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HomeMy WebLinkAboutZ-5628-A Staff AnalysisNovember 18, 2010 ITEM NO.: 5 FILE NO.: Z-5 NAME: Regal Investments School of Cosmetology and Beauty Salon — Conditional Use Permit LOCATION: 5700 S. University Avenue OWNER/APPLICANT: Regal Investments, LLC PROPOSAL: A conditional use permit is requested to allow for use of the existing building on this C-4 zoned lot as a school of cosmetology and a beauty salon. 1. SITE LOCATION: The property is located on the southwest corner of S. University Avenue and Mabelvale Pike, 2. COMPATIBILITY WITH NEIGHBORHOOD: The site was formerly occupied by an automobile dealership and is located in an area populated by a variety of institutional, office and commercial uses. The applicant proposes to utilize the existing building and parking area which are oriented towards University. The rear of the property, which is to remain undeveloped, faces the residential neighborhood located across Mabelvale Pike. Staff believes allowing the proposed school and salon, which changes the property from having outside uses to an indoor use, is an appropriate use. Notice was sent to all owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the SWLR United for Progress, Meadowcliff/Brookwood and Geyer Springs Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: A paved parking lot is located in front of the building, with access off of both University and Mabelvale Pike. The parking lot will be restriped to provide 55 spaces. The building contains 7,000 square feet. Ultimately, the cosmetology school will occupy 6,000 square feet and the salon will occupy 1,000 square feet. The school is to have an enrollment of 200 students, scattered. over various days and class shifts. The parking requirement for a trade school is 1 space for 300 square feet or 1 space for 4 students, whichever is greater. This school requires 50 spaces maximum. The beauty salon requires 5 spaces; 1 space for 200 square feet. The proposed 55 spaces provide the ordinance requirement. No November 18, 2010 ITEM NO.: 5 Cvnt. FILE NO.: Z -5628-A parking will be located behind the building. An existing access drive behind the building will be used only to provide access for dumpster service. 4. SCREENING AND BUFFERS: All vehicular use areas which were in existence prior to the effective date of the landscape ordinance may continue as nonconforming until such time a building permit is issued to rehabilitate a structure on the property exceeding fifty (50) percent of the current replacement cost of the structure. At such time fifty (50) percent of the existing vehicular use area shall be brought into compliance with this chapter and shall continue to full compliance on a graduated scale based upon the percentage of rehabilitation cost. Provide proposed rehabilitation costs and current replacement cost of the structure. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. Street trees are both highly encouraged and appreciated. An upgrade may be required if the rehabilitation of the structure exceeds fifty percent (50%) of the current replacement cost. Any new parking areas must comply with the landscape ordinance; including the addition of landscaping per Chapter 15 of the City ordinances. 5. PUBLIC WORKS COMMENTS: No Comments. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: Approved as submitted. Centerpoint Energy: Approved as submitted. AT&T (SBC): No comments received. 6 November 18, 2010 M NO.: 5 (Cont. FILE NO.: Z -5628-A Water: No objections. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. 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 (10) days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention. Fire Department: Approved as submitted. County Planning: No Comments. CATA: The site is located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 28, 2010) Terry Burruss and Jimmy Duong were present, representing the application. Staff presented the item and noted additional information was needed on the proposed use. Staff requested the applicant provide the total square footage of the building proposed to be used for the cosmetology school and the salon. Staff requested the maximum enrollment of students at the school and the proposed days and hours of operation of the school and the salon. The applicant was asked to provide information on proposed signage, fencing and lighting and to indicate the dumpster location and screening. Staff requested the plan be revised to indicate parking spaces and driveways. Public Works, Utility and Landscape Comments were noted. Mr. Burruss asked if it would be appropriate to show potential future parking to be located behind the building, if the applicant thought it might be done at a later date. Staff responded that it would be appropriate to show future parking, if it was thought it would be needed. Staff cautioned the applicant that any proposed parking behind the building would be closely scrutinized since the properties across Mabelvale Pike were residential. The applicant was directed to respond to staff issues by November 3, 2010. The Committee forwarded the item to the full Commission. 3 November 18, 2010 ITEM NO.: 5 (Cont, STAFF ANALYSIS: FILE NO.: Z -5628-A The C-4 zoned property located at 5700 S. University Avenue is occupied by a one-story, 7,000 square foot commercial building and a paved parking lot. The property was previously occupied by an automobile dealership. The applicant is requesting a conditional use permit to allow for occupancy of the building by a school of cosmetology and a beauty salon. Ultimately, the school will occupy 6.000 square feet and the salon will occupy 1,000 square feet. Initially, the school will only occupy 3,500 square feet, with the remaining 1,500 square feet to be occupied by allowable C-4 uses. The days and hours of operation for both uses are proposed as a maximum of 8:00 a.m. — 10:00 p.m., Monday through Saturday. The school will have an ultimate maximum enrollment of 200 students who will attend various classes scattered over different days and shifts through the week. Signage will consist of a single ground sign on the University frontage and wall signage on the building. A dumpster and required screening will be placed on the existing concrete pad at the north side of the building. No other fencing is proposed. The applicant will utilize the existing site lighting. Some of the light poles will be removed and the remaining lighting will be modified with shielding. The existing parking lot will be restriped to provide 55 parking spaces. To staff's knowledge, there are no outstanding issues. The property is located on the heavily commercial University Avenue corridor and the proposed uses appear compatible with uses in the area. The bill of assurance for Lot 1A, Owen Henderson Addition does not address use issues. STAFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. Servicing of the dumpster is to be limited to daylight hours only. 3. There is to be no parking on the gravel area located behind (west) the building. Use of the access drive in this area is to be limited to dumpster service. A! November 18, 2010 ITEM NO.: 5 Cont. FILE NO.: Z -5628-A PLANNING COMMISSION ACTION: (NOVEMBER 18, 2010) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval, subject to compliance with the comments and conditions 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. The vote was 8 ayes, 0 noes, 1 absent and 2 open positions. 5 SUBDMSION CONIlVIITTEE COMMENTS OCTOBER 28, 2010 ITEM NO.: 5. REGAL INVESTMENTS SCHOOL OF COSMETOLOGY AND BEAUTY SALON CONDITIONAL USE PERMIT — 5700 S. UNIVERSITY Z -5628-A Planning Staff Comments: 1. Provide copy of Bill of Assurance for Lot IA, Owen Henderson Addition. 2. Provide total square footage of building to be used for cosmetology school. 3. Provide total square footage of building to be used for beauty salon. 4. Provide maximum enrollment of students at the cosmetology school. 5. Provide days and hours of operation for both the cosmetology school and the beauty salon. 6. Provide signage plan. 7. Indicate dumpster location and required screening. 8. Provide parking layout/plan. 9. Provide fencing plan. 10. Provide lighting plan. 11. Locate and describe any existing and proposed fencing. Variance/Waivers: None requested. Public Works: 1. No Comments. Utilities and Fire D artment/Count Planning: Wastewater: Sewer available to this project. Entergy: No comments received. Centerpoint Energy: Approved as submitted. AT&T (SBC): No comments received. Water: No objections. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. 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 (10) days of installation and annually thereafter. Contact the Cross Connection Section at 377- 1226 if you would like to discuss backflow prevention. Fire Department: Approved as submitted. County Planning: No Comments. LATA: The site is located on a CATA bus route. Planning Division: No Comments. ITEM NO.: 5. CON' Z -5628-A Landscape: All vehicular use areas which were in existence prior to the effective date of this article may continue as nonconforming until such time a building permit is issued to rehabilitate a structure on the property exceeding fifty (50) percent of the current replacement cost of the structure. At such time fifty (50) percent of the existing vehicular use area shall be brought into compliance with this chapter and shall continue to full compliance on a graduated scale based upon the percentage of rehabilitation cost. Provide proposed rehabilitation costs and current replacement cost of the structure. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. Street trees are both highly encouraged and appreciated. An upgrade may be required if the rehabilitation of the structure exceeds fifty percent (50%) of the current replacement cost. Any new parking areas must comply with the landscape ordinance; including the addition of landscaping per Chapter 15 of the City ordinances. Other: Submit responses to staff comments and four (4) copies of revised site pian, (if required), no later than Wednesday Novezuber 3, 2010. Required notices must be sent via certified mail no later than Wednesday November 3, 2010 and proof of notification returned to staff by November 12, 2010.