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HomeMy WebLinkAboutZ-7327-B Staff AnalysisFILE NO.: Z -7327-B NAME: Shear Magic Revised Short -form PD -C LOCATION: 1911 West 2nd Street DEVELOPER: Mr. Robert Hardin Hardin and Grace, P.A. 410 West Third Street, Suite 200 Little Rock, AR 72201 ENGINEER: 011en Dee Wilson P.O. Box 604 North Little Rock, AR 72215-0604 AREA: 0.25 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 FT. NEW STREET: 0 PCD — Planned Commercial Development Residential and Single Chair Beauty Shop Revised PCD Residential, Single Chair Beauty Shop and Massage Therapist VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: The applicant's proposal to rezone the site to Planned Commercial Development (PCD) to convert an existing duplex to a mix of commercial and residential uses was approved by the Board of Directors at their January 21, 2003, Public Hearing by the adoption of Ordinance No. 18,805. The applicant proposed one unit to be used as a residence and the second unit to be used Tuesday through Saturday as a one chair, single operator, beauty salon (approximately 900 square feet). The applicant proposed the days and hours of operation to be Tuesday through Saturday from 7:00 am to 8:00 pm. The applicant proposed the placement of two (2) parking spaces on the site located in the rear of the structure adjacent to the alley. The applicant did not propose any FILE NO.: Z -7327-B (Cont. signage as a part of the development except signage on the building fagade indicating the entrance on the unit, which would house the beauty salon. A. PROPOSAUREQUEST: The applicant now proposes to revise the previously approved PCD to allow a massage therapist to locate within the existing beauty shop. The applicant has indicated the massage therapist will use one of the existing rooms within the beauty shop portion of the structure and operate during the same hours as the beauty shop. The second unit of the duplex will remain residential. The applicant has also indicated a revision to the previously approved parking plan. The applicant has indicated a twenty foot by twenty foot concrete parking pad located off the street near the back of the property. The applicant has indicated the addition of four parking spaces on the existing gravel parking area lying immediately behind and to the east of the parking pad and to add a concrete circular driveway at the front of the property exiting onto West Second Street, which will add two additional parking spaces for customers. The applicant has indicated West Second Street is a dead end street just east of the site. The property immediately east of the site is unoccupied. B. EXISTING CONDITIONS: The site is an existing residential unit with a single -chair beauty shop located on the lower level. There is parking in the rear yard of the structure and a gravel circular drive located in the front of the structure. There are both non-residential and residential uses located in the area with a multi -tenant multi -family structure located to the west of the site, a converted single-family structure to a multiple tenant structure located to the north of the site, a boarded and abandoned single- family structure located to the east of the site and a photography studio located south of the site. Gary Huston Electric is located to the south and east of the site with his lot and fencing extending to West 2nd Street and commercial vehicles are being parked in this area. There are single-family homes located in the area, west of Summit Street and north of West 2nd Street. The streets in the area (Battery Street and West 2nd Street) are narrow unimproved roadways with Battery Street being no wider than an alley at the rear of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners within 200 feet of the site, all residents within 300 feet of the site, who could be identified and the Capitol View/Stifft Station Neighborhood Association were notified of the Public Hearing. 2 FILE NO.: Z -7327-B Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Per previous comments, future construction will require improvements to Battery and West Second Street per Master Street Plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992- 2431 if you would like to discuss backflow prevention requirements for this project. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a revision to an existing Planned Commercial Development to allow a message therapist. The request does not require a change to the Land Use Plan. The use applied for is an accessory use to the existing beauty shop. The beauty shop is a use that is permitted in Office as a Planned Zoning District, and will not change the footprint of the existing structure. 3 FILE NO.: Z -7327-B Cont. CiIY Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Capital View ! Stifft Station Neighborhood Action Plan. The Community Preservation goal listed an objective of preserving the housing stock in the neighborhood that is supported by an action statement calling for the no net loss of housing units due to changes in land use. The revision of an existing PCD does not reduce the housing stock of the neighborhood. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) The applicant was not present. Staff briefly described the proposed request indicating there were no outstanding issues associated with the proposed request. Staff noted the request was to include changes to the site plan for additional parking and to add a massage therapist use to the approved planned development. Staff noted the massage therapist would utilize space in the existing beauty shop and the top floor of the unit would remain residential. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. K ANALYSIS: The applicant is requesting to add an additional use to the approved uses for the site while maintaining the residential portion of the proposed development. The applicant has requested to add a massage therapist as an allowable use to the Planned Commercial Development, which will utilize space in the existing beauty shop area. The top floor of the structure will remain as a residential unit. The applicant has also indicated the addition of a circular driveway located in the front of the structure to be constructed of a hard surface if approved. The applicant has also indicated the addition of four parking spaces, in the rear of the structure, which will remain gravel. Staff is supportive of the proposed parking. The applicant has constructed a twenty by twenty foot parking pad in the rear which will eliminate tracking of the proposed gravel onto the City street. Staff also supports the circular drive located in the front of the structure. West Second Street dead -ends to the east of this site minimizing concerns of through traffic conflicts. To Staffs knowledge there are no outstanding issues associated with the proposed request. The applicant is requesting the revision to add a massage therapist as an allowable use to the site, which will operate during the current hours of operation of the beauty salon. The applicant has indicated the second unit will remain as a residential unit and the overall character of the structure will not change. The applicant is not requesting any additional signage as a part of the proposed development. Staff feels the addition of a massage therapist, as an allowable use to the list of uses for the site should have minimal to no adverse impact on the adjoining properties. The applicant has indicated there is not a Bill 2 FILE NO.: Z -7327-B of Assurance in effect for the subdivision, which would conflict with the proposed request. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (MARCH 11, 2004) The applicant was present representing the request. There were no registered objectors present. Staff stated to their knowledge there are no outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation of approval of the requested variance to allow an off premise sign for the proposed development. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. March 11, 2004 ITEM NO.: 26 FILE NO.: Z -7327-B NAME: Shear Magic Revised Short -form PD -C LOCATION: 1911 West 2nd Street DEVELOPER: Mr. Robert Hardin Hardin and Grace, P.A. 410 West Third Street, Suite 200 Little Rock, AR 72201 ENGINEER: 011en Dee Wilson P.O. Box 604 North Little Rock, AR 72215-0604 AREA: 0.25 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 1 FT. NEW STREET: 0 PCD — Planned Commercial Development Residential and Single Chair Beauty Shop Revised PCD PROPOSED USE: Residential, Single Chair Beauty Shop and Massage Therapist VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: The applicant's proposal to rezone the site to Planned Commercial Development (PCD) to convert an existing duplex to a mix of commercial and residential uses was approved by the Board of Directors at their January 21, 2003, Public Hearing by the adoption of Ordinance No. 18,805. The applicant proposed one unit to be used as a residence and the second unit to be used Tuesday through Saturday as a one chair, single operator, beauty salon (approximately 900 square feet). The applicant proposed the days and hours of operation to be Tuesday through Saturday from 7:00 am to 8:00 pm. March 11, 2004 SUBDIVISION ITEM NO.: 25(Cont.)FILE NO.: Z -7327-B The applicant proposed the placement of two (2) parking spaces on the site located in the rear of the structure adjacent to the alley. The applicant did not propose any signage as a part of the development except signage on the building fagade indicating the entrance on the unit, which would house the beauty salon. A. PROPOSAUREQUEST: The applicant now proposes to revise the previously approved PCD to allow a massage therapist to locate within the existing beauty shop. The applicant has indicated the massage therapist will use one of the existing rooms within the beauty shop portion of the structure and operate during the same hours as the beauty shop. The second unit of the duplex will remain residential. The applicant has also indicated a revision to the previously approved parking plan. The applicant has indicated a twenty foot by twenty foot concrete parking pad located off the street near the back of the property. The applicant has indicated the addition of four parking spaces on the existing gravel parking area lying immediately behind and to the east of the parking pad and to add a concrete circular driveway at the front of the property exiting onto West Second Street, which will add two additional parking spaces for customers. The applicant has indicated West Second Street is a dead end street just east of the site. The property immediately east of the site is unoccupied. B. EXISTING CONDITIONS: The site is an existing residential unit with a single -chair beauty shop located on the lower level. There is parking in the rear yard of the structure and a gravel circular drive located in the front of the structure. There are both non-residential and residential uses located in the area with a multi -tenant multi -family structure located to the west of the site, a converted single-family structure to a multiple tenant structure located to the north of the site, a boarded and abandoned single- family structure located to the east of the site and a photography studio located south of the site. Gary Huston Electric is located to the south and east of the site with his lot and fencing extending to West 2nd Street and commercial vehicles are being parked in this area. There are single-family homes located in the area, west of Summit Street and north of West 2"d Street. The streets in the area (Battery Street and West 2nd Street) are narrow unimproved roadways with Battery Street being no wider than an alley at the rear of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners within 200 feet of the site, all residents within 2 March 11, 2004 SUBDIVISION ITEM NO.: 25 Cont. FILE NO.: Z -7327-B 300 feet of the site, who could be identified and the Capitol View/Stifft Station Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Per previous comments, future construction will require improvements to Battery and West Second Street per Master Street Plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992- 2431 if you would like to discuss backflow prevention requirements for this project. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a revision to an existing Planned Commercial Development to allow a message therapist. 3 March 11, 2004 SUBDIVISION ITEM NO.: 26 Cont. FILE NO.: Z -7327--B The request does not require a change to the Land Use Plan. The use applied for is an accessory use to the existing beauty shop. The beauty shop is a use that is permitted in Office as a Planned Zoning District, and will not change the footprint of the existing structure. City Recognized Neighborhood Action Pian: The applicant's property lies in the area covered by the Capital View 1 Stifft Station Neighborhood Action Plan. The Community Preservation goal listed an objective of preserving the housing stock in the neighborhood that is supported by an action statement calling for the no net loss of housing units due to changes in land use. The revision of an existing PCD does not reduce the housing stock of the neighborhood. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) The applicant was not present. Staff briefly described the proposed request indicating there were no outstanding issues associated with the proposed request. Staff noted the request was to include changes to the site plan for additional parking and to add a massage therapist use to the approved planned development. Staff noted the massage therapist would utilize space in the existing beauty shop and the top floor of the unit would remain residential. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant is requesting to add an additional use to the approved uses for the site while maintaining the residential portion of the proposed development. The applicant has requested to add a massage therapist as an allowable use to the Planned Commercial Development, which will utilize space in the existing beauty shop area. The top floor of the structure will remain as a residential unit. The applicant has also indicated the addition of a circular driveway located in the front of the structure to be constructed of a hard surface if approved. The applicant has also indicated the addition of four parking spaces, in the rear of the structure, which will remain gravel. Staff is supportive of the proposed parking. The applicant has constructed a twenty by twenty foot parking pad in the rear which will eliminate tracking of the proposed gravel onto the City street. Staff also supports the circular drive located in the front of the structure. West Second Street dead -ends to the east of this site minimizing concerns of through traffic conflicts. C! March 11, 2004 SUBDIVISION ITEM NO.: 20 Cont. FILE NO.: Z -7327-B To Staffs knowledge there are no outstanding issues associated with the proposed request. The applicant is requesting the revision to add a massage therapist as an allowable use to the site, which will operate during the current hours of operation of the beauty salon. The applicant has indicated the second unit will remain as a residential unit and the overall character of the structure will not change. The applicant is not requesting any additional signage as a part of the proposed development. Staff feels the addition of a massage therapist, as an allowable use to the list of uses for the site should have minimal to no adverse impact on the adjoining properties. The applicant has indicated there is not a Bili of Assurance in effect for the subdivision, which would conflict with the proposed request. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (MARCH 11, 2004) The applicant was present representing the request. There were no registered objectors present. Staff stated to their knowledge there are no outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation of approval of the requested variance to allow an off premise sign for the proposed development. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. 5 ITEM NO.: 26 NAME: Shear Magic Revised Short -form PCD LOCATION: 1911 West 2nd Street Planning Staff Comments: FILE NO.: Z -7327-B Provide notification of property owners located within 200 -feet of the site, complete withthe certified abstract list, notice form with affidavit executed and proof of mailing. Variance/Waivers: None requested. Public Works: 1. Per previous comments, future construction will require improvements to Battery and West and Street per Master Street Plan. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW s Cross Connection Section within ten daysof installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Approved as submitted. Count Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Office for this property. The applicant has applied fora revision to an existing Planned Commercial Development to allow a message therapist. The request does not require a change to the Land Use Plan. The use applied for is an accessory use to the existing beauty shop. The beauty shop is a use that is permitted in Office as a Planned Zoning District, and did not change the footprint of the existing structure. City Recognized_ Neighborhood Action Plan: The applicant's property lies in the area covered by the Capital View / Stifft Station Neighborhood Action Plan. The Community Preservation goal listed an objective of preserving the housing stock in the neighborhood that is supported by an action statement calling for the no net loss of housing units due to changes in land use. The revision of an existing PCD does not reduce the housing stock of the neighborhood. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, February 25, 2004.