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HomeMy WebLinkAboutZ-6148 Staff AnalysisJune 6, 1996 ITEM NO.: 16 FILE NO.: Z-6148 NAME: LOCATION: OWNER APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location: Evergreen Professional Building - Conditional Use Permit #2 Van Circle Roy R. Jolley/Flake Tabor Tucker Wells and Kelley by Marilyn Perryman A conditional use permit is requested to allow for the location of a beauty salon within this existing 0-3 zoned office building. The site is located at the end of Van Circle, which runs west off of N. Pierce Street, approximately one block north of Evergreen Street. 2. COM2atibility with Neighborhood: The proposed beauty salon will be located within the existing office building at #2 Van Circle. The office building is in an area of mixed office and residential zoning and uses. Staff feels that by increasing the commercial uses within this building, the characteristic of the property changes and begins to shift from office to commercial. This does not conform to the City's Land Use Plan. 3. on -Site Drives and Parking.: Access to this site is gained by utilizing an existing driveway off of Van Circle. The existing office building at #2 Van Circle and the dentist's office building immediately south share the same parking lot. The proposed beauty salon will bring the required number of parking spaces for this site to 39. This number assumes that the two vacant spaces within this building will be occupied by general/professional office uses. There are 41 existing parking spaces on this site. No additional parking is required. June 6, 1996 SUBDIVISION ITEM NO.: 16 Cont. FILE NO.: Z-6148 4. Screening and Buffers: No comments 5. City Engineer Comments: Master Street Plan right-of-way for University Avenue is 110 feet for this principal arterial, dedicate right-of-way to bring lot frontage into conformance with the Master Street Plan with this zoning change. 6. Utility Comments: Little Rock Wastewater - No construction allowed over existing sewer main or existing easement. Any additional fill material placed within easement boundaries must be approved by Utility. Little Rock Water Works - Due to the nature of the business proposed (beauty shop), an RPZ backflow preventer will be required on the domestic water service prior to the first outlet. 7. Staff Analysis: The applicant is requesting a conditional use permit to allow for the location of a beauty salon within the existing office building at #2 Van Circle. The applicant is proposing to occupy 1,350 square feet of the 9,608 square foot office building as a three (3) chair beauty salon. The office building currently contains a 933 square foot, two (2) chair beauty salon. This beauty salon was permitted as an accessory use, less than 10% of the total floor area, in conjunction with allowable uses (in the 0-3 district) in the remainder of the building. The proposed beauty salon when added to the existing beauty salon would be a total of 2,283 square feet in area. This represents 23% of the total floor area on the site. It is staff's opinion that by increasing the commercial uses within this building to that percentage (230), the characteristic of the property changes and creates a shift from office to commercial. This type of change does not conform to the City's Land Use Plan. June 6, 1996 SUBDIVISION ITEM N 16 Cont. FILE NO.• 2-6148 8. staff Rec mmendation: Staff recommends denial of the conditional use permit application. SUBDIVISION COMMITTEE COMMENT: (MAY 16, 1996) Jeff Yates was present, representing the application. Staff gave a brief description of the proposal. David Scherer, of Public Works, reviewed his comments with the committee. Commissioner Daniel commented that the proposed use would probably increase the traffic flow to this property. There was a brief discussion proposed and the other types within the office building. regarding the type of use of uses currently existing The Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (JUNE 6, 1996) The applicant, Hank Kelley, was present. There was one objector present. Staff presented the item, stating that the applicant has amended the application with the condition that 23% would be the total square footage allowed for commercial uses within the building and all other uses would be allowable 0-3 uses. Monte Moore, of the Planning Staff, stated that staff was acceptable of this proposal and recommended approval of the application subject to the condition noted. Jim Lawson, Planning Director, stated that it was staff's intent that this site be maintained as an office development and not a commercial development. He stated that staff had no problem with limiting the commercial use within this building to 23%. Hank Kelley spoke in favor of the application. Mr. Kelley stated that he would comply with the City Engineer requirements, the Little Rock Water Works' requirements and limit the commercial use within this building to 23%. Mr. Kelley stated that the owner of the building would not request any additional commercial uses within this building q June 6, 1996 SUBDIVISION ITEM NO.: 16 Cont. FILE NO.: Z-6148 in the future, and all other uses within this building would be permitted 0-3 uses. Pam Adcock asked about the hours of operation. Mr. Kelley stated that the hours of operation would be.from 10:00 a.m. to 6:30 p.m., appointments only. commissioner Lichty asked if the application could be restricted to this lease only. Jim Lawson stated that it could be done, but typically is not. Typically, the conditional use permit is restricted to the use. There was a brief discussion regarding this issue. Mr. Lawson stated that it was up to the commission whether to restrict this application to this particular lease only or to the requested use. Mr. Lawson stated that staff was comfortable in limiting the application to the use. Edward Erxleben spoke in opposition to the application. He stated that he had concerns relating to the buffer area along University Avenue. He stated that he had concerns relating to the possible increase in use (parking, etc.) expanding into this area and the possibility of signage within this buffer area. Jim Lawson stated that the buffer area along University Avenue is zoned R-2 and would not allow any commercial signage or expansion of the office development. Mr. Kelley stated that the property owner has not interest in adding any signage to or changing any part of the buffer area. A motion was made to approve the conditional use permit as amended with the conditions noted by Hank Kelley. The motion was seconded. The application was approved by a vote of 9 ayes, 0 nays and 2 absent. 4