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HomeMy WebLinkAboutZ-4462-A Staff AnalysisJuly 14, 2016 ITEM NO.: 3 NAME: LOCATION: OWNER/APPLICANT FILE NO.: Z 13001 Stacy Lane Beauty Shop and Barbershop — Conditional Use Permit 13001 Stacy Lane Maylene H. and L. J. Carter Revocable Trust/ Holloway Engineering PROPOSAL: A conditional use permit is requested to allow a beauty shop and a barber shop to occupy two units of this 6 unit, 0-3 zoned building. 1. SITE LOCATION: The property is located on the south side of Stacy Lane, between Gamble Road and Farris Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area of mixed uses and zoning where the uses transition from the single family neighborhood to the south to the commercial uses along West Markham and Chenal Parkway. A condominium development is located on the PD -R zoned property to the south. An energy audit -improvement company is located on the 0-3 and C-3 zoned property to the east. A larger multifamily development occupies the MF -18 zoned property to the west. Offices are located on the POD and 0-3 zoned properties to the north. Allowing a portion of this building to be occupied by neighborhood service businesses such as the proposed beauty and barber shops seems to be an appropriate use. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Parkway Place Neighborhood Association. 3. ON SITE DRIVES AND PARKING: The building contains a total of 6,820 square feet divided into 6 — 1,137 square foot bays. The site has paved parking for 21 vehicles with access off of Stacy Lane. At 1 space per 200 square feet, the beauty and barber shops would require 11 spaces. The remaining 4,546 square feet, if occupied by office uses, require 11 parking spaces. Staff supports the 1 space parking variance. If it becomes an issue for the tenants and landlord, there is room on the west side of the property to construct up to 8 more spaces fairly easily. July 14, 2016 ITEM NO.: 3 Cont. FILE NO.' Z -4462-A 4. SCREENING AND BUFFERS' 5 Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. If building rehabilitation exceeds fifty percent (50%) of the replacement cost then the landscaping and buffer must also come into compliancy accordingly. 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. PUBLIC WORKS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Stacy Lane Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from the centerline. 2. Due to the proposed use of the property, the Master Street Plan specifies that Gamble Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to the back of the sidewalk. 3. A 20 feet radial dedication of the right-of-way is required at the intersection of Farris Street and Stacy Street. 4. A 20 feet radial dedication of right-of-way is required at the intersection of Stacy Lane and Gamble Street. 5. Replace the missing sidewalk panel near the corner of Stacy Lane and Farris Street. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Little Rock Wastewater: Sewer available to this site. Entergy: Entergy does not object to this proposal. Electrical service is already provided to the site and the existing structure. Contact Entergy in advance should service requirements for this location change in the future. Centerpoint Energy: No comments received. AT&T: No comments received. OA, July 14, 2016 ITEM NO.: 3 (Cont. FILE NO.: Z -4462 -FI Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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: No Comments. Building Codes: This is a change in occupancy type for this structure and is therefore subject to full commercial plan review and approval prior to occupancy. Review by LR Wastewater, EAD Division is required. This facility must meet 2012 Arkansas Fire Prevention Code requirements. Evaluation of adjacent uses and required fire separations is required. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer littlerock.or . County Planning: No Comments. Rock Region METRO: No comments received. SUBDIVISION COMMITTEE COMMENT (JUNE 22, 2016) The applicant was present. Staff presented the item and noted little additional information was needed. In response to a question from staff, the applicant stated the days and hours of operation for the beauty shop and barber shop would be 8:00 to 5:00, Monday through Saturday. The applicant stated the beauty shop would have 3 employees and the barber shop would have 4 employees. Public Works Comments were noted and discussed Other Agency Comments were noted. K3 July 14, 2016 ITEM NO.: 3 Cont. FILE NO.: Z -4462-A The Committee determined there were no outstanding issues and forwarded the item to the full Commission. STAFF ANALYSIS: The 0.67± acre, 0-3 zoned property located at 13001 Stacy Lane is occupied by a one-story, 6,820 square foot commercial style building and a 21 space asphalt paved parking lot. The building is divided into 6 lease spaces, each of which contains 1,137 square feet. The applicants are requesting approval of a conditional use permit to allow a beauty shop and a barber shop to occupy one lease space each. The remaining 4 spaces will continue to be occupied by 0-3 uses. The proposed beauty shop will have 3 employees and the barber shop will have 4 employees. Each will operate Monday through Saturday, 8:00 a.m. to 5:00 p.m. Signage will consist of a wall sign and space on the center's tenant identification signs (one at each corner of the property, 4 X 8). Staff is supportive of the proposal. The property is located at the northern fringe of a neighborhood where uses begin to transition to office and commercial. These two small personal service uses will provide services to the nearby residential neighborhood. The proposed days and hours of operation are keeping in line with the other office uses in the area. To staff's knowledge, there are no outstanding issues. The 1939 plat/bill of assurance does not address use issues. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the comments outlined in Sections 5 and 6 of the agenda staff report. PLANNING COMMISSION ACTION: (JULY 14, 2016) 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, including all staff comments and conditions. The vote was 10 ayes, 0 noes and 1 absent. 2 SUBDIVISION COMMITTEE COMMENTS JUNE 22, 2016 ITEM NO.: 3. 13001 STACY LANE BEAUTY SHOP AND BARBER SHOP — CONDITIONAL USE PERMIT 13001 STACY LANE LZ -4462-A) Planning Staff Comments: 1. The 1939 plat/bill of assurance does not address use issues. 2. Provide typical days and hours of operation for the proposed beauty shop and barber shop. 3. Signage will consist of a wall sign and space on the center's tenant identification signs (one at each corner of the property, 4x8). Variance/Waivers: • None requested. Public Works: 1. Due to the proposed use of the property, the Master Street Plan specifies that Stacy Lane Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Due to the proposed use of the property, the Master Street Plan specifies that Gamble Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to the back of the sidewalk. 3. A 20 feet radial dedication of the right-of-way is required at the intersection of Farris St. and Stacy Lane. 4. A 20 feet radial dedication of right-of-way is required at the intersection of Stacy Lane and Gamble St. 5. Replace the missing sidewalk panel near the corner of Stacy Lane and Farris Street. Utilities and Fire De artment/Count Plannirx : Little Rock Wastewater: Sewer available to this site. Entergy: Entergy does not object to this proposal. Electrical service is already provided to the site and the existing structure. Contact Entergy in advance should service requirements for this location change in the future. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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 ITEM NO.:3. CON'T 2'4462-A 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: No comments. Building Codes: This is a change in occupancy type for this structure and is therefore subject to full commercial plan review and approval prior to occupancy. Review by LR Wastewater, EAD Division is required. This facility must meet 2012 Arkansas Fire Prevention Code requirements. Evaluation of adjacent uses and required fire separations is required. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey,r littlerock.oor Mark Alderfer at 501.371.4875; nialderfer(a':l ! lerock.or6;. County Planning: No comments. Rock Region METRO: No comments received. Planning_ Division: No comments. Landscape: Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. If building rehabilitation exceeds fifty percent (50%) of the replacement cost then the landscaping and buffer must also come into compliancy accordingly. 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. Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday, June 29, 2016. Required notices are to be sent via certified mail to all owners of properties located within two hundred (200) feet of the site no later than Wednesday June 29, 2016. The City -provided notice form must be used. Proof of notices is to be provided to staff no later than July 8.