HomeMy WebLinkAboutZ-6999-A Staff AnalysisSeptember 22, 2011
ITEM NO.: 3 FILE NO.: Z -6999-A
NAME: Gray Plaza Beauty Salon — Revised Conditional
Use Permit
LOCATION: 4310 John Barrow Road
OWNERIAPPLICANT: Andress Flanigan -Gray
PROPOSAL: A revision to the previously approved conditional use
permit is requested to allow for a small expansion of
the beauty salon located on this 0-3 zoned property.
SITE LOCATION:
The site is located on the west side of John Barrow Road, between
West 42nd and West 44th Streets.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The beauty salon has been open about seven years. The property is
located in an area of mixed zoning and uses. The PCD zoned property to
the north contains a church and a City alert center. Vacant, R-2 zoned
lots are adjacent to the west and south. A vacant office building is located
on an 0-1 zoned lot across Barrow Road. Sober Living, a substance
abuse treatment facility, is located on 0-3 zoned property across Barrow.
Single family residences are located in the larger area around the site.
The small addition to the beauty salon should have no effect on
neighboring properties.
Notice of the public hearing 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 John Barrow Neighborhood Association.
3. ON SITE DRIVES AND PARKING:
The site contains a 20 -space, concrete parking lot with a single driveway
onto John Barrow Road. No changes are proposed. The building
contains 1,800 square feet of which 900 square feet is occupied by an
office user and 900 square feet is occupied by the salon. The applicant
proposes a 12' X 12' (144 square foot) addition to the salon bringing its
total square footage up to 1,044 square feet. The site requires seven (7)
parking spaces; five (5) spaces for the salon and two (2) for the office use.
September 22, 2011
ITEM NO.: 3 (Cont.
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SCREENING AND BUFFERS:
FILE NO.: Z-699
The applicant was required under the initial C.U.P. to install a six (6) foot
privacy fence along the south and west perimeters of the parking lot. That
fence is in place.
All landscape materials are to be in good shape or replaced as needed.
5. PUBLIC WORKS COMMENTS:
1. John Barrow 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.
6. UTILITY. FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this project.
Entergy: No comments received.
Centerpoint Energy: No comments received.
AT&T (SBC): No comments received.
Water: Contact Central Arkansas 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.
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 requirements for this project.
Fire Department: Maintain access. Provide fire hydrant per Code.
Contact Fire Marshall at 490-1594 with any questions.
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September 22, 2011
ITEM NO.: 3(Cont.)FILE NO.: Z -6999-A
County Planning: No Comments.
CATA: The site is not located on a CATA bus route.
Buildinq Codes Comments:
The required fire separation distance (building to property line) prescribed
by the building code terminates at five (5) feet. Buildings are allowed to
be closer than five (5) feet if they have properly constructed fire walls
which provide the requisite one (1) hour fire resistance rating. When
buildings are five (5) feet or more from the property line, the requirement
no longer applies to the wall itself, only the projections such as eaves or
overhangs.
Openings such as doors and windows are limited when the exterior wall is
three (3) feet from the property line, and are prohibited when the exterior
wall is less than three (3) feet from the line. There is no restriction on
openings when the exterior wall is more than three (3) feet from the
property line.
Contact the City of Little Rock Building Codes at 371-4832 for additional
details.
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 1, 2011)
The applicant was present. Staff presented the item and noted additional
information was needed regarding days and hours of operation and the total
number of chairs — work stations in the salon. In response to a question, the
applicant stated the salon occupied half of the building and an office use
occupied the other half. She stated no changes would be made to signage and
no dumpster was proposed.
Public Works and Landscape Comments were noted. The applicant stated she
thought right-of-way had been dedicated since the building was only about 7
years old. She was advised to have her surveyor confirm that since the survey
did not indicate full right-of-way being in place. Comments from other reviewing
agencies were noted. The applicant was advised to contact those agencies with
any questions.
The Committee determined there were no other issues. The applicant was
advised to respond to staff issues by Wednesday, September 7, 2011. The
Committee forwarded the item to the full Commission.
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September 22, 2011
ITEM NO.: 3 Cont. FILE NO.: Z -6999-A
STAFF ANALYSIS:
On May 3, 2001, the Commission approved a conditional use permit to allow for
the construction of a 1,200 square foot building on this site for an 8 -chair beauty
salon. The applicant subsequently requested, and was approved, to build an
1,800 square foot building with the beauty salon occupying 900 square feet and
an allowable 0-3 Office use occupying the remaining 900 square feet. The
building was constructed in 2004. A 20 -space, concrete paved parking lot was
constructed adjacent to the building.
The applicant is proposing to construct a 12' X 12' addition onto the rear of the
beauty salon half of the building. The number of chairs — workstations is to be
increased from 8 to 10. Days and hours of operation are proposed as 8:00 a.m.
— 8:00 p.m., Monday through Saturday. The previously approved operating
hours were 8:00 a.m. — 8:00 p.m., Tuesday through Saturday. The expansion
will increase the beauty salon area to 1,044 square feet, still less than the prior
approval of 1,200 square feet. An allowable 0-3 use will continue to occupy the
remaining 900 square feet of the building. No changes are proposed in signage
or fencing. No dumpster is proposed.
The addition will result in a rear yard setback of 3 feet. The Code requires a rear
yard setback of 15 feet in the 0-3 district. Staff is supportive of this variance.
The 12 -foot width of the addition represents a small portion of the overall
144 -foot width of the property. A 10 -foot wide alley right-of-way separates this
property from the property to the east. The applicant also owns the vacant lot to
the east, beyond the alley. Due to the change in terrain and the amount of
vegetation along the rear of the site, the applicant's one story addition should
have no impact on the adjacent property.
The bill of assurance for John Barrow Addition does not address use issues.
STAFF RECOMMENDATION:
Staff recommends approval of the revised conditional use permit 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 requested rear yard setback variance.
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September 22, 2011
ITEM NO.: 3 Cont. FILE NO.: Z -6999-A
PLANNING COMMISSION ACTION: (SEPTEMBER 22, 2011)
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 9 ayes, 0 noes and 2 absent.
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