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HomeMy WebLinkAboutZ-7498 Staff AnalysisO.: Z-7498 NAME: Featherstone Short -form PD -C LOCATION: 1858 Chester Street DEVELOPER: David Featherstone 1858 South Chester Street Little Rock, AR 72202 ENGINEER: Laha Engineers P.O. Box 190251 Little Rock, AR 72219 AREA: 0.516 Acres CURRENT ZONING NUMBER OF LOTS: 3 FT. NEW STREET: 0 R-4, Two-family Residential ALLOWED USES: Residential PROPOSED ZONING: PD -C PROPOSED USE: Mr. Klean's carpet and Janitorial Service VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The site encompasses three lots: Lot 8 is not developed; Lot 9 is the site of a 1 -story frame building that has been employed as a warehouse for Mr. Klean's Carpet and Janitorial Services, Inc. since its acquisition in 1995; Lot 10 is the site FILE NO.: Z-7498 (Cont. of a 1 -story frame building that has been the operational and administrative headquarters for Mr. Klean's Carpet and Janitorial Service, Inc. since 1983. The home originally served as a City of Little Rock permitted home occupation and business site for the petitioner. The applicant moved his residence in 1995 while continuing to maintain his business at the site. Access to the site is restricted to a 10 -foot alley from 19th Street that ends, functionally, at the northern property line of Lot 10. Chester Street access is not permitted. Entrances to both existing structures are via the aforementioned alleyway. Mr. Kleans' Carpet and Janitorial Service, Inc. operates a residential carpet and institutional janitorial service from the site. The company does not conduct commercial services on the site. The applicant is requesting the rezoning to bring the illegal use into compliance with all applicable city codes and ordinances. B. EXISTING CONDITIONS: The site contains two single-family structures with a gravel parking area in the rear. The units from Chester Street appear to be residential. In the immediate area there is a stable mix of residential and commercial uses. The property immediately north of the site is zoned 0-1 and is the site of a former commercial bank that is now a part of Philander Smith College; a community building. Immediately east of the site across Chester Street is a C-3 zoned site containing a church and an automobile garage and detail shop. The Rightsell Elementary School is located one block south and east of the site. The area to the south and west of the site is developed with single-family residences. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls in support of the proposed use from area residents. All residents who could be identified located within 300 -feet of the site, the Downtown Neighborhood Association and all owners of property located within 200 -feet of the site were notified of the public hear. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A paved access should be provided for the proposed commercial use. Master Street Plan requires an 18' width sufficient for two cars to pass. 2 FILE NO.: Z-7498 Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Ener -q No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if additional water service is needed. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department:. Driveway width must be increased to 20 -feet wide. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. I SSU ESif ECH N ICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Development - Commercial for a cleaning business. - A land use plan amendment for a change to Mixed Use is a separate item on this agenda. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Downtown Neighborhoods Plan for the Future Neighborhood Action Plan. The plan does not contain any goals, objectives, or action statements relative to this case. However, the Executive Summary of the plan goals did list a priority of rehabilitating decayed structures and overgrown vacant lots for residential and commercial uses. The Executive Summary also supports increasing home ownership rates in the area and improving protections for historic structures. Landscape: No comment received. 3 FILE NO.: Z-7498 (Cont. G. SUBDIVISION COMMITTEE COMMENT: (September 25, 2003) The applicant was not present. Staff stated the request was to allow an existing use to become conforming. Staff noted they would contact the applicant and resolve any outstanding issues associated with the proposed request. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted the requested additional information from the September 25, 2003 Subdivision Committee meeting. The applicant has indicated there is not a Bill of Assurance in effect for the property. The applicant has revised his request to only include the existing structures and not expand with the construction of a new .building on an adjoining lot. The applicant has not requested signage as a part of the development. The applicant has indicated the days and hours of operation to be from 7:00 am to 6:00 pm Monday through Friday. The applicant has indicated there are five (5) employees reporting to the site daily. The applicant has indicated the proposed hours of operation and the number of employees is consistent with the existing non -conforming use. Staff is supportive of allowing the site to continue to operate in the current configuration (two converted single-family homes with access from the rear alley). The only access to the site is from the rear of the structure along an 18 -foot unpaved alley and there is no parking or commercial activities taking place in the front yards of the structures. Uses in the immediate area (to the south and west) are well-maintained single-family homes. There is an elementary school at the intersection of Chester and 19th Street and an automobile repair and detail shop immediately east of the site. Staff feels since the use has existed for approximately 20 years in the current location and the appearance has remained residential, there should be limited negative impact on the adjoining properties. Staff recommends that the alley be increased to a minimum of 20 -feet to comply with the requirements of the Little Rock Fire Department. Staff also recommends the alley be constructed of a hard surface material to adhere to existing ordinances. The rear of the existing structures is a gravel parking area. Staff would recommend this area be constructed of a hard surface paving material to eliminate tracking of gravel into the streets/alley and adjoining properties. CI FILE NO.: Z-7498 Cont. I. STAFF RECOMMENDATION: Staff recommends approval of the request to allow the existing structures to continue to operate as an office and warehouse for Mr. Klean's Janitorial service subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends the alley be increased to a 20 -foot right-of-way and constructed of a hard surface driving material. Staff recommends the applicant pave a parking pad in the rear of the structure to eliminate tracking onto the public right-of-way. PLANNING COMMISSION ACTION: (OCTOBER 16, 2003) The applicant was not present. There were no registered objectors present. Staff stated the applicant had requested the item be deferred to the December 4, 2003, Public Hearing to allow additional time to resolve any outstanding issues. Staff presented a recommendation of approval of the request. There was no further discussion of the item. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) The applicant was not present. There were no registered objectors present. Staff stated the applicant had contacted them and was working to provide the additional information requested with regard to the site plan. Staff presented a recommendation the item be deferred to the January 29, 2004 Public Hearing to allow the applicant additional time to revise the proposed site plan. There was no further discussion of the item. The item was placed on the consent agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (JANUARY 29, 2004) The applicant was present representing the request. There were no registered objectors present. Staff stated the request was to recognize an existing use on the site. Staff stated the applicant had requested his application be amended to include single - 5 FILE NO.: Z-7498 (Cont. family as an allowable use for the site. 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. There was no further discussion of the item. The item was placed on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 0 January 29, 2004 NO.: A.1 - NAME: Featherstone Short -form PD -C LOCATION: 1858 Chester Street DEVELOPER: David Featherstone 1858 South Chester Street Little Rock, AR 72202 ENGINEER: Laha Engineers P.O. Box 190251 Little Rock, AR 72219 AREA: 0.516 Acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 CURRENT ZONING: R-4, Two-family Residential ALLOWED USES: Residential PROPOSED ZONING: PD -C PROPOSED USE: Mr. Klean's carpet and Janitorial Service VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: ILE NO.: Z-7498 The site encompasses three lots: Lot 8 is not developed; Lot 9 is the site of a 1 -story frame building that has been employed as a warehouse for Mr. Klean's Carpet and Janitorial Services, Inc. since its acquisition in 1995; Lot 10 is the site January 29, 2004 SUBDIVISION ITEM NO.: A.1 Cont. FILE NO.: Z-7498 of a 1 -story frame building that has been the operational and administrative headquarters for Mr. Klean's Carpet and Janitorial Service, Inc. since 1983. The home originally served as a City of Little Rock permitted home occupation and business site for the petitioner. The applicant moved his residence in 1995 while continuing to maintain his business at the site. Access to the site is restricted to a 10 -foot alley from 19th Street that ends, functionally, at the northern property line of Lot 10. Chester Street access is not permitted. Entrances to both existing structures are via the aforementioned alleyway. Mr. Kleans' Carpet and Janitorial Service, Inc. operates a residential carpet and institutional janitorial service from the site. The company does not conduct commercial services on the site. The applicant is requesting the rezoning to bring the illegal use into compliance with all applicable city codes and ordinances. B. EXISTING CONDITIONS: The site contains two single-family structures with a gravel parking area in the rear. The units from Chester Street appear to be residential. In the immediate area there is a stable mix of residential and commercial uses. The property immediately north of the site is zoned 0-1 and is the site of a former commercial bank that is now a part of Philander Smith College; a community building. Immediately east of the site across Chester Street is a C-3 zoned site containing a church and an automobile garage and detail shop. The Rightsell Elementary School is located one block south and east of the site. The area to the south and west of the site is developed with single-family residences. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls in support of the proposed use from area residents. All residents who could be identified located within 300 -feet of the site, the Downtown Neighborhood Association and all owners of property located within 200 -feet of the site were notified of the public hear. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A paved access should be provided for the proposed commercial use. Master Street Plan requires an 18' width sufficient for two cars to pass. 2 January 29, 2004 SUBDIVISION ITEM NO.: A.1 Cont. FILE NO.: Z-7498 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Enera : No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if additional water service is needed. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Driveway width must be increased to 20 -feet wide. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Development - Commercial for a cleaning business. A land use plan amendment for a change to Mixed Use is a separate item on this agenda. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Downtown Neighborhoods Plan for the Future Neighborhood Action Plan. The plan does not contain any goals, objectives, or action statements relative to this case. However, the Executive Summary of the plan goals did list a priority of rehabilitating decayed structures and overgrown vacant lots for residential and commercial uses. The Executive Summary also supports increasing home ownership rates in the area and improving protections for historic structures. Landscape: No comment received. 3 January 29, 2004 SUBDIVISION ITEM NO.: A.1 Cont. FILE NO.: Z-7498 G. SUBDIVISION COMMITTEE COMMENT: (September 25, 2003) The applicant was not present. Staff stated the request was to allow an existing use to become conforming. Staff noted they would contact the applicant and resolve any outstanding issues associated with the proposed request. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted the requested additional information from the September 25, 2003 Subdivision Committee meeting. The applicant has indicated there is not a Bill of Assurance in effect for the property. The applicant has revised his request to only include the existing structures and not expand with the construction of a new building on an adjoining lot. The applicant has not requested signage as a part of the development. The applicant has indicated the days and hours of operation to be from 7:00 am to 6:00 pm Monday through Friday. The applicant has indicated there are five (5) employees reporting to the site daily. The applicant has indicated the proposed hours of operation and the number of employees is consistent with the existing non -conforming use. Staff is supportive of allowing the site to continue to operate in the current configuration (two converted single-family homes with access from the rear alley). The only access to the site is from the rear of the structure along an 18 -foot unpaved alley and there is no parking or commercial activities taking place in the front yards of the structures. Uses in the immediate area (to the south and west) are well-maintained single-family homes. There is an elementary school at the intersection of Chester and 19th Street and an automobile repair and detail shop immediately east of the site. Staff feels since the use has existed for approximately 20 years in the current location and the appearance has remained residential, there should be limited negative impact on the adjoining properties. Staff recommends that the alley be increased to a minimum of 20 -feet to comply with the requirements of the Little Rock Fire Department. Staff also recommends the alley be constructed of a hard surface material to adhere to existing ordinances. The rear of the existing structures is a gravel parking area. Staff would recommend this area be constructed of a hard surface paving material to eliminate tracking of gravel into the streets/alley and adjoining properties. 2 January 29, 2004 SUBDIVISION ITEM NO.: A.1 (Cont. STAFF RECOMMENDATION: FILE NO.: Z-7498 Staff recommends approval of the request to allow the existing structures to continue to operate as an office and warehouse for Mr. Klean's Janitorial service subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends the alley be increased to a 20 -foot right-of-way and constructed of a hard surface driving material. Staff recommends the applicant pave a parking pad in the rear of the structure to eliminate tracking onto the public right-of-way. PLANNING COMMISSION ACTION: (OCTOBER 16, 2003) The applicant was not present. There were no registered objectors present. Staff stated the applicant had requested the item be deferred to the December 4, 2003, Public Hearing to allow additional time to resolve any outstanding issues. Staff presented a recommendation of approval of the request. There was no further discussion of the item. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) The applicant was not present. There were no registered objectors present. Staff stated the applicant had contacted them and was working to provide the additional information requested with regard to the site plan. Staff presented a recommendation the item be deferred to the January 29, 2004 Public Hearing to allow the applicant additional time to revise the proposed site plan. There was no further discussion of the item. The item was placed on the consent agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (JANUARY 29, 2004) The applicant was present representing the request. There were no registered objectors present. Staff stated the request was to recognize an existing use on the site. Staff stated the applicant had requested his application be amended to include single- family as an allowable use for the site. Staff presented a recommendation of approval 61 January 29, 2004 SUBDIVISION ITEM NO.: A.1 Cont. FILE NO.: Z-7498 of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The item was placed on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. A ITEM NO.: 16.1 NAME: Featherstone Short -form PD -C LOCATION: 1858 South Chester Street Planning Staff Comments: FILE NO.: Z-7498 1. Provide on the site plan the location of the proposed future building along with any proposed parking. 2. Provide details of building materials, roofing materials and roof pitch of the proposed future building. 3. Provide the days and hours of operation for the business. 4. Provide then number of employees reporting to the site daily. Variance/Waivers: 1. None requested. Public Works: 1. A paved access should be provided for the proposed commercial use. Master Street Plan requires an 18' width sufficient for two cars to pass. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if additional water service is needed. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Driveway width must be increased to 20 -feet wide. Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Development - Commercial for a cleaning business. A land use plan amendment for a change to Mixed Use is a separate item on this agenda. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Downtown Neighborhoods Plan for the Future Neighborhood Action Pian. The plan does not contain any goals, objectives, or action statements relative to this case. However, the Executive Summary of the plan goals did list a priority of rehabilitating decayed structures and overgrown vacant lots for residential and commercial uses. The Executive Summary also supports increasing home ownership rates in the area and improving protections for historic structures. Landscape: No comment received. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, October 1, 2003.