Loading...
HomeMy WebLinkAboutZ-6997 Staff AnalysisFILE NO.: Z-6997 NAME: Miller - Short -Form PD -O LOCATION: 15105 Cantrell Road DEVELOPER: ENGINEER: Enoch Miller None 14116 Taylor Loop Road Little Rock, AR 72223 AREA: 0.61 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single Family Residential PROPOSED USE: Cosmetology School/Office VARIANCES/WAIVERS REQUESTED: None requested BACKGROUND: The property at 15105 Cantrell Road is zoned R-2, but recently had a nonconforming status based on the fact that an animal clinic was once on the property. The existing building on the property once housed Bailey's Vet Clinic. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property from R-2 to PD -0 in order to utilize the existing building as a cosmetology school. The applicant proposes general/professional office use as alternate/future use of the property, should the cosmetology school ever vacate the building. The applicant notes that the cosmetology school will have a maximum of 15 students, with operating hours of 8:30 a.m. - 3:00 p.m., Tuesday -Saturday. As part of the development plan, the applicant proposes a small area of paved parking on the east side of the building. The parking area consists of 13 spaces. Access to the property will be gained by utilizing an existing FILE NO.: Z-6997 (Cont.) drive from Cantrell Road. This drive is also used to access the property immediately east (pet grooming and boarding business) and south (single family residence) of this development. The applicant notes that this drive will also be paved. The applicant also notes that there will be a ground - mounted sign along the west side of the existing driveway. The sign will be monument -type, with a height of six feet and area of 32 square feet. The applicant will make interior building renovations to accommodate the proposed cosmetology school use. There will be no exterior changes to the existing building. B. EXISTING CONDITIONS: The property at 15105 Cantrell Road contains a one-story brick structure (3,000 square feet) which has been used as an animal clinic and a residence in the past. The property is accessed by way of a shared drive from Cantrell Road. There is a pet grooming/boarding business on the property immediately east of this site. There are single-family residences to the south and west. There are office uses and zoning to the north across Cantrell Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one (1) phone call from a property owner expressing concern with this proposal. The Secluded Hills and Westchester/Heatherbrae Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Stormwater detention ordinance applies to this property. 6. Show parking for customers and employees. 7. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 2 FILE NO.: Z-6997 (Cont.) 8. Show easement for shared driveway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. Entergy: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment received. Water: Contact the Water Works if a larger or additional meter is needed. An acreage charge of $300 per acre applies in addition to normal fees if a larger or additional meter is required. Installation of an RPZ backflow preventer may be required. Fire Department: No Comment. County Planning: No Comment received. CATA: Project site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The property is currently zoned R-2 Single Family. The applicant has applied for a Planned Office District to establish a cosmetology school. The property is currently zoned R-2 Single Family and is located in the State Highway 10 Design Overlay District. A land use plan amendment is not required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The action statements relevant to this application are preservation of the Highway 10 Design Overlay District as well as strengthening and enforcing ordinances for preservation of trees and hills. 3 FILE NO.: Z-6997 (Cont.) Landscape Issues: The plan submitted does not allow for the Highway 10 Overlay District required 40 foot wide landscape buffer along Cantrell Road nor the 25 foot width requirement in hardship cases. Additionally, it does not allow for the 25 -foot average width required along the southern perimeter. The Landscape Ordinance requires minimum widths of 9 feet along Cantrell Road and 6.7 feet along the southern site perimeters. A 6 -foot high opaque screen is required along the southern and western perimeters of the site. Credit toward fulfilling this requirement can be given for existing vegetation that is able to provide the year-round screening necessary. A total of 8% of landscaped with feet in area and the on-site vehicular use area must be interior islands of at least 150 square of no less than 7 '-!z feet in width. A small amount of building landscaping between the public parking areas and building is required. G. SUBDIVISION COMMITTEE COMMENT: (MARCH 29, 2001) Enoch Miller was present, representing the application. Staff briefly described the proposed PD -O and noted that the applicant needed to revise the site plan to provide more sensitivity to the Highway 10 Design Overlay District standards. Staff also noted that some additional information was needed (signage details, hours of operation, etc.). The Public Works requirements were briefly discussed. Mr. Miller noted that he would provide the required sidewalks and right-of-way dedication. There was a general discussion about redesigning the proposed parking area to provide additional landscape and buffer areas. Mr. Miller noted that he was open to suggestions and would meet with staff to redesign the parking area. The landscaping requirements were also discussed at this time. After the discussion, the Committee forwarded the PD -O to the full Commission for resolution. 4 FILE NO.: Z-6997 (Cont.) H. ANALYSIS: The applicant submitted a revised site plan to staff on April 2, 2001. The revised plan addresses all of the issues as raised by staff and the Subdivision Committee. The revised plan shows the additional right-of-way dedication and sidewalk as required by Public Works. The property at 15105 Cantrell Road lies within the Highway 10 Design Overlay District. The ordinance states that property (due to size constraints) which cannot be developed adhereing to all of the DOD standards, be reviewed through the PZD process. Thus is the case with this site. The 0.61 -acre site is not large enough to provide the 40 -foot front landscape buffer as called for. The existing building is only 15 feet from the front property line. Therefore, the applicant is providing a 25 -foot front landscape buffer as allowed in hardship cases. Aside from the front building setback and front landscape buffer area, the proposed site plan conforms to all other requirements of the Highway 10 DOD. As noted in paragraph A., the applicant is proposing a monument -style sign along the west side of the access drive. The sign as proposed conforms to the Highway 10 Standards (maximum height of 6 feet and maximum area of 72 square feet allowed). Also noted in paragraph A., the applicant is proposing a new asphalt parking area for 13 vehicles. The ordinance would typically require a minimum of 10 parking spaces for a trade school of this size. If the building is ever converted to general/professional office use the typical minimum requirement for parking would be seven (7) spaces. Staff supports the parking plan as proposed. The revised site plan also notes that there is an existing six foot wood screening fence along the west property line and proposes landscape screening along the south property line. The revised plan also shows the interior and building landscaping as required. Staff feels that the applicant has done an above average job in addressing the site design issues associated with this property, given the fact that the property is very 5 FILE NO.: Z-6997 (Cont. small in size and located within the Highway 10 Design Overlay District. Staff also feels that the proposed use of the property (cosmetology school with general/professional office as an alternate use) will provide a good transitional use between Cantrell Road and the single-family residences to the south. The proposed PD -O zoning should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -0 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, directed to the parking area and not reflected onto adjacent parcels. 3. The proposed ground -mounted sign must conform to the Highway 10 DOD standards (monument -type with a maximum height of 6 feet and a maximum area of 72 square feet). 4. Proposed uses for the PD -O include cosmetology school and general/professional office use. 5. Areas set aside on the proposed site plan for landscaping must be landscaped in accordance with the Highway 10 DOD and City Landscape Ordinances. PLANNING COMMISSION ACTION: (APRIL 19, 2001) 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 Chairman 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. 6 April 19, 2001 ITEM NO.: 10 NAME: Miller - Short -Form PD -O LOCATION: 15105 Cantrell Road ENGINEER: Enoch Miller None 14116 Taylor Loop Road Little Rock, AR 72223 AREA: 0.61 acre NUMBER OF LOTS: 1 ZONING: R-2 ALLOWED USES: PROPOSED USE: FILE NO.: Z-6997 FT. NEW STREET: 0 Single Family Residential Cosmetology School/Office VARIANCES/WAIVERS REQUESTED: None requested BACKGROUND: The property at 15105 Cantrell Road is zoned R-2, but recently had a nonconforming status based on the fact that an animal clinic was once on the property. The existing building on the property once housed Bailey's Vet Clinic. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property from R-2 to PD -0 in order to utilize the existing building as a cosmetology school. The applicant proposes general/professional office use as alternate/future use of the property, should the cosmetology school ever vacate the building. The applicant notes that the cosmetology school will have a maximum of 15 students, with operating hours of 8:30 a.m. - 3:00 p.m., Tuesday -Saturday. As part of the development plan, the applicant proposes a small area of paved parking on the east side of the building. The parking area consists of 13 spaces. Access April 19, 2001 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: Z-6997 to the property will be gained by utilizing an existing drive from Cantrell Road. This drive is also used to access the property immediately east (pet grooming and boarding business) and south (single family residence) of this development. The applicant notes that this drive will also be paved. The applicant also notes that there will be a ground - mounted sign along the west side of the existing driveway. The sign will be monument -type, with a height of six feet and area of 32 square feet. The applicant will make interior building renovations to accommodate the proposed cosmetology school use. There will be no exterior changes to the existing building. B. EXISTING CONDITIONS: The property at 15105 Cantrell Road contains a one-story brick structure (3,000 square feet) which has been used as an animal clinic and a residence in the past. The property is accessed by way of a shared drive from Cantrell Road. There is a pet grooming/boarding business on the property immediately east of this site. There are single-family residences to the south and west. There are office uses and zoning to the north across Cantrell Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one (1) phone call from a property owner expressing concern with this proposal. The Secluded Hills and Westchester/Heatherbrae Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: r 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5.Stormwater detention ordinance applies to this property. P% April 19, 2001 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6997 6. Show parking for customers and employees. 7. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 8. Show easement for shared driveway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. Entergy: No Comment received. AR_KLA: No Comment received. Southwestern Bell: No Comment received. Water: Contact the Water Works if a larger or additional meter is needed. An acreage charge of $300 per acre applies in addition to normal fees if a larger or additional meter is required. Installation of an RPZ backflow preventer may be required. Fire Department: No Comment. County Planning: No Comment received. LATA: Project site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The property is currently zoned R-2 Single Family. The applicant has applied for a Planned Office 7 District to establish a cosmetology school. The property is currently zoned R-2 Single Family and is located in the State Highway 10 Design Overlay District. A land use plan amendment is not required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The action statements relevant to this application are preservation of 3 April 19, 2001 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6997 the Highway 10 Design Overlay District as well as strengthening and enforcing ordinances for preservation of trees and hills. Landscape Issues: The plan submitted does not allow for the Highway 10 Overlay District required 40 foot wide landscape buffer along Cantrell Road nor the 25 foot width requirement in hardship cases. Additionally, it does not allow for the 25 -foot average width required along the southern perimeter. The Landscape Ordinance requires minimum widths of 9 feet along Cantrell Road and 6.7 feet along the southern site perimeters. A 6 -foot high opaque screen is required along the southern and western perimeters of the site. Credit toward fulfilling this requirement can be given for existing vegetation that is able to provide the year-round screening necessary. A total of 8% of the on—site vehicular use area must be landscaped with interior islands of at least 150 square feet in area and of no less than 7 1� feet in width. A small amount of building landscaping between the public parking areas and building is required. G. SUBDIVISION COMMITTEE COMMENT: (MARCH 29, 2001) Enoch Miller was present, representing the application. Staff briefly described the proposed PD -O and noted that the applicant needed to revise the site plan to provide more sensitivity to the Highway 10 Design Overlay District standards. Staff also noted that some additional information was needed (signage details, hours of operation, etc.). The Public Works requirements were briefly discussed. Mr. Miller noted that he would provide the required sidewalks and right-of-way dedication. There was a general discussion about redesigning the proposed parking area to provide additional landscape and buffer areas. Mr. Miller noted that he was open to suggestions and would meet with staff to redesign the 4 April 19, 2001 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z-6997 parking area. The landscaping requirements were also discussed at this time. After the discussion, the Committee forwarded the PD -O to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on April 2, 2001. The revised plan addresses all of the issues as raised by staff and the Subdivision Committee. The revised plan shows the additional right-of-way dedication and sidewalk as required by Public Works. The property at 15105 Cantrell Road lies within the Highway 10 Design Overlay District. The ordinance states that property (due to size constraints) which cannot be developed adhereing to all of the DOD standards, be reviewed through the PZD process. Thus is the case with this site. The 0.61 -acre site is not large enough to provide the 40 -foot front landscape buffer as called for. The existing building is only 15 feet from the front property line. Therefore, the applicant is providing a 25 -foot front landscape buffer as allowed in hardship cases. Aside from the front building setback and front landscape buffer area, the proposed site plan conforms to all other requirements of the Highway 10 DOD. As noted in paragraph A., the applicant is proposing a monument -style sign along the west side of the access drive. The sign as proposed conforms to the Highway 10 Standards (maximum height of 6 feet and maximum area of 72 square feet allowed). Also noted in paragraph A., the applicant is proposing a new asphalt parking area for 13 vehicles. The ordinance would typically require a minimum of 10 parking spaces for a trade school of this size. If the building is ever converted to general/professional office use the typical minimum requirement for parking would be seven (7) spaces. Staff supports the parking plan as proposed. The revised site plan also notes that there is an existing six foot wood screening fence along the west property line 5 April 19, 2001 SUBDIVISION ITEM NO.: 10 (Cont. FILE NO.: Z-6997 and proposes landscape screening along the south property line. The revised plan also shows the interior and building landscaping as required. Staff feels that the applicant has done an above average job in addressing the site design issues associated with this property, given the fact that the property is very small in size and located within the Highway 10 Design Overlay District. Staff also feels that the proposed use of the property (cosmetology school with general/professional office as an alternate use) will provide a good transitional use between Cantrell Road and the single-family residences to the south. The proposed PD -O zoning should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -O 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, directed to the parking area and not reflected onto adjacent parcels. 3. The proposed ground -mounted sign must conform to the Highway 10 DOD standards (monument -type with a maximum height of 6 feet and a maximum area of 72 square feet). 4. Proposed uses for the PD -O include cosmetology school and general/professional office use. 5. Areas set aside on the proposed site plan for landscaping must be landscaped in accordance with the Highway 10 DOD and City Landscape Ordinances. PLANNING COMMISSION ACTION: (APRIL 19, 2001) 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 Chairman 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. 0