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HomeMy WebLinkAboutZ-8909 Staff AnalysisMay 15, 2014 ITEM NO.: NAME: 4421 John Barrow Road Short -form PD-C LOCATION: Located at 4421 John Barrow Road DEVELOPE Jesse Chunn 4421 John Barrow Road Little Rock, AR 72204 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.02 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential P D-C PROPOSED USE: Barber/Beauty Salon VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: FI FT. NEW STREET: 0 LF The applicant is proposing the rezoning of an existing single-family residence from R-2, Single-family to PD-C to allow the conversion of the home into a barber/beauty salon. The applicant has indicated there will be a maximum of five (5) operators located within the structure. The working hours are from 7:00 am to 10:00 pm by appointment only. The days of operation are proposed from Tuesday through Saturday, with Sunday and Monday closed. The applicant has indicated the structure will be remodeled to meet State and local requirements for the use. The site plan includes off-street parking located within the rear yard area of the home. Presently there is an accessory structure located within the May 15, 2014 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z-8909 rear yard which will be maintained and used as storage and for refurnishing computers as a hobby. B. EXISTING CONDITIONS: The property in this immediate area along John Barrow Road is single-family. To the east is the Rosedale Recreational Complex. Southwest of the site on the corner of West 46th Street and John Barrow Road is a beauty salon and on the corner of John Barrow and Colonel Glenn Roads is an auto parts store and a convenience store. Further north on John Barrow Road are a number of non-residential uses including a church, office uses and a residential treatment rehabilitation center. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from the John Barrow Neighborhood Association. All property owners located within 200-feet of the site along with the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. 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. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Measures to control the increase in stormwater runoff from the increased impervious surface should be implemented to not damage adjacent property. 4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 5. The proposed drive aisle within the parking lot is not sufficient width for vehicle maneuvering. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Enter : Entergy does not object to this rezoning request. Center -Point Energy: No comment received. 2 May 15, 2014 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z-8909 AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 3. Contact Central Arkansas Water if additional fire protection metered water service is required. 4. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 5. 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: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Location directly served by #9 West Central/Barrow Road bus route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density is for single-family homes at densities no greater than 3 May 15, 2014 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z-8909 six (6) dwelling units per acre. The applicant has applied for a rezoning from R-3 (Single Family District) to PDC (Planned District Commercial) to allow for the development of a barber/beauty shop on this site. Master Street Plan: John Barrow Road is a Minor Arterial on the Master Street 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 shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the Landscape Ordinance of the City, Section 15-81. 3. The property to the north, south, and east are zoned R-3, Single-family therefore, a minimum nine (9) foot wide buffer (6% of the average lot width) is required along the north and south property line. An eleven (11) foot buffer (6% of the average lot depth) is required on the east property line. 4. Interior landscape areas shall comprise a minimum of eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. 5. The property width does not allow for the required nine (9) foot buffers, two (2) twenty (20) foot back-to-back right angle parking bays, and a twenty (20) foot vehicular maneuvering area. 6. If an automatic landscape irrigation system is not provided for developments of less than one (1) acre a water source shall be located within seventy-five (75) feet of the plants to be irrigated. 4 May 15, 2014 SUBDIVISION ITEM NO.: C (Cont. G. H FILE NO.: Z-8909 7. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 8. Landscape within or adjacent to vehicular use areas shall be protected with wheel stops, curbing, or other vehicular controls. 9. The City Beautiful Commission recommend SUBDIVISION COMMITTEE COMMENT: s (January 29, 2014) Mr. Jesse Chunn was present representing the request. Staff presented an overview of the rezoning request stating the applicant was proposing the conversion of an existing single-family home into a barber/beauty salon. Staff questioned if there would be a dumpster located on the site. Staff also stated the parking as proposed did not allow for adequate maneuvering room. Staff stated the development was located within the proposed John Barron Overlay District. Staff stated the Overlay did not allow chain link fencing within the front setback and required the placement of monument signage within the front yard area. Public Works comments were addressed. Staff stated a right of way dedication along John Barrow Road was required to meet the Master Street Plan requirements. Staff also stated measures to control the increase in stormwater run-off from the increased impervious surface should be implemented. Landscaping comments were addressed. Staff stated a land use buffer was required along the northern, southern and eastern perimeters. Staff also stated interior landscape areas should comprise eight (8) percent of the vehicular use area. 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. ANALYSIS - The applicant submitted a revised site plan and cover letter to staff addressing a number of the issues raised at the January 29, 2014, Subdivision Committee meeting. The revised plan has eliminated the chain link fencing on the site, indicating the proposed building and ground signage and stated there would not 5 May 15, 2014 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z-8909 be a dumpster located on the site. The applicant has also redesigned the parking area to allow for adequate maneuvering of the vehicles. The site plan indicates the placement of a ground sign along John Barrow Road. The sign is proposed six (6) feet in height with a total sign area of 42 square feet. The sign is proposed as a monument style sign consistent with the proposed John Barrow Design Overlay District. Building signage will be limited to a maximum of ten (10) percent of the front facade area. The plan indicates the placement of a six (6) foot wood fence along the sites perimeters to provide the required screening. The fence will be installed per the typical standards of the ordinance with the finished side facing the adjoining neighboring property. The plan includes the construction of additional paving to allow a 18.21-foot drive to the rear of the building. There are six (6) parking spaces proposed within the rear yard area of the building. The plan also includes the placement of one (1) handicap parking space along the drive in front of the structure. Parking for a beauty salon/barber shop is based on one (1) parking space per 200 gross square feet of floor area. The structure contains approximately 1,225 square feet of floor area. Based on typical ordinance requirements a total of six (6) parking spaces would be required. The cover letter indicates a total of five (5) operators for the site. Based on the parking proposed staff does not feel there will be adequate parking to serve five (5) operators and their clients. The days and hours of operation are indicated from 7:00 am to 10:00 pm Tuesday through Saturday, and by appointment only. There is an existing 10-foot by 20-feet metal storage building located within the rear yard area which is proposed to be relocated and to remain. The applicant has indicated the building has water and electrical service. The applicant has stated he will use this structure for repair of computers which he does as a hobby. The proposed driveway radius extends across the extension of the adjacent property line to the street. The minimum driveway radius per City of Little Rock Code is 5-feet. The driveway must be located at least 5-feet off the property line for at least 40-feet from the back of curb of John Barrow Road. Staff is not supportive of the request. The area is predominately single-family and the City's Future Land Use Plan shows Residential Low Density (RL) for this property. This classification allows single-family homes at densities no greater than six (6) dwelling units per acre. Staff feels the commercial uses should be 0 May 15, 2014 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: Z-8909 limited to the commercial nodes already established on John Barrow Road. Staff does not feel this is an appropriate location for a commercial use. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (FEBRUARY 20, 2014) The applicant was present. There were no registered objectors present. The Chair informed the applicant there were eight (8) Commissioners present. The Chair stated it was the Commission's practice that when fewer than nine (9) Commissioners were present the applicant was offered the option of deferral to a later meeting to allow more members to be present to hear the request. The Chair stated for an item to be approved six (6) positive votes were required. Mr. Jesse Chunn requested a deferral of the item to the next available meeting date. The Chair informed Mr. Chunn the item would be deferred to the April 3, 2014, Subdivision Hearing. A motion was made to approve the deferral request. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. STAFF UPDATE: There has been no change to this application request since the previous write-up. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (APRIL 3, 2014) The applicant was not present. There were no registered objectors present. Staff stated since the applicant was not present they recommended the item be deferred to the May 15, 2014, public hearing to allow the applicant to be present for the public hearing. 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 11 ayes, 0 noes and 0 absent. 7 May 15, 2014 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z-8909 STAFF UPDATE: There has been no change to this application request. Staff continues to recommend denial of the request. PLANNING COMMISSION ACTION: (MAY 15, 2014) The applicant was not present. There were no registered objectors present. Staff presented the item. The Chair called for the applicant to come forward. The applicant was not present. Staff stated since this was the second public hearing the applicant had not attended staff recommended the item be withdrawn from consideration, without prejudice. 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 9 ayes, 0 noes and 2 absent. 0 ITEM NO.: 10, Z-8909 NAME: 4421 John Barrow Road Short -form PD-C LOCATION: located at 4421 John Barrow Road Planning Staff Comments: 1. Notices have been provided. 2. Parking for a beauty salon/barber shop is based on one (1) parking space per 200 gross square feet of floor area. The structures contains approximately 1,225 square feet of floor area. Based on typical ordinance requirements a total of six (6) parking spaces would be required. The site plan indicates the placement of 12 parking spaces within the rear yard area and one (1) space in the front of the structure on the existing driveway. 3. The cover letter indicates a total of five (5) operators for the site. 4. Provide details of any proposed signage including ground and wall mounted signage. Provide the location, total height and total square footage of sign area proposed for ground signage. Provide the location and square footage proposed for building signage. 5. Will there be a dumpster located on the site? If so provide the location of the proposed dumpster along with a note indicating the requirea screening or ine dumpster facility. 6. Will there be any fencing located on the site. If so provide the proposed fencing material, total height and location. 7. Any site lighting must be low level and directional, directed downward and into the site. 8. The days and hours of operation are indicated from 7:00 am to 10:00 pm Tuesday through Saturday, and by appointment only. 9. The cover letter indicates the rear accessory structure, a metal building, will be used for storage and refurbishing of computers. Will the accessory building have electrical service? 10. Currently the City is working with the John Barrow Neighborhood to develop a Design Overlay for John Barrow Road. The Overlay addressed several issues. One of which is signage. The sign must be a monument style sign. The second is the placement of chain link fencing located between the building front and the street. Chain link fencing is not allowed. Is the fencing located on the site plan existing or proposed? Does the fence belong to the current property owner or the adjacent neighbor? Variance/Waivers: None requested. Item # 10. Public Works Conditions: 1. 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. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 3. Measures to control the increase in stormwater runoff from the increased impervious surface should be implemented to not damage adjacent property. 4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 5. The proposed drive aisle within the parking lot is not sufficient width for vehicle maneuvering. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: Entergy does not object to this rezoning request. Center -Point Energy: No comment received. AT & T: No comment received. ntral Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expanse of the developer. 3. Contact Central Arkansas Water if additional fire protection metered water service is required. 4. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 5. 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. Item # 10. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Location directly served by #9 West central/Barrow Road bus route. Parks and Recreation: No comment received. Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density is for single-family homes at densities no greater than six (6) dwelling units per acre. The applicant has applied for a rezoning from R-3 (Single Family District) to PDC (Planned District Commercial) to allow for the development of a barber/beauty shop on this site. Master Street Plan: John Barrow Road is a Minor Arterial on the Master Street 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 shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. A land use buffer will be required when an adjacent property has a dissimilar use of a .more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the Landscape Ordinance of the City, Section 15-81. 3. The property to the north, south, and east are zoned R-3, Single-family therefore, a minimum nine (9) foot wide buffer (6% of the average lot width) is required along the north and south property line. An eleven (11) foot buffer (6% of the average lot depth) is required on the east property line. 4. Interior landscape areas shall comprise a minimum of eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. 5. The property width does not allow for the required nine (9) foot buffers, two (2) twenty (20) foot back-to-back right angle parking bays, and a twenty (20) foot vehicular maneuvering area. Item # 10. 6. If an automatic landscape irrigation system is not provided for developments of less than one (1) acre a water source shall be located within seventy-five (75) feet of the plants to be irrigated. 7. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 8. Landscape within or adjacent to vehicular use areas shall be protected with wheel stops, curbing, or other vehicular controls. 9. 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. 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, February 5, 2014. Item # 10.