Residential and a Beauty Salon VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: 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) mam-i-surist, 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 u:. residential structuie 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 '-� 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. ARKLA: 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 Pl ned Commercial Development to develop the property for a t -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. Landscape Issues: L]- A six foot high opaque screen, either a wooden fencewith [� 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 discission, 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. 61 FILE NO.: Z -6899-A NAME: Wilson - Short -Form PCD LOCATION: 4520 Cobb Street DEVELOPER: Chester and Beverly Wilson 4520 Cobb Street Little Rock, AR 72204 SURVEYOR: 011en Dee Wilson P. O. Box 604 No. Little Rock, AREA: Approximately 0.698 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-3 AR 72115-0604 ALLOWED USES: Single Family Residential PROPOSED USE: Single Family Residential and a beauty salon VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The applicants recently filed to rezone this property from R-3 to PCD to allow for the operation of a beauty salon within a portion of the existing single family residence at 4520 Cobb Street. The previous application was for a three (3) chair operation, with operating hours of 9:00 a.m. - 7:00 p.m., Tuesday -Saturday. The applicants proposed to utilize 500 square feet of the 1,161 square foot residential structure for the beauty salon use. The applicants also proposed to install eight (8) gravel parking spaces on the south side of the existing residential structure. This previous application was denied by the Planning Commission at its September 14, 2000 meeting. FILE NO.: z -6899-A '(Cont. A. PROPOSAL/REQUEST: The applicants have filed an amended rezoning request for the property at 4520 Cobb Street. The applicants now propose to rezone the property from R-3 to PCD to allow for the operation of a one (1) chair beauty salon within the existing single family structure. The property owners, Chester and Beverly Wilson, will also live in the structure, with Mrs. Wilson being the single beauty operator for the proposed salon. The Wilsons note that the residential appearance of the property will be maintained. The applicants propose to have operating hours for the salon as follows: 9:00 a.m. - 7:00 p.m., Tuesday -Saturday The applicants propose to utilize 200 square feet of the 1,161 square foot residential structure for the beauty salon use. A handicap entrance will be provided at the rear of the building. The proposed site plan shows a 32 foot by 32 foot garage addition on the north side of the residential structure, which will be part of the residential use of the property. The applicants note that there will be a concrete area on the south side of the garage structure which will allow for the parking of two (2) vehicles (customers). The site plan also shows a small ground -mounted sign along the front property line. The proposed sign will have an area of approximately 6.5 square feet and a height of four (4) feet. A wood screening fence is also shown on the site plan along the south property line. The applicants propose to utilize the existing gravel drive from Cobb Street to access the property. The applicants have noted that an in -lieu contribution will be made for the future street improvements to Cobb Street, and that the contribution will be used to pave the driveway apron as recommended by Public Works. This will help prevent gravel from being pulled out onto the roadway. 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. 2 FILE NO.: Z -6899-A' (Cont. 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: The Westwood and John Barrow Neighborhood Associations were notified of the public hearing. As of this writing, staff has received one (1) letter of opposition from a nearby property owner. 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 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 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 Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment received. Water: No objection. Contact the Water Works if additional water service is required. Backflow prevention will be required if a beauty salon is installed. Fire Department: Countv Plannin : No Comment. No Comment received. 3 FILE NO.: Z -6899-A "(Cont.) CATA: Site is near to bus route #3 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. This site was the subject of a Land Use Plan Amendment heard on September 14, 2000 by the Planning Commission. The land use plan shows Single Family for this location. The applicant has filed for a Planned Commercial Development to establish a one -chair beauty salon within their home. The property is currently shown as R-3 Single Family. The one -chair beauty salon will operate, as a home business while the primary use of the applicant's property will remain residential. A land use plan amendment is not required. 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 to revitalize or stabilize the housing infrastructure and improve the overall appearance of the John Barrow Neighborhood area. The plan also recommends the identification of commercial areas to assure coordination of service facilities, sign and advertising placement, material of walls and trim and site layout, that will provide efficient pedestrian movement. Landscaue Issues: No Comment. G. SUBDIVISION COMMITTEE REVIEW: (OCTOBER 5, 2000) Chester and Beverly Wilson were present, representing the application. Staff briefly described the proposed PCD. Staff suggested that two (2) parallel parking spaces (gravel) be provided along the existing gravel drive instead of a more traditional commercial parking design (right angle parking). Mr. Wilson noted that a concrete area would be constructed in front of the proposed garage structure and that two (2) vehicles could be parked on this concrete area, thereby satisfying the typical parking requirement. 4 FILE NO.: Z -6899-A ' (Con't. Staff also suggested that the proposed ground -mounted sign be moved further to the south, near the entry drive. The applicants agreed with this suggestion. There being no further issues for discussion, the Committee forwarded the PCD to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on October 11, 2000. The revised plan addresses the issues as raised by staff and discussed by the Subdivision Committee. The revised plan notes parking for two (2) vehicles (customers) on a proposed concrete area along the south side of the garage addition. The revised plan also shows the proposed ground -mounted sign located near the drive from Cobb Street. As noted in paragraph A., the applicant will make an in - lieu contribution for the future street improvements to Cobb Street. The contribution will be used to pave the driveway apron as recommended by Public Works. This paving will help gravel from being pulled onto Cobb Street. Otherwise, there should be no outstanding issues associated with the proposed application. Based on the fact that the one -chair beauty salon will function as a home-based business and the primary use of the property will be single family residential, staff feels that the proposed use of the property will have no adverse effect on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the proposed PCD subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. The signage will be limited to the ground -mounted sign as noted in paragraph A. of this report. 3. The driveway apron must be paved and the concrete parking area constructed prior to opening of the beauty salon use. 5 FILE NO.: Z -6899-A '(Cont. PLANNING COMMISSION ACTION: (OCTOBER 26, 2000) Chester and Beverly Wilson were present, representing the application. There were two (2) persons present with concerns. Staff briefly reviewed the proposed PCD, with a recommendation of approval with conditions. Chester and Beverly Wilson addressed the Commission in support of the application. Mr. Wilson noted that the application was for only a one (1) chair beauty salon. He further explained the project. Commissioner Lowry asked if there would be only one (1) employee. Mr. Wilson stated that there would be only one (1) employee. Commissioner Nunnley asked about the proposed ground -mounted sign. Staff explained the proposed sign size and location and this was briefly discussed. Commissioner Nunnley asked about the design of the sign. Mr. Wilson stated that it would be constructed of wood and would not be lighted. He noted that the sign would be primarily for identification of the property, to direct customers to the property. There was additional brief discussion of the proposed sign. Commissioner Lowry asked if there would be a manicurist. Mr. Wilson stated that there would not. Commissioner Rahman asked about the enforcement of PZD's. Jim Lawson, Director of Planning and Development, noted that this PCD, if approved, could be enforced on if the applicant goes beyond the conditions of approval. Mrs. Wilson noted that the State also makes inspections of beauty salons. Betty Snyder, of the John Barrow Neighborhood Association, addressed the Commission in opposition to the proposed PCD. She noted that the neighborhood association voted to oppose the application. She stated that there were a number of existing beauty salons in the area. She expressed concerns with zoning violations in the John Barrow area. She asked that a moratorium be placed on home-based businesses. She discussed the location of commercial properties in the area. Ruth Bell, of the League of Women Voters, addressed the Commission with concerns. She stated that she was opposed to the commercial intrusion into the residential area. 6 FILE NO.: Z -6899-A '(Cont.) Commissioner Nunnley asked what the League's position was regarding barber/beauty salons in residential areas. Mrs. Bell stated that the League was not opposed to home occupations. She stated that barber/beauty salons are too commercial for single family residential areas. Vice -Chair Berry questioned the difference between a one -chair beauty salon and other home occupations as far as potential impact on an area. Mrs. Bell stated that hours of operation could be a problem. Commissioner Faust asked if the Commission could condition a PCD on a specific property ownership. Mr. Lawson stated that property ownership could be a condition. Commissioner Faust stated that she would like the residential character of this property maintained and discussed this issue. She noted support for small barber/beauty salons as home-based businesses and recommended that this PCD run with the Wilson as property owners. Commissioner Lowry asked if the Wilsons would live in the house. Mr. Wilson responded that they would live in the structure. Commissioner Lowry asked the Wilson if they had any problem with the PCD being conditioned on their ownership. Mr. Wilson responded that he had no problem with this condition. There was a motion to approve the PCD subject to the conditions as recommended by staff and the condition that the PCD run with Chester and Beverly Wilson as property owners. The PCD will be revoked if any of the following occur: 1. The Wilsons sell the property. 2. The Wilsons no longer live on the site. 3. The Wilsons no longer operate the beauty salon business. The motion was approved by a vote of 9 ayes, 1 nay and 1 absent. 7 October 26, 2000 ITEM NO.: 6 NAME: Wilson - Short -Form PCD LOCATION: 4520 Cobb Street n7.VFT.()PER Chester and Beverly Wilson 4520 Cobb Street Little Rock, AR 72204 AREA: Approximately 0.698 acre NUMBER OF LOTS: 1 ZONING: R-3 FILE NO.: Z -6899-A SURVEYOR: 011en Dee Wilson P. O. Box 604 No. Little Rock, FT. NEW STREET: 0 ALLOWED USES: PROPOSED USE: AR 72115-0604 Single Family Residential Single Family Residential and a beauty salon VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The applicants recently filed to rezone this property from R-3 to PCD to allow for the operation of a beauty salon within a portion of the existing single family residence at 4520 Cobb Street. The previous application was for a three (3) chair operation, with operating hours of 9:00 a.m. - 7:00 p.m., Tuesday -Saturday. The applicants proposed to utilize 500 square feet of the 1,161 square foot residential structure for the beauty salon use. The applicants also proposed to install eight (8) gravel parking spaces on the south side of the existing residential structure. This previous application was denied by the Planning Commission at its September 14, 2000 meeting. October 26, 2000 SUBDIVISION ITEM NO.: 6 (Cont.) A. PROPOSAL/REQUEST: FILE NO.: Z -6899-A The applicants have filed an amended rezoning request for the property at 4520 Cobb Street. The applicants now propose to rezone the property from R-3 to PCD to allow for the operation of a one (1) chair beauty salon within the existing single family structure. The property owners, Chester and Beverly Wilson, will also live in the structure, with Mrs. Wilson being the single beauty operator for the proposed salon. The Wilsons note that the residential appearance of the property will be maintained. The applicants propose to have operating hours for the salon as follows: 9:00 a.m. - 7:00 p.m., Tuesday -Saturday The applicants propose to utilize 200 square feet of the 1,161 square foot residential structure for the beauty salon use. A handicap entrance will be provided at the rear of the building. The proposed site plan shows a 32 foot by 32 foot garage addition on the north side of the residential structure, which will be part of the residential use of the property. The applicants note that there will be a concrete area on the south side of the garage structure which will allow for the parking of two (2) vehicles (customers). The site plan also shows a small ground -mounted sign along the front property line. The proposed sign will have an area of approximately 6.5 square feet and a height of four (4) feet. A wood screening fence is also shown on the site plan along the south property line. The applicants propose to utilize the existing gravel drive from Cobb Street to access the property. The applicants have noted that an in -lieu contribution will be made for the future street improvements to Cobb Street, and that the contribution will be used to pave the driveway apron as recommended by Public Works. This will help prevent gravel from being pulled out onto the roadway. B. EXISTING CONDITIONS: There is an existing one-story frame single family residential structure on the site, with a gravel access 2 October 26, 2000 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z -6899-A 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: The Westwood and John Barrow Neighborhood Associations were notified of the public hearing. As of this writing, staff has received one (1) letter of opposition from a nearby property owner. 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 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 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 Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment received. Water: No objection. Contact the Water Works if additional water service is required. Backflow prevention will be required if a beauty salon is installed. 3 October 26, 2000 SUBDIVISION ITEM NO.: 6 (Cont.) Fire Department: Countv Planning: No Comment. No Comment received. FILE NO.: Z -6899-A CATA: Site is near to bus route #3 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. This site was the subject of a Land Use Plan Amendment heard on September 14, 2000 by the Planning Commission. The land use plan shows Single Family for this location. The applicant has filed for a Planned Commercial Development to establish a one -chair beauty salon within their home. The property is currently shown as R-3 Single Family. The one -chair beauty salon will operate, as a home business while the primary use of the applicant's property will remain residential. A land use plan amendment is not required. 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 to revitalize or stabilize the housing infrastructure and improve the overall appearance of the John Barrow Neighborhood area. The plan also recommends the identification'of commercial areas to assure coordination of service facilities, sign and advertising placement, material of walls and trim and site layout, that will provide efficient pedestrian movement. Landscape Issues: No Comment. G. SUBDIVISION COMMITTEE REVIEW: (OCTOBER 5, 2000) Chester and Beverly Wilson were present, representing the application. Staff briefly described the proposed PCD. Staff suggested that two (2) parallel parking spaces (gravel) be provided along the existing gravel drive 4 October 26, 2000 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: Z -6899-A instead of a more traditional commercial parking design (right angle parking). Mr. Wilson noted that a concrete area would be constructed in front of the proposed garage structure and that two (2) vehicles could be parked on this concrete area, thereby satisfying the typical parking requirement. Staff also suggested that the proposed ground -mounted sign be moved further to the south, near the entry drive. The applicants agreed with this suggestion. There being no further issues for discussion, the Committee forwarded the PCD to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on October 11, 2000. The revised plan addresses the issues as raised by staff and discussed by the Subdivision Committee. The revised plan notes parking for two (2) vehicles (customers) on a proposed concrete area along the south side of the garage addition. The revised plan also shows the proposed ground -mounted sign located near the drive from Cobb Street. As noted in paragraph A., the applicant will make an in - lieu contribution for the future street improvements to Cobb Street. The contribution will be used to pave the driveway apron as recommended by Public Works. This paving will help gravel from being pulled onto Cobb Street. Otherwise, there should be no outstanding issues associated with the proposed application. Based on the fact that the one -chair beauty salon will function as a home-based business and the primary use of the property will be single family residential, staff feels that the proposed use of the property will have no adverse effect on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the proposed PCD subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. The signage will be limited to the ground -mounted sign as 5 October 26, 2000 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z -6899-A noted in paragraph A. of this report. 3. The driveway apron must be paved and the concrete parking area constructed prior to opening of the beauty salon use. PLANNING COMMISSION ACTION: Chester and Beverly Wilson were present, application. There were two (2) persons Staff briefly reviewed the proposed PCD, of approval with conditions. (OCTOBER 26, 2000) representing the present with concerns. with a recommendation Chester and Beverly Wilson addressed the Commission in support of the application. Mr. Wilson noted that the application was for only a one (1) chair beauty salon. He further explained the project. Commissioner Lowry asked if there would be only one (1) employee. Mr. Wilson stated that there would be only one (1) employee. Commissioner Nunnley asked about the proposed ground -mounted sign. Staff explained the proposed sign size and location and this was briefly discussed. Commissioner Nunnley asked about the design of the sign. Mr. Wilson stated that it would be constructed of wood and would not be lighted. He noted that the sign would be primarily for identification of the property, to direct customers to the property. There was additional brief discussion of the proposed sign. Commissioner Lowry asked if there would be a manicurist. Mr. Wilson stated that there would not. Commissioner Rahman asked about the enforcement of PZD's. Jim Lawson, Director of Planning and Development, noted that this PCD, if approved, could be enforced on if the applicant goes beyond the conditions of approval. Mrs. Wilson noted that the State also makes inspections of beauty salons. Betty Snyder, of the John Barrow Neighborhood Association, addressed the Commission in opposition to the proposed PCD. She noted that the neighborhood association voted to oppose the application. She stated that there were a number of existing beauty salons in the area. She expressed concerns with zoning violations in the John Barrow area. She asked that a moratorium Ci October 26, 2000 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z -6899-A be placed on home-based businesses. She discussed the location of commercial properties in the area. Ruth Bell, of the League of Women Voters, addressed the Commission with concerns. She stated that she was opposed to the commercial intrusion into the residential area. Commissioner Nunnley asked what the League's position was regarding barber/beauty salons in residential areas. Mrs. Bell stated that the League was not opposed to home occupations. She stated that barber/beauty salons are too commercial for single family residential areas. Vice -Chair Berry questioned the difference between a one -chair beauty salon and other home occupations as far as potential impact on an area. Mrs. Bell stated that hours of operation could be a problem. Commissioner Faust asked if the Commission could condition a PCD on a specific property ownership. Mr. Lawson stated that property ownership could be a condition. Commissioner Faust stated that she would like the residential character of this property maintained and discussed this issue. She noted support for small barber/beauty salons as home-based businesses and recommended that this PCD run with the Wilson as property owners. Commissioner Lowry asked if the Wilsons would live in the house. Mr. Wilson responded that they would live in the structure. Commissioner Lowry asked the Wilson if they had any problem with the PCD being conditioned on their ownership. Mr. Wilson responded that he had no problem with this condition. There was a motion to approve the PCD subject to the conditions as recommended by staff and the condition that the PCD run with Chester and Beverly Wilson as property owners. The PCD will be revoked if any of the following occur: 1. The Wilsons sell the property. 2. The Wilsons no longer live on the site. 3. The Wilsons no longer operate the beauty salon business. The motion was approved by a vote of 9 ayes, 1 nay and 1 absent. 7