Loading...
HomeMy WebLinkAboutZ-8694-A Staff AnalysisFILE NO.: Z-8694-A NAME: Meyer 2"d and Ringo Revised Short -form POD LOCATION: Located at 207 Ringo Street DEVELOPER: Sheena Fluker 5301 Mulberry Place Little Rock, AR 72206 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.057 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 lot FT. NEW STREET: 0 LF POD 0-3, General Office District uses Revised POD Add beauty salon as an allowable use VARIANCESM/AIVERS REQUESTED BACKGROUND: None requested. Ordinance No. 16,587 adopted by the Little Rock Board of Directors on February 1, 1994, established Meyer 2"d and Ringo Short -form POD. The property contained three lots and four structures but the structures had no relationship to the existing lot lines. The applicant proposed to divide the property into three new lots to accommodate the buildings as they existed, with a two story brick apartment building occupying one of the lots, a one story concrete block building occupying the second lot and two story brick home and accessory building occupying the third lot. A rear parking access easement was proposed and approved. 0-3, General Office District uses were approved for the lots. FILE NO.: Z-8694-A Cont. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now proposing to (amend the previously approved Planned Office Development to add a four chair beauty salon as an allowable use for the property located at 207 Ringo Street. There are no modifications proposed to the exterior of the structure or the existing parking. The business will be open for walk-in traffic on Mondays from 9 am to 6 pm. The remaining days the salon will be open are Tuesday through Friday from 9 am to 6 pm by appointment only and Saturday from 5 am to 5 pm also by appointment only. Building signage will comply with signage allowed in office zones. B. EXISTING CONDITIONS: Within the general area there are a number of professional office uses including a number of State offices. Across Ringo Street is an office for Veterans Affairs. Other uses in the area include Doe's Eat Place and the Salvation Army Shelter located one block north on West Markham Street. There are a number of surface parking lots in the area which serve the nearby State offices. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All property owners located within 200 feet of the site and the Downtown Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy has no issues with submission. 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 regarding procedures for installation of water facilities and/or fire service. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas K FILE NO.: Z-8694-A (Cont. Water. That work would be done at the expense of the developer. 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 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 Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Mixed Use -Urban (MXU) for this property. The Mixed Use -Urban category provides for a mix of residential, office and commercial uses not only in the same block but also within the same structure. This category is intended for older "urban" areas to allow dissimilar uses to exist, which support each other to create a vjtal area."Development should reinforce the urban fabric cresting a 24-hour activity area. Using the Planned Zoning District or the Urban Use District, high and moderate density developments that result in a vital (dense) pedestrian oriented area are appropriate. The applicant has applied for a revision to the current POD (Planned Office District) zoning to add a beauty shop to the list of permitted uses for this site. Master Street Plan: Ringo is a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class III Bike Route shown along Ringo Street. Bike Routes require no additional right-of-way or pavement markings, but only a sign to identify and direct the route. 3 Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Street trees along Ringo will be required if not already in place. 3. By agreeing to save the 30" Sycamore Tree on the site additional landscaping may not be required. G. SUBDIVISION COMMITTEE COMMENT: (March 27, 2013) Ms. Sheena Fluker was present representing the request. Staff presented an overview of the development stating there were no outstanding technical issues associated with the requests in need of addressing related to the site plan. Staff noted there were no modifications proposed to the existing parking or the exterior of the building. Staff questioned the days and hours of operation for the proposed salon. Staff questioned the number of stylist to operate from the salon. Staff questioned the proposed signage plan to serve the new business. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 provided a written response to comments raised at the March 27, 2013, Subdivision Committee meeting. The applicant has indicated the shop will operate primarily from 9 am to 6 pm Monday through Friday. On Saturday there will be options for earlier appointments, from 5 am to 5 pm. The request includes the allowance of a maximum of four (4) operators. The signage plan includes the placement of a wall sign not to exceed signage allowed in office zones or a maximum of ten percent of the fagade area. The applicant has indicated initially a sign will be placed on the awning on the front of the building. The awning sign will not exceed thirty-three (33) percent of the surface area of the awning. In the future the awning sign may be replaced with a wall sign. The sign will not exceed signage allowed in office zones or a maximum of ten (10) percent of the fagade area fronting the public street. The property was zoned POD a number of years ago to allow the subdivision of the property with lot sizes and setbacks which did not comply with typical standards of the zoning district. The approval allowed 0-3, General Office District uses as allowable uses for the building. A beauty salon is not a by -right use in this zoning district. The applicant is seeking a revision to the POD to add 4 FILE NO.: Z-8694-A (Cont. the beauty salon as an allowa65le ' use. There are no exterior modifications proposed for the structure. Currently there are two parking spaces located along the south end of the building accessed from Ringo Street. The parking typically required for a personal service establishment is one parking space per 200 square feet of gross floor area. The structure contains approximately 900 square feet of floor area. The parking typically required for this use would be four (4) spaces. The primary zoning within this area is UU, Urban Use District. Within the UU, Urban Use Zoning District no off-street parking is required. Staff is supportive of the requested parking. Staff is supportive of the request. Staff does not feel the addition of the four (4) chair beauty salon as an allowable use will negatively impact the area. The site is surrounded by UU, Urban Use District zoned properties. UU allows any residential, office or commercial use, as long as these uses are enclosed within the building. STAFF RECOMMENDATION: 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- (APRIL 18, 2013) 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. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. 4 ITEM NO.: 10. Z-8694-A NAME: Meyer 2Id and Ringo Revised Short -form POD LOCATION: located at 207 Ringo Street Planning Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than April 3, 2013. The Office of Planning and Development must receive the proof of notice no later than April 12, 2013. 2. Provide the number of operators proposed for the salon. 3. Provide the days and hours of operation for the salon. 4. The building contains 896 square feet. Based on the typical minimum parking requirements for a salon four parking spaces would be required. One space per 200 gross square feet of floor area. The site contains two spaces. The primary zoning in the area is UU, Urban Use District which does not require on -site parking. 5. Provide details of the proposed signage plan including ground and/or building signage. Provide the location of any proposed ground sign and include the total height and total sign area. Provide the fagade proposed with signage and the percentage to be covered with signage. VariancelVllaivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: Entergy has not issues with submission. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Fire Department: Approved as submitted. County Planning: No comment. Item # 10. CATA: The site is not located on a dedicated CATA Bus Route Parks and Recreation: No comment received Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Mixed Use -Urban (MXU) for this property. The Mixed Use -Urban category provides for a mix of residential, office and commercial uses not only in the same block but also within the same structure. This category is intended for older "urban" areas to allow dissimilar uses to exist, which support each other to create a vital area. Development should reinforce the urban fabric cresting a 24-hour activity area. Using the Planned Zoning District or the Urban Use District, high and moderate density developments that result in a vital (dense) pedestrian oriented area are appropriate. The applicant has applied for a revision to the current POD (Planned Office District) zoning to add a beauty shop to the list of permitted uses for this site. Master Street Plan: Ringo is a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class III Bike Route shown along Ringo Street. Bike Routes require no additional right-of-way or pavement markings, but only a sign to identify and direct the route. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Street trees along Ringo will be required if not already in place. 3. By agreeing to save the 30" Sycamore Tree on the site additional landscaping may not be required. Revisedplat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, April 3, 2013. Item 4 10.