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HomeMy WebLinkAboutZ-7694 Staff AnalysisFILE NO.: Z-7694 NAME: Montgomery Short -form PD -C LOCATION: Located at 7908 Mabelvale Cut-off DEVELOPER: Alphonso and Monique Montgomery 7908 Mabelvale Cut-off Mabelvale, AR 72103 FNGINFFR- Donald W. Brooks, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 1.17 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential PD -C FT. NEW STREET: 0 Single-family residential and a single chair beauty salon VARIAN CESM/AIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant is requesting the addition of a single -chair beauty salon on the site located at 7908 Mabelvale Cut-off. The applicant indicated she and her husband recently purchased the home, which contains a residence and a four car garage and workshop. The applicant's cover letter indicates her desire is to turn the workshop into an owner/operator one person beauty salon for herself. She stated her beauty salon is currently located at 3316 Mabelvale Pike. The applicant has indicated she has been leasing the site for seven years and for three of those years she has operated alone. The cover letter states the last four years she had four other booth rental operations which allowed her to manage the business on both ends. FILE NO.: Z-7694 Cont. The applicant states her desire is to no longer lease space and have a facility she can call her own. She stated the area she is requesting to modify to the salon would not require much work to transform. The building has plumbing and electricity, it would simply need cosmetic work to bring it up to par. The applicant indicates her hours of operation are from 9:00 am to 6:00 pm Thursday through Saturday. B. EXISTING CONDITIONS: The site contains a single-family home on a large lot with two outbuildings located near the rear property line. The area is a mix of single-family and non- conforming non-residential uses. To the north of the site is a single-family subdivision developed with smaller lots. There are single-family homes to the east and west of the site similar in area to the applicant's lot. Other uses in the area include an adult day care, a contractors storage yard office uses, and commercial uses located nearer the Chicot and Mabelvale Cut- off intersection. Mabelvale Cut-off is a narrow roadway, which is scheduled for improvement by the city in the near future. C. NEIGHBORHOOD COMMENTS: As of this writing staff has not received any comment from area residents. Southwest Little Rock United for Progress, the Rob Roy Way Neighborhood Association, the Chicot Neighborhood Association, the Yorkwood Neighborhood Association, all owners of property located within 200 -feet of the site and all residents located within 300 -feet of the site who could be identified were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. Mabelvale Cut-off is scheduled to be widened and improved by the City. No Master Street Plan improvements are required. 2. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. 2 FILE NO.: Z-7694 (Cont.) Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Planned Development Commercial for a one -chair beauty salon. The request does not require a change to the Land Use Plan. Master Street Plan: Mabelvale Cut Off Road is shown as a Minor Arterial on the Master Street Plan and may require dedication of right-of-way and will require street improvements. A Minor Arterial provides connections to and though an urban area and their primary function are to provide short distance travel within the urbanized area. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Chicot West / 1-30 South Neighborhood Action Plan. The Economic Development Goal is to "provide a mixed commercial / residential environment that will promote the safety, attractiveness, and value of the area while creating a competitive and adaptable economic climate that encourages investment in the diversity of employment opportunities. One objective of the Economic Development Goal specifically relates to this case: "Attract neighborhood oriented businesses." This zoning action creates a neighborhood - oriented business as desired by the plan. 3 FILE NO.: Z-7694 Cont. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2004) Mr. Monique Montgomery was present representing the request. Staff stated the applicant was proposing the placement of a single -chair beauty salon on the site in an existing garage area. Staff stated there were additional items necessary to complete the review. Staff stated the applicant had indicated a parking pad near the shop entrance in the rear of the site. Staff stated a driveway would also be required to be extended to allow access to the parking pad. Staff questioned if the applicant would be willing to allow an existing turn -around on the drive to be extended to allow for two cars with the allowance for one of the residents to back out and still turn -around. Staff stated then a sidewalk would need to be extended to allow the customers access to the building. Staff questioned the hours of operation. Ms. Montgomery stated the hours were from 9:00 am to 6:00 pm Thursday through Saturday. Public Works comments were addressed. Staff stated there were no street improvements required. Staff also stated storm water detention would apply to the development if new on-site paved area were proposed, but an in -lieu contribution would be acceptable. 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 submitted a revised plan to staff addressing most of the issues raised at the August 5, 2004 Subdivision Committee meeting. The applicant has revised the site plan to include a 20 foot by 27 foot parking pad connecting to the existing driveway. The applicant has also indicated a walkway from the parking to the entrance of the proposed salon will be added. Staff is supportive of this configuration. Staff feels with the placement of the extension to the existing driveway will maintain the residential character of the site. The site contains a two car carport and a smaller area for a turn -around. The proposed extension to a parking pad will allow for the parking of two cars and still allow the homeowners a turn -around. In addition the applicant has indicated a sidewalk will be extended to the proposed salon, which will allow customer access to the building. The site is shown as Mixed on the City's Future Land Use Plan. Although the entire site is not shown on the Land Use Plan as Mixed the plan is general in nature. The proposed use of the site as a single chair owner operated beauty salon should have minimal impact. The applicant is requesting approval for her sole use and the use is not transferable to any other owner of the property. The 4 FILE NO.: Z-7694 (Cont. applicant has indicated the days and hours .of operation from 9:00 am to 6:00 pm Thursday through Saturday which staff feels should not negatively impact the single-family homes to the north. Since all the activity of the site will take place indoors there should be minimal noise generated from the site. There are five parking spaces on the site plan. The applicant has indicated two for customer parking with two additional for the residences. Typically a beauty salon would require the placement of one parking space per 200 square feet of space. Staff feels the proposed parking adequate to meet the parking demand generate from the salon. The salon is to be a single chair salon with no employees. The placement of two spaces would allow for customer parking and one space for the next customer waiting to be served. The applicant has indicated a single sign will be added to the building. The applicant is not proposing the placement of any ground mounted signage on the site. The sign is proposed as a two foot by three foot sign indicating the name, address and phone number of the business. Staff is supportive of the proposed signage. Staff is supportive of the applicant's request for a single -chair beauty salon on the site. The use will not be transferable to other owner of the property, which staff feels is appropriate. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels if developed as proposed the use of the site should have minimal impact on adjoining properties. 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. The request is to allow the current owner the ability to operate a single -chair beauty salon on the site. The use is not transferable to any other owner of the property. PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. 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 stated the request was to allow the current owner the ability to operate a single - chair beauty salon on the site. Staff stated the use was not transferable to any other owner of the property. R FILE NO.: Z-7694 (Cont.) There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 recuse (Norm Floyd). A August 26, 2004 ITEM NO.: 21 FILE NO.: Z-7694 NAME: Montgomery Short -form PD -C LOCATION: Located at 7908 Mabelvale Cut-off DEVELOPER: Alphonso and Monique Montgomery 7908 Mabelvale Cut-off Mabelvale, AR 72103 ENGINEER: Donald W. Brooks, Inc. 20820 Arch Street Pike Hensley, AR 72065 AREA: 1.17 Acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential PD -C FT. NEW STREET: 0 Single-family residential and a single chair beauty salon VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is requesting the addition of a single -chair beauty salon on the site located at 7908 Mabelvale Cut-off. The applicant indicated she and her husband recently purchased the home, which contains a residence and a four car garage and workshop. The applicant's cover letter indicates her desire is to turn the workshop into an owner/operator one person beauty salon for herself. She stated her beauty salon is currently located at 3316 Mabelvale Pike. The applicant has indicated she has been leasing the site for seven years and for three of those years she has operated alone. The cover letter states the last four years she had four other booth rental operations which allowed her to manage the business on both ends. August 26, 2004 SUBDIVISION ITEM NO.: 21 A U E FILE NO.: Z-7694 The applicant states her desire is to no longer lease space and have a facility she can call her own. She stated the area she is requesting to modify to the salon would not require much work to transform. The building has plumbing and electricity, it would simply need cosmetic work to bring it up to par. The applicant indicates her hours of operation are from 9:00 am to 6:00 pm Thursday through Saturday. EXISTING CONDITIONS: The site contains a single-family home on a large lot with two outbuildings located near the rear property line. The area is a mix of single-family and non- conforming non-residential uses. To the north of the site is a single-family subdivision developed with smaller lots. There are single-family homes to the east and west of the site similar in area to the applicant's lot. Other uses in the area include an adult day care, a contractors storage yard office uses and commercial uses located nearer the Chicot and Mabelvale Cut- off intersection. Mabelvale Cut-off is a narrow roadway, which is scheduled for improvement by the city in the near future. NEIGHBORHOOD COMMENTS: As of this writing staff has not received any comment from area residents. Southwest Little Rock United for Progress, the Rob Roy Way Neighborhood Association, the Chicot Neighborhood Association, the Yorkwood Neighborhood Association, all owners of property located within 200 -feet of the site and all residents located within 300 -feet of the site who could be identified were notified of the public hearing. ENGINEERING COMMENTS: Public Works: 1. Mabelvale Cut-off is scheduled to be widened and improved by the City. No Master Street Plan improvements are required. 2. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. 2 August 26, 2004 SUBDIVISION ITEM NO.: 21 (Contj FILE NO.: Z-7694 Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. Counly Planning: No comment. CATA: No comment received. F. ISSUESITECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Planned Development Commercial for a one -chair beauty salon. The request does not require a change to the Land Use Plan. Master Street Plan: Mabelvale Cut Off Road is shown as a Minor Arterial on the Master Street Plan and may require dedication of right-of-way and will require street improvements. A Minor Arterial provides connections to and though an urban area and their primary function are to provide short distance travel within the urbanized area. City Recognized Neighborhood Action Pian: The applicant's property lies in the area covered by the Chicot West / 1-30 South Neighborhood Action Plan. The Economic Development Goal is to "provide a mixed commercial / residential environment that will promote the safety, attractiveness, and value of the area while creating a competitive and adaptable economic climate that encourages 3 August 26, 2004 SUBDIVISION ITEM NO.: 21 Cont. FILE NO.: Z-7694 investment in the diversity of employment opportunities. One objective of the Economic Development Goal specifically relates to this case: "Attract neighborhood oriented businesses." This zoning action creates a neighborhood - oriented business as desired by the plan. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2004) Mr. Monique Montgomery was present representing the request. Staff stated the applicant was proposing the placement of a single -chair beauty salon on the site in an existing garage area. Staff stated there were additional items necessary to complete the review. Staff stated the applicant had indicated a parking pad near the shop entrance in the rear of the site. Staff stated a driveway would also be required to be extended to allow access to the parking pad. Staff questioned if the applicant would be willing to allow an existing turn -around on the drive to be extended to allow for two cars with the allowance for one of the residents to back out and still turn -around. Staff stated then a sidewalk would need to be extended to allow the customers access to the building. Staff questioned the hours of operation. Ms. Montgomery stated the hours were from 9:00 am to 6:00 pm Thursday through Saturday. Public Works comments were addressed. Staff stated there were no street improvements required. Staff also stated storm water detention would apply to the development if new on-site paved area were proposed, but an in -lieu contribution would be acceptable. 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 submitted a revised plan to staff addressing most of the issues raised at the August 5, 2004 Subdivision Committee meeting. The applicant has revised the site plan to include a 20 foot by 27 foot parking pad connecting to the existing driveway. The applicant has also indicated a walkway from the parking to the entrance of the proposed salon will be added. Staff is supportive of this configuration. Staff feels with the placement of the extension to the existing driveway will maintain the residential character of the site. The site contains a two car carport and a smaller area for a turn -around. The proposed extension to a parking pad will allow for the parking of two cars and still allow the homeowners a turn -around. In addition the applicant has indicated a sidewalk will be extended to the proposed salon, which will allow customer access to the building. 4 August 26, 2004 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z - The site is shown as Mixed on the City's Future Land Use Plan. Although the entire site is not shown on the Land Use Plan as Mixed the plan is general in nature. The proposed use of the site as a single chair owner operated beauty salon should have minimal impact. The applicant is requesting approval for her sole use and the use is not transferable to any other owner of the property. The applicant has indicated the days and hours of operation from 9:00 am to 6:00 pm Thursday through Saturday which staff feels should not negatively impact the single-family homes to the north. Since all the activity of the site will take place indoors there should be minimal noise generated from the site. There are five parking spaces on the site plan. The applicant has indicated two for customer parking with two additional for the residences. Typically a beauty salon would require the placement of one parking space per 200 square feet of space. Staff feels the proposed parking adequate to meet the parking demand generate from the salon. The salon is to be a single chair salon with no employees. The placement of two spaces would allow for customer parking and one space for the next customer waiting to be served. The applicant has indicated a single sign will be added to the building. The applicant is not proposing the placement of any ground mounted signage on the site. The sign is proposed as a two foot by three foot sign indicating the name, address and phone number of the business. Staff is supportive of the proposed signage. Staff is supportive of the applicant's request for a single -chair beauty salon on the site. The use will not be transferable to other owner of the property, which staff feels is appropriate. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels if developed as proposed the use of the site should have minimal impact on adjoining properties. 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. The request is to allow the current owner the ability to operate a single -chair beauty salon on the site. The use is not transferable to any other owner of the property. PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. 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. 5 August 26, 2004 SUBDIVISION ITEM NO.: 21 (Cont.) _ FILE NO.: Z-7694 Staff stated the request was to allow the current owner the ability to operate a single - chair beauty salon on the site. Staff stated the use was not transferable to any other owner of the property. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 recuse (Norm Floyd). R ITEM NO.: 21 FILE NO.: (Z-7694) NAME: Montgomery Short -form PD -C LOCATION: located at 7908 Mabelvale Cut-off _N Plannina Staff Comments: 1. Is any signage proposed as a part of the proposed development? If so indicated the location of the proposed signage on the site plan along with a note concerning the height and area. 2. Provide the days and hours of operation for the proposed salon. 3. How will the rear parking pad be accessed? If a driveway will be extended provide details of the construction material and the location of the proposed drive. 4. The indicated parking spaces are not sufficient to meet typical ordinance requirements. Parking spaces should be a minimum of nine feet in width and twenty -feet in depth. The space should also allow a 20 -foot back -out space to allow for maneuvering. 5. In which structure will the salon be located? Variance/Waivers: None requested. Public Works 1. Mabelvale Cut-off is scheduled to be widened and improved by the City. No Master Street Plan improvements are required. 2. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Enerav: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. CATA: No comment received. Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Planned Development Commercial for a one -chair beauty salon. The request does not require a change to the Land Use Plan, Master Street Plan: Mabelvale Cut Off Road is shown as a Minor Arterial on the Master Street Plan and may require dedication of right-of-way and will require street improvements. A Minor Arterial provides connections to and though an urban area and their primary function are to provide short distance travel within the urbanized area. City Recognized Neighborhood Action Plan. The applicant's property lies in the area covered by the Chicot West / 1-30 South Neighborhood Action Plan. The Economic Development Goal is to "provide a mixed commercial / residential environment that will promote the safety, attractiveness, and value of the area while creating a competitive and adaptable economic climate that encourages investment in the diversity of employment opportunities. One objective of the Economic Development Goal specifically relates to this case: "Attract neighborhood oriented businesses." This zoning action creates a neighborhood -oriented business as desired by the plan. 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, August 11, 2004.