Loading...
HomeMy WebLinkAboutZ-8351 Staff AnalysisITEM NO.: 12. NAME: Pickett Short -form PCD Z-8351 LOCATION: located on the Northeast corner of West 40th Street and John Barrow Road Planning Staff Comments: 1. Provide notification of 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 June 4, 2008. The Office of Planning and Development must receive the proof of notice no later than June 13, 2008. 2. A minimum of 10 to 15 percent of the site is to be designated to landscape. Provide the percentage provide. 3. Provide the percentage of building coverage, the percentage of landscaping and the percentage of paved area. 4. Provide a site plan drawn and dimensioned by a professional site designer. Ensure the site plan includes: a. The location of any proposed dumpster facilities. Provide details of the proposed hours of service of the dumpster facilities. b. The maximum building height. c. The proposed construction materials for the structure. d. Any and all screening/fencing which should be located along the northern and eastern perimeters where adjacent to single-family. e. A beauty salon typically requires the placement of one parking space for every 200 square feet of gross building area. f. Provide details of any proposed signage. Including the location, total height and total sign area. Provide any proposed building signage including to total percentage of facade area to be covered with signage (typically commercial developments are allowed a maximum of ten percent of the facade area). g. The cover letter indicates the salon will serve five operators. Will there be any additional personnel including manicurist, assistants, receptionist? h. The hours of operation of the salon are indicated at 8 am to 6 pm Monday through Friday and 7 am to 6 pm Saturday. Variance/Waivers: None requested. Public Works Conditions: 1. Due to the proposed use of the property, the Master Street Plan specifies that 40th Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. The right-of-way is unknown. Provide a current survey of the property. 2. A 20 foot radial dedication of right-of-way is required at the intersection of 40th Sreet and John Barrow Road. Item # 12.1. 3. John Barrow Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. The current right- of-way width is unknown. Provide a current survey. 4. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to 40th Street including 5-foot sidewalks for the entire length of the property with the planned development. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 7. The property to the north already has flooding problems from storm water draining from the subject property. Provide a Sketch Grading and Drainage Plan as required per Section 29-186 (e) to eliminate the drainage problem. 8. Storm water detention ordinance applies to this property if the property is one (1) acre or greater. Show the proposed location for storm water detention facilities on the plan. 9. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 10. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 12. Prepare a dimensioned site plan. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No commenter received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding meter size and location. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Item # 12.1. Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a short form PCD to rezone the site from R-2, Single-family to Planned Commercial Development to allow a new beauty salon to be constructed on the site. A change to the Land Use Plan from Single Family to Commercial is a separate item on this agenda (LU08-10-01). Master Street Plan: John Barrow Road is a Minor Arterial on the Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on John Barrow Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in this immediate vicinity. Neighborhood Action Plan: The John Barrow Neighborhood Action Plan covers this area. The Business and Commercial Goal states: To enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses. Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. An automatic irrigation system or a water source within 75-feet of the landscaped area will be required to water the landscaped areas. 3. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 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, June 4, 2008. Item # 12.1. FILE NO.: Z-8351 NAME: Pickett Short -form PCD LOCATION: Located on the Northeast corner of West 40th Street and John Barrow Road DEVELOPER: Tabitha Pickett 5012 West 31 st Street Little Rock, AR 72204 R1 IR\/FynR- Donald Brooks 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.25 + acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF R-2, Single-family Single-family residential P D-C PROPOSED USE: Beauty Salon VARIANCES/WAIVERS REQUESTED: Waiver of the required right of way dedication for West 40t Street. A. PROPOSAL/REQUEST: The applicant is proposing the rezoning of the site from R-2, Single-family to Planned Commercial Development (PCD) to allow the construction of a new full service beauty salon. The applicant has indicated there will be five operators, a manicurist and a receptionist. The shop will offer tanning facilities and a fitness room. The shop will operate from 8 am to 6 pm Monday through Friday and from 7 am to 6 pm on Saturday. FILE NO.: Z-8351 (Cont. B. EXISTING CONDITIONS: The vacant site is located at the northeast corner of John Barrow Road and West 40th Street. South of the site is a POD zoned property approved for a church. Northwest of the site is a property zoned PCD which contains a number of uses including a salon. There are single-family homes located in the area. There are two new homes located to the east of this site along West 40th Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site and the John Barrow Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS- 1. A dedication of right of way 25-feet from centerline will be required with the issuance of a building permit. 2. A 20 foot radial dedication of right-of-way is required at the intersection of 40th Street and John Barrow Road. 3. John Barrow Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. The current right-of-way width is unknown. Provide a current survey. 4. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to 40th Street including 5-foot sidewalks for the entire length of the property with the planned development. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 7. The property to the north already has flooding problems from storm water draining from the subject property. Provide a Sketch Grading and Drainage Plan as required per Section 29-186 (e) to eliminate the drainage problem. 8. Storm water detention ordinance applies to this property if the property is one (1) acre or greater. Show the proposed location for storm water detention facilities on the plan. 2 FILE NO.: Z-8351 (Cont. 9. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 10. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 11. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 12. Prepare a dimensioned site plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLAN Wastewater: Sewer available to this property. Entergy: No commenter received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding meter size and location. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a short form PCD to rezone the site from R-2, Single-family to Planned Commercial Development to allow a new beauty salon to be constructed on the site. A change to the Land Use Plan from Single Family to Commercial is a separate item on this agenda (LU08-10-01). Master Street Plan: John Barrow Road is a Minor Arterial on the Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances 3 FILE NO.: Z-8351 (Cont. and exits should be limited to minimize negative effects of traffic and pedestrians on John Barrow Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in this immediate vicinity. Neighborhood Action Plan: The John Barrow Neighborhood Action Plan covers this area. The Business and Commercial Goal states: To enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses. Landscaie: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. An automatic irrigation system or a water source within 75-feet of the landscaped area will be required to water the landscaped areas. 3. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 29, 2008) The applicant was present. Staff presented an overview of the proposed development stating there were a number of outstanding technical issues associated with the request. Staff stated the site plan before the Commission was presented to staff prior to the Committee meeting. Staff stated based on a quick review there was areas of deficiency. Staff stated the perimeter landscape strip and the required screening did not appear to comply with typical ordinance standards. Staff also stated they would review the drives to ensure compliance with the typical driveway spacing standards. Public Works comments were addressed. Staff stated a survey indicating the right of way for West 40th Street was required. Staff also stated a radial dedication at the intersection of John Barrow Road and West 40th Street would be required. Landscaping comments were addressed. Staff stated prior to the issuance of a building permit a landscape plan would be required. Staff also stated a water source within 75-feet of the landscaped areas would be required at the time of development. N FILE NO.: Z-8351 (Cont. Staff noted comments from the various other reporting departments and agencies. 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 site plan to staff addressing most of the issues raised at the May 29, 2008, Subdivision Committee meeting. The revised plan has indicated the landscape strips per the typical ordinance standards for the zoning and buffer ordinance and the landscape ordinance. The plan also indicates screening and driveway spacing per the typical ordinance standards. The applicant is seeking a rezoning of the site to allow the construction of a 2,210 square foot full service salon with a maximum of five operators, a manicurist and receptionist. The site plan indicates a total of 3,287 square feet of landscaping (27.5%), 6,493 square feet of paved area (54.0%) and 2,210 square feet of building area (18.5%). The building is proposed as metal construction with a hipped mental roof. The applicant has indicated, within 3 to 5 years, brick will be added to the facade but the addition of the brick is dependent on the cash flow of the business. The site plan contains 12 parking spaces. Based on the typical ordinance standards for a salon, 11 parking spaces would typically be required. The proposed parking is adequate to serve the proposed use. The site plan indicates the placement of a 9-foot landscape strip along the northern perimeter and a six-foot screening fence. The landscape area to the east is located adjacent to a platted alley and is proposed at 8.6 feet. The alley has not been constructed. A six-foot screening fence is also proposed adjacent to the alley. These areas are located adjacent to residentially zoned and used property. The dumpster has been located along the eastern perimeter of the building. Staff has concerns with the dumpster being located adjacent to the residential uses to the east. The hours of dumpster service have not been limited but due to the proximity of the residential homes staff would recommend the dumpster hours be limited. A waiver of the required right of way dedication for West 40th Street is being requested. Based on the commercial use of the property the Master Street Plan would typically require a right of way dedication of 30 feet from centerline for a commercial street. The existing right of way for West 40th Street is 40-feet total or 20-feet from centerline leaving a 10-foot deficiency in the required right of way. Staff is not supportive of the waiver of right of way dedication. Based on the use of the property and the zoning of the property to the south; zoned POD for future construction of a church staff feels the full right of way is necessary to allow for 5 FILE NO.: Z-8351 Cont.) proper lane widths and turning lanes to facilitate traffic movements from these site. The request includes building signage consistent with signage allowed per commercial zones. A ground -mounted sign is not being proposed. Staff recommends in the future if ground mounted signage is sought the signage be limited to a maximum of six feet in height and sixty-four square feet in area. Staff is not supportive of the site plan as presented. Staff has concerns with the dumpster being located adjacent to the single-family homes. Staff also has concerns with the applicant's request for a waiver of the required right of way for West 4& Street. Based on these concerns staff is not supportive of the request. STAFF RECOMMENDATIONS: Staff is not supportive of the application as filed. PLANNING COMMISSION ACTION: (JUNE 19, 2008) The applicant was present. There were no registered objectors present. Staff stated the applicant had contacted them regarding a deferral of the item to the July 10, 2008, public hearing to allow additional time to meet with staff and discuss options for the site plan related to the right of way dedication and dumpster placement location. Staff stated the deferral request would require a waiver of the Commission's By-laws with regard to the late deferral request. Staff presented a recommendation of approval of the deferral request of the item to the July 10, 2008, public hearing. There was no further discussion of the item. A motion was made to waive the By-laws with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: (JULY 10, 2008) Staff and the applicant have met and discussed various options to allow the development of this site with a full service salon. Based on the meeting the applicant has submitted a revised site plan which addresses the issues raised in the previous agenda write-up. The revised site plan indicates the dedication of an additional five (5) feet of right of way along West 40th Street and the removal of the dumpster located along the eastern portion of the site and adjacent to the single-family homes. According to the applicant garbage container needs can be met with the placement of two large garbage containers similar to the containers used by residential- customers in the City. Staff is supportive of the proposed refuse collection. m FILE NO.: Z-8351 Staff has reconsidered the required right of way for West 40th Street. The existing right of way for West 40th Street is 40 feet or 20 feet from centerline. In the Public Works comments a required right of way dedication of 30 feet from centerline, which is typical based on the proposed commercial use, was requested. Staff now feels a dedication of an additional five feet will allow sufficient right of way to meet the future needs of this intersection. The radial dedication will be provided as requested in the Public Works comments. West 40th Street is a dead end street and currently does not carry a large volume of traffic. When the property located to the south is developed the property will also dedicate right of way which will allow the intersection of West 40th Street and John Barrow Road to be improved with proper lane widths and turning lanes. In addition to meeting with staff, the applicant has meet with the John Barrow Neighborhood Association. The association has provided a letter of support for the request but has placed conditions on the support. The neighborhood association requests the applicant meet staffs concerns related to right of way dedication and the location of the trash dumpster. The association also request the approval be limited the applicant. The applicant has agreed to limit the approval of the PCD to her use and occupying the property. Staff is supportive of limiting the approval to the applicant's use and the applicant occupying the property. Staff is supportive of the request. Staff feels the salon will provide a service to the surrounding neighborhood. 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: (JULY 10, 2008) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval with conditions. The conditions included the conditions as set forth in paragraphs D, E and F of the agenda staff report. Staff also recommended the approval be limited to the applicant's use and the applicant's occupancy of the property. 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 8 ayes, 0 noes and 3 absent. 7