HomeMy WebLinkAboutZ-3514-A Staff AnalysisMay 16, 201.3
ITEM NO.: 3
FILE NO.: Z -3514-A
NAME: LeCartier Beauty Shop — Conditional
Use Permit
LOCATION: 6319 Forbing Road
OWNER/APPLICANT: Etta F. Carter
PROPOSAL: A conditional use permit is requested to allow a
beauty salon to operate in the existing building on this
1-2 zoned, 0.53 acre tract.
SITE LOCATION:
The site is located on the_ south side of Forbing Road, midway between
Geyer Springs Road and S. University Avenue.
2, COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in an area of mixed zoning and uses. The uses
in the general area include warehousing, light fabrication, wholesaling,
offices, auto parts and services uses and a variety of commercial uses.
Allowing the use of this existing building for a beauty salon does not
appear to be incompatible with uses in the area.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the Wakefield and SWLR United for
Progress Neighborhood Associations.
3. ON SITE DRIVES AND PARKING:
The 3,800 square foot beauty salon requires 19 on-site parking spaces.
Ten (10) parking spaces are located_ in the parking lot at the front of the
site. A portion of pari ing is located in the public right-of-way based on a
1982 dedication. Additional right-of-way dedication is required. Staff is
supportive of allowing the existing parking to remain through a franchise.
There is parking for another ten (10) vehicles behind the building,
accessed by driveways on either side of the building. There is sufficient
room in the rear of the site to construct a new twenty (20) space parking
lot if Forbing is ever widened and the front parking is lost.
May 16, 2013
ITEM NO.: 3 Cont. FILE NO.: Z -3514-A
4. SCREENING AND BUFFERSI.
Site plan must comply with the City's landscape and buffer ordinance
requirements.
It appears the parking along the front of the property may not meet city
code requirements upon right-of-way dedication. Thus, may need to be
removed in conjunction with this application.
The parking in the rear of the property does not meet minimal city code;
have a design professional re -design the parking lot(s) and driveways.
Landscaping may be required in conjunction with this application
depending upon the amount of rehabilitation to the existing structure and
with any new parking areas.
5. PUBLIC WORKS COMMENTS:
1. Forbing Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way forty-five (45) feet from centerline
will be required. An additional five (5) foot of right-of-way is required to
be dedicated.
2. No parking is allowed within the public right-of-way. The parking
design should comply with Chapter 36 of the City of Little Rock Code.
6. UTILITY FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this project.
Entergy: No comment received.
_Centerpoint Energy: _ N -o comment received..
AT&T (SBC): No comment received.
Water: NO OBJECTIONS. All Central Arkansas Water requirements in
effect at the time of request for water service must be met.
Contact Central Arkapsas'Water regarding the size and location of the
water meter.
A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
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May 16, 201.3
ITEM NO.: 3 Cont. FILE NO.: Z -3514-A
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.
Contact Central Arkansas Water if additional fire protection or metered
water service is required.
The Little Rock Fire 4epartment 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.
Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZ) 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 the Cross Connection Section at 377-1226
if you would like to discuss backflow prevention requirements for this
project.
Fire Department: Fire hydrants (per Code). Maintain access of at least
twenty (20) feet.
County Planning: No Comments.
CATA: The site is located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 2013)
The applicant was present. Staff presented the item and noted some additional
information -was need ed--Staff-requested-a-signage-pian. TlYe--applicant-was-----------
asked if a dumpster would be placed on the site. She responded that there
would not. Staff asked if a new exterior lighting would be added. Staff informed
the Commission that a copy of the warranty deed for the adjacent property had
been provided, indicating the access easement over that property to provide
access to the rear of the applicant's property. Staff noted the Public Works,
Landscape and Utility Comments. The Committee was informed that staff would
support a franchise to allow continued use of the existing parking located in the
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May 16, 201.3
ITEM NO.: 3
FILE NO.: Z -3514-A
front of the site. Staff noted there was sufficient space at the rear of the site to
develop a new parking lot, with one way circulation on either side of the building,
if Forbing Road were ever widened and the front parking lost.
The applicant was advised to provide responses to staff issues by Wednesday,
May 1, 2013. T he Committee determined there were no outstanding issues and
forwarded the item to the full Commission.
STAFF ANALYSIS:
The applicant is requesting approval of a conditional use permit to allow for the
use of the existing, 3,800 square foot building on this 1-2 zoned property as a
beauty salon. The building was originally constructed as a residence (1950's ?)
but was rezoned to industrial in 1962--1 The property was originally approximately
1 acre in size and contained this building and the business structure to the west.
At some point in the past, the property was split, putting each building on a
separate lot. An access easement was created over the lot to the west to
provide access to parking behind this building. The building has been occupied
by a succession of office and commercial uses.
Within the building there are six rooms that will house independent beauty
operators/stylists. One room will be a shampoo room only. The interior of the
building will be renovated to accommodate the new use. The existing parking lot
located at the front of the site will be paved and striped.
The six operators will be independent operators and will schedule their own
clients. The applicant will own and manage the facility. Proposed hours of
operation are Monday — Saturday, 6:00 a.m. — 10:00 p.m. Signage will consist of
a wall sign on the front fagade of the building. No ground sign is proposed at this
time. If one is ever installed, it will comply with code standards for signage in
industrial zones.
A portion of the existing parking is located in the public right-of-way, behind the
sidewalk. An additional 5 feet of r -o -w dedication is required meaning more of
the existing parking will --6 -in the right=of�way.- Staff is supportive o a Towing the
existing front parking to remain through a franchise agreement. There is some
existing area of parking located behind the building. If Forbing is ever widened
and the front parking area lost, there is more than sufficient room behind the
building to construct a properly designed, 20 -space parking lot. One-way access
around the building to and from the rear parking is possible.
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May 16,2Q13
ITEM NO.: 3 Cont. FILE NO.: Z -3514-A
To staff's knowledge, there are no outstanding issues. There is no bill of
assurance for the property. Allowing use of this existing, 1-2 zoned building and
property for a beauty salon would not appear to have an effect on surrounding
properties.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP subject to compliance with the
comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff
report.
Staff recommends approval of the continued use of the existing parking lot
located at the front of the site through a franchise agreement subject to a new
parking lot being constructed behind the building if Forbing Road is ever widened
or if the front parking is lost. Any new parking area must be constructed to
comply with all code requirements and plans must be approved by staff.
PLANNING COMMISSION ACTION: (MAY 16, 2013)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval as outlined in the "staff recommendation"
above. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff by a vote of 7 ayes, 0 noes,
2 absent, 1 recusal (Finney) and 1 open position.
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