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HomeMy WebLinkAboutZ-5724-B Staff AnalysisOctober 13, 2005 ITEM NO.: 6 FILE NO.: NAME: Williams Massage and Day Spa — Conditional Use Permit LOCATION: 11324-B Kanis Road OWNER/APPLICANT: Michael Hendrixson/Suzanne Williams PROPOSAL: A conditional use permit is requested to allow a massage and day spa business in the existing building on this 0-3 zoned property. K 3. ITE LOCATION: The site is located on the north side of Kanis Road, just east of Embassy Drive. COMPATIBILITY WITH NEIGHBORHOOD: The site is located in an area of mixed uses and zoning. A variety of office and commercial uses are located in the area around the site. Utilizing this existing, developed site for a massage and day spa business in conjunction with the adjacent beauty salon is compatible with uses and zoning in the area. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Birchwood Neighborhood Association were notified of this request. ON SITE DRIVES AND PARKING: The site has existing drives onto Kanis Road and an asphalt paved parking lot. Additional parking is proposed adjacent to the building to be occupied by the day spa. One of the driveways onto Kanis Road is to be closed (see Public Works Comments). Secondary access is proposed onto Embassy Drive. The building to be used by the day spa appears to contain 1,394± square feet; requiring 7 parking spaces. Any new parking and drives must be paved and landscaped to comply with code. 4. SCREENING AND BUFFERS: Compliance with the City's Landscape and Buffer Ordinances is required. Landscaping trees and shrubs will be required adjacent to the new driveway and any new parking. October 13, 2005 ITEM NO.: 6 Cont.) FILE NO.: Z -5724-B 5. PUBLIC WORKS COMMENTS: 1. Submit survey showing centerline of Kanis Road. 2. Kanis 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. This condition was placed on the previous Planning Commission item. Our records show right-of-way was never dedicated. 3. Any future expansion or re -development of the property would be subject to Master Street Plan requirements. 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The eastern driveway must be closed. The property must share driveway accesses on the western property line with the adjacent property off Kanis Road and a second access off Embassy Drive. The width of driveways must not exceed 36 feet. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. CenterPoint Energy: No Comment received. Southwestern Bell: No Comment received. Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: No Comments. CATA: The nearest CATA bus route is located north of this site, along Chenal Parkway. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 22, 2005) The applicants were present. Staff presented the item and noted little additional information was needed. K October 13, 2005 ITEM NO_: 6 Cont. FILE NO.: Z -5724-B Public Works, Utility and Landscape Comments were presented and discussed. There was a discussion of the requirement to dedicate right-of-way and whether that had occurred under the previous C.U.P. for the beauty salon. Public Works staff stated they would review the issue. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: On February 3, 2005, the Planning Commission approved a conditional use permit to allow a beauty salon to occupy the building located on the southern half of this 0-3 zoned property. A conditional use permit is now requested to allow a massage therapy and day spa business to locate in the building on the north half of the property. This business' operations consist of touch/relaxation therapy, hydrotherapy/aromatherapy, skincare and spa treatments and client evaluation and education. There will also be a small area of retail space for the sales of products used during treatments and other miscellaneous body wellness products. The facility will contain three (3) massage/spa treatment rooms. Days and hours of operation are proposed as Monday through Saturday, 10:00 a.m. — 6:00 p.m. Staffing will consist of three (3) persons. Parking is existing and will be cleaned, resurfaced and restriped. The property has one ground -mounted sign on the Kanis Road frontage which will be shared by both businesses. A second ground sign is proposed to be placed on the Embassy Drive frontage near where a new driveway is to be constructed. The new sign will be 6 feet tall and 64 square feet in area and will also be used by both businesses. There is no bill of assurance issue. At the time the first C.U.P. was approved, it was noted that additional dedication of right-of-way would be needed for Kanis Road and any further expansion of activities on the site would require compliance with the Master Street Plan. It appears the required right-of-way was not dedicated. The property currently has two driveways onto Kanis Road, which do not comply with the code. Now that activities are proposed to increase on the site, staff believes it is an appropriate time to require closure of one of the driveways; the driveway on the eastern side of the site. No additional street improvements are requested. The new driveway onto Embassy Drive was shown on the previously approved plan for the beauty shop. To staff's knowledge, there are no other outstanding issues. The proposed use is compatible with uses and zoning in the area. 3 October 13, 2005 ITEM NO.: 6 STAFF RECOMMENDATION: FILE NO.: Z -5724-B Staff recommends approval of the requested C.U.P. subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. PLANNING COMMISSION ACTION: (OCTOBER 13, 2005) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 11 ayes and 0 nays. 2