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HomeMy WebLinkAboutZ-7698-A Staff AnalysisNovember 8, 2007 ITEM NO.: 19.1 NAME: Kathy's Revised Long -form PCD LOCATION: Located at 13800 Colonel Glenn Road DEVELOPER: Katherine and William McMurry 13810 Colonel Glenn Road Little Rock, AR 72210 ENGINEER: The Holloway Firm, Inc. 200 Casey Drive Maumelle, AR 72113 AREA: 6.3 Acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 3 P D -C FILE NO.: Z -7698-A FT. NEW STREET: 0 LF Single-family, beauty salon and a temporary office use Revised PD -C Single-family, beauty salon and permanent office VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 19,189 adopted by the Little Rock Board of Directors on October 5, 2004, established Kathy's Long -form PCD. The site is located on the north side of Colonel Glenn Road, west of 1-430 approximately 1.5 miles and contains 6.3 acres. The requested PCD zoning did not change the use of the property. The uses at the time of zoning were a non -conforming beauty salon which had been in operation for approximately twenty-five years, a quiet office (general and professional) in a second structure and the applicant's residence. The requested PCD zoning was for the non-residential uses with single-family as alternative uses for each of the structures. The beauty salon had two stations, a nail station and a tanning area and provided for handicapped parking. The office use had located on the site without proper zoning and was under enforcement. The approval was limited to the time period of a lease November 8, 2007 SUBDIVISION ITEM NO.: 19.1 (Cont. FILE NO.: Z -7698-A between the McMurry's and the adoption agency and the PCD approval for an adoption agency office use was to expire with the lease agreement. The time provided by the applicant was 18 months from zoning approval. The adoption agency had six employees and the days and hours of operation were six days per week from 8:00 am to 5:00 pm. No signage was approved for the office use. Once the adoption agency vacated the site the building was to revert to single-family residential use. A waiver of street improvements to Colonel Glenn Road was approved with the request. The basis of the waiver approval was the site would not remain as non-residential uses but was limited to the lease agreement in effect at the time of the zoning approval. The beauty salon had been in existence for several years and staff felt the waiver was appropriate since the uses would revert to single-family at some point in the future. A three -lot plat as approved as a component of the request. Two of the lots would contain the non-residential uses with the third remaining zoned R-2, Single-family and contained the applicant's residence. The plat was recorded at the Circuit Clerk's Office on October 12, 2004. A. PROPOSAUREQUEST: The applicant is now proposing to amend the previously approved PCD to allow the general and professional office use to become a permanent use. The property is located at 13720 Colonel Glenn Road and has been operating as an office use for Advantage Adoption Agency since 2004. The business expanded at a faster rate than expected, causing some parking problems on the site. The adoption agency has redistributed employees to other locations reducing the parking demand. The proposal is to allow a two person office with no additional employee traffic to be approved as an allowable use of the site. Single-family is being requested as an alternative use for the site. There are no modifications proposed to the exterior of the structure maintaining the residential character and appearance of the structure. B. EXISTING CONDITIONS: The site contains a single-family structure presently being used as an office use. Kathy's Beauty Salon is located to the west and the applicant's home is located to the north. The area is predominately single-family homes on acreage and pasture areas. Colonel Glenn Road is a two lane roadway with open ditches for drainage. Just west of this site is a large curve. C. NEIGHBORHOOD COMMENTS: 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. There is not an active neighborhood association located within the area. FA November 8, 2007 SUBDIVISION ITEM NO.: 19.1 Cont. FILE NO.: Z -7698-A As of this writing staff has received several informational phone calls from area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial. A dedication of right of way 45 -feet from the centerline will be required. 2. A waiver of the street improvements to Colonel Glenn Road was approved with the prior application. The waiver was based on the use being a temporary use and the site reverting to single-family within a specific time frame. This is no longer the case with the current application request to allow the site to become a permanent office use. Construct street improvements to Colonel Glenn Road per the Master Street Plan to include curb, gutter and sidewalk. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No comment. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: The site is located outside the City of Little Rock. Provide a letter from the area volunteer fire department indicating their knowledge to the proposed project. County Planning: No comment received. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revised Long form PCD. 3 November 8, 2007 SUBDIVISION ITEM NO.: 19.1 (Cont. FILE NO.: Z -7698-A A Land Use Plan amendment from Single Family to Mixed Use is a separate item on this agenda. Master Street Plan: Colonel Glenn Road is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Colonel Glenn Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bike route is shown on the Master Street Plan along Colonel Glenn Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Neighborhood Action Plan: This area is not covered by a neighborhood action plan. Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Additional landscaping may be required in conjunction with any new parking areas on the site. G. SUBDIVISION COMMITTEE COMMENT: (October 18, 2007) The applicant was not present. Staff presented an overview of the proposed development stating there were no remaining outstanding technical issues associated with the request in need of addressing. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no remaining outstanding technical issues associated with the request remaining from the October 18, 2007, Subdivision Committee meeting. The applicant is requesting to amend the previously approved PCD to allow a temporary office use located on the site to become a permanent use for the property located at 13720 Colonel Glenn Road. The applicant is seeking approval of single-family as an alternative uses for the site. Advantage Adoption Agency has been operating from the structure since 2004. According to the applicant the business has expanded at a faster rate than expected, causing some parking problems on the site. The adoption agency has M November 8, 2007 SUBDIVISION ITEM NO.: 19.1 Cont. FILE NO.: Z -7698-A redistributed employees to other locations reducing the parking demand and eliminating the need for additional paving on the site. Staff is supportive of the request. Staff feels the allowance of a quiet office on the site maintaining the residential character of the structure and integrity of the neighborhood should have limited impact on the area. The development is proposed with typical office hours which should not impact the adjoining homes. To staff's knowledge there are no remaining outstanding technical issues associated with the request. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation signage be limited to signage typically allowed in single-family zones. Staff also presented a recommendation of approval of the applicant's request for a five year deferral of the required street improvements to Colonel Glenn Road. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 5 FILE NO.: Z -7698-A NAME: Kathy's Revised Long -form PCD LOCATION: Located at 13800 Colonel Glenn Road DEVELOPER: Katherine and William McMurry 13810 Colonel Glenn Road Little Rock, AR 72210 ENGINEER: The Holloway Firm, Inc. 200 Casey Drive Maumelle, AR 72113 AREA: 6.3 Acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 3 P D -C FT. NEW STREET: 0 LF Single-family, beauty salon and a temporary office use Revised PD -C PROPOSED USE: Single-family, beauty salon and permanent office VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND, Ordinance No. 19,189 adopted by the Little Rock Board of Directors on October 5, 2004, established Kathy's Long -form PCD. The site is located on the north side of Colonel Glenn Road, west of 1-430 approximately 1.5 miles and contains 6.3 acres. The requested PCD zoning did not change the use of the property. The uses at the time of zoning were a non -conforming beauty salon which had been in operation for approximately twenty-five years, a quiet office (general and professional) in a second structure and the applicant's residence. The requested PCD zoning was for the non-residential uses with single-family as alternative uses for each of the structures. The beauty salon had two stations, a nail station and a tanning area and provided for handicapped parking. The office use had located on the site without proper zoning and was under enforcement. The approval was limited to the time period of a lease between the McMurry's and the adoption agency and the PCD approval for an adoption FILE NO.: Z -7698-A (Cont. agency office use was to expire with the lease agreement. The time provided by the applicant was 18 months from zoning approval. The adoption agency had six employees and the days and hours of operation were six days per week from 8:00 am to 5:00 pm. No signage was approved for the office use. Once the adoption agency vacated the site the building was to revert to single-family residential use. A waiver of street improvements to Colonel Glenn Road was approved with the request. The basis of the waiver approval was the site would not remain as non-residential uses but was limited to the lease agreement in effect at the time of the zoning approval. The beauty salon had been in existence for several years and staff felt the waiver was appropriate since the uses would revert to single-family at some point in the future. A three -lot plat as approved as a component of the request. Two of the lots would contain the non-residential uses with the third remaining zoned R-2, Single-family and contained the applicant's residence. The plat was recorded at the Circuit Clerk's Office on October 12, 2004. A. PROPOSAUREQUEST: The applicant is now proposing to amend the previously approved PCD to allow the general and professional office use to become a permanent use. The property is located at 13720 Colonel Glenn Road and has been operating as an office use for Advantage Adoption Agency since 2004. The business expanded at a faster rate than expected, causing some parking problems on the site. The adoption agency has redistributed employees to other locations reducing the parking demand. The proposal is to allow a two person office with no additional employee traffic to be approved as an allowable use of the site. Single-family is being requested as an alternative use for the site. There are no modifications proposed to the exterior of the structure maintaining the residential character and appearance of the structure. B. EXISTING CONDITIONS: The site contains a single-family structure presently being used as an office use. Kathy's Beauty Salon is located to the west and the applicant's home is located to the north. The area is predominately single-family homes on acreage and pasture areas. Colonel Glenn Road is a two lane roadway with open ditches for drainage. Just west of this site is a large curve. C. NEIGHBORHOOD COMMENTS: 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. There is not an active neighborhood association located within the area. As of this writing staff has received several informational phone calls from area residents. E FILE NO.: Z -7698-A (Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial. A dedication of right of way 45 -feet from the centerline will be required. 2. A waiver of the street improvements to Colonel Glenn Road was approved with the prior application. The waiver was based on the use being a temporary use and the site reverting to single-family within a specific time frame. This is no longer the case with the current application request to allow the site to become a permanent office use. Construct street improvements to Colonel Glenn Road per the Master Street Plan to include curb, gutter and sidewalk. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No comment. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water No objection. Fire Department: The site is located outside the City of Little Rock. Provide a letter from the area volunteer fire department indicating their knowledge to the proposed project. County Planning: No comment received. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Plan_ninq Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revised Long form PCD. A Land Use Plan amendment from Single Family to Mixed Use is a separate item on this agenda. Master Street Plan: Colonel Glenn Road is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative 3 FILE NO.: Z -7698-A (Cont. G H. effects of traffic and pedestrians on Colonel Glenn Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bike route is shown on the Master Street Plan along Colonel Glenn Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Neighborhood Action Plan: This area is not covered by a neighborhood action plan. Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Additional landscaping may be required in conjunction with any new parking areas on the site. SUBDIVISION COMMITTEE COMMENT: (October 18, 2007) The applicant was not present. Staff presented an overview of the proposed development stating there were no remaining outstanding technical issues associated with the request in need of addressing. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: There were no remaining outstanding technical issues associated with the request remaining from the October 18, 2007, Subdivision Committee meeting. The applicant is requesting to amend the previously approved PCD to allow a temporary office use located on the site to become a permanent use for the property located at 13720 Colonel Glenn Road. The applicant is seeking approval of single-family as an alternative uses for the site. Advantage Adoption Agency has been operating from the structure since 2004. According to the applicant the business has expanded at a faster rate than expected, causing some parking problems on the site. The adoption agency has redistributed employees to other locations reducing the parking demand and eliminating the need for additional paving on the site. Staff is supportive of the request. Staff feels the allowance of a quiet office on the site maintaining the residential character of the structure and integrity of the neighborhood should have limited impact on the area. The development is proposed with typical office hours which should not impact the adjoining homes. To staffs knowledge there are no remaining outstanding technical issues associated with the request. 2 FILE NO.: Z -7698-A (Cont. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation signage be limited to signage typically allowed in single-family zones. Staff also presented a recommendation of approval of the applicant's request for a five-year deferral of the required street improvements to Colonel Glenn Road. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 5 ITEM NO.: 19.1. Z -7698-A NAME: Kathy's Revised Long -form PCD LOCATION: located at 13800 Colonel Glenn Road Planning Staff Comments: 1. Provide notification of all property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than October 24, 2007. The Office of Planning and Development must receive the proof of notice no later than November 2, 2007. 2. Provide the location of the proposed new parking area. Will the parking area be constructed of a hard surface material? 3. Provide the days and hours of operation. 4. Provide the maximum number of employees of the businesses. 5. Will there be a dumpster located on the site? If so provide the location of the proposed dumpster facility. Will the hours of service be limited? If so indicate the hours of dumpster service. 6. Will any additional lighting be added to the site as a result of the office/commercial uses? 7. The cover letter indicates the business as a commercial uses. Identify uses being requested for the site. Variance/Waivers: None requested. Public Works Conditions: No comment. Utilities and Fire Department/County Planning: Wastewater: No comment. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: The site is located outside the City of Little Rock. Provide a letter from the area volunteer fire department indicating their knowledge to the proposed project. Item # 19 County Planning: No comment received. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revised Long form PCD. A Land Use Plan amendment from Single Family to Mixed Use is a separate item on this agenda. Master Street Plan: Colonel Glenn Road is shown as a Principal Arterial on the Master Street Plan. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Colonel Glenn Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bike route is shown on the Master Street Plan along Colonel Glenn Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Neighborhood Action Plan:_ This area is not covered by a neighborhood action plan Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Additional landscaping may be required in conjunction with any new parking areas on the site. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, October 24, 2007. Item # 19