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HomeMy WebLinkAboutZ-7327 Staff AnalysisDecember 19, 2002 ITEM NO.: 6 FILE NO.: Z-7327 NAME: Shear Magic Short -form PCD LOCATION: 1911 West 2nd Street DEVELOPER: ENGINEER: Carolyn J. Miller 011en Dee Wilson 8201 Cantrell Road, Suite 225 P.O. Box 604 Little Rock, AR 72227 North Little Rock, AR 72115 AREA: 0.13 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-3, Single-family District ALLOWED USES: Residential (Existing Duplex) PROPOSED ZONING: PCD PROPOSED USE: Mixture of Commercial (Beauty Shop) and Residential Uses VARIANCESIWAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant proposes to rezone the site to Planned Commercial Development (PCD) to convert an existing duplex to a mix of commercial and residential uses. The applicant proposes one unit be used as a residence and the second unit would be used Tuesday through Saturday as a one chair, single operator, beauty salon (approximately 900 square feet). The applicant proposes the days of operation to be Tuesday through Saturday from 7:00 am to 8:00 pm. The applicant proposes the placement of two (2) parking spaces on the site located in the rear of the structure adjacent to the alley. The applicant is not December 19, 2002 SUBDIVISION ITEM NO.: 6(Cont.)FILE NO.: Z-7327 proposing any signage as a part of the development except signage on the building facade indicating the entrance on the unit, which will house the beauty salon. B. EXISTING CONDITIONS: The site is an existing duplex with parking being utilized in the rear yard of the structure. There are both non-residential and residential uses located in the area with a multi -tenant multi -family structure located to the west of the site, a converted single-family structure to a multiple tenant structure located to the north of the site, a boarded and abandoned single-family structure located to the east of the site and a photography studio located south of the site. Gary Huston Electric is located to the south and east of the site with his lot and fencing extending to West 2nd Street and commercial vehicles are being parked in this area. There are single-family homes located in the area; west of Summit Street and north of West 2" Street. The streets in the area (Battery Street and West 2nd Street) are narrow unimproved roadways with Battery Street being no wider than an alley at the rear of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners within 200 feet of the site, all residents within 300 feet of the site, who could be identified and the Capitol View/Stifft Station Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: With parking lot construction, improve Battery and West 2nd Streets per Master Street Plan. Improvements may qualify for a contribution in -lieu of construction under the hardship clause of the ordinance. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING; Little Rock Wastewater: Sewer available, not adversely affected. ENTERGY: No comment received. Center -Point Energy No comment received. 2 December 19, 2002 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: Z-7327 Southwestern Bell: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Due to the nature of the processes used in this facility (beauty shop), installation of an approved backflow preventer assembly will be required on the domestic water service. Contact Carrol Keatts, Central Arkansas Water's Cross Connection Program Administrator at 992-2431 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA:Site is on Bus Routes #1 -and #8 and has no effect on bus radius, turnout and route. F. I SS U ESJEC H N I CAL/DESIGN : Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a Planned Commercial Development for a beauty shop and a residence in an existing structure. This application is an existing structure and does not change the footprint. It also is a Planned Zoning District in which the use applied for is permitted in Office. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. A land use plan amendment is not necessary. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Capital View / Stifft Station Neighborhood Action Plan. The Community Preservation goal listed an objective of preserving the housing stock in the neighborhood that is supported by an action statement calling for the no net loss of housing units due to changes in land use. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (November 21, 2002) Ms. Carolyn Miller was present representing the application. Staff gave an overview of the proposed development indicating parking was a concern of Staff. Staff questioned if the proposed development would utilize city garbage collection or if the site would contain a dumpster. The applicant indicated there would not be a dumpster located on the site. Staff stated the site was a small site and the desire of Staff was, to maintain the residential integrity of the site. 3 December 19, 2002 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.: Z-7327 Staff suggested the applicant consider paving a two car parking pad in the rear of the structure and utilizing street parking on West 2nd Street for the additional spaces necessary to meet the typical minimum parking requirement under the ordinance. Staff stated the site was bordered by non-residential uses to the south and a multi -family use to the west. Staff stated the streets in the area were minimal at best. Staff stated near the rear of the structure Battery Street narrowed to near the width of an alley. Staff stated the improvements would possibly qualify for an in -lieu contribution rather than the full one-half street improvements. Comments from Central Arkansas Water were noted and Staff suggested the applicant contact this agency for additional information. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to Staff addressing the issues raised by the Subdivision Committee. The applicant has indicated two (2) parking spaces to be located in the rear of the structure accessed from Battery Street. The applicant is proposing a 20 -foot by 20 -foot concrete parking pad located in the rear of the structure. The .,proposed parking will back into Battery Street. Staff is supportive of allowing this since Battery Street in this area has relatively few automobiles and the multi -family across the street is also backing into the street. The proposed parking is not sufficient to meet the minimum parking requirement for a beauty shop and a duplex but staff is supportive of the reduced number of parking spaces. The unit will remain residential on one side and the second will only have minor modifications to allow the beauty shop to operate. Staff feels that at some point in the future, should the applicant desire to return the second unit to residential, too much paving would lessen the desirability of the structure and give the feel of a non-residential use. Staff feels with a single -chair beauty shop the clients will be limited to one entering and one leaving thus the times when two (2) customers are present will be relatively short. Staff feels that parking on West 2nd Street should be allowed since the street is not a through street and the structure under consideration is currently the last occupied structure with a 2nd Street relationship. The applicant proposes the days of operation to be Tuesday through Saturday from 7:00 am to 8:00 pm. The applicant anticipates most evening the hours will be limited to 6:00 pm but would like the flexibility that should a client have an emergency she would be able to assist them with their needs. Staff is supportive of the proposed hours of operation. 4 December 19, 2002 SUBDIVISION ITEM NO.: 6(Cont.)FILE NO.: Z-7327 Staff feels the proposed development would not have an adverse impact on the surrounding neighborhood. The proposed development is consistent with the Future Land Use Plan in that a beauty shop is an allowable use, as a Conditional Use, in office zoning. The uses adjacent to the site to the south are somewhat more intense than the proposed use; a liquor store, an electrical company and a photography studio. Across Battery Street to the west is an eight (8) unit multi- family complex and the residential structure to the north across West 2"d Street appears to be a multi -family unit as well. An office use is located across West 2"d Street to the northwest of the site, a law office, in a converted residential structure. STAFF RECOMMENDATION: Staff recommends approval of the proposed Planned Commercial Development subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the request to allow an in -lieu contribution for street improvements to Battery Street. PLANNING COMMISSION ACTION: (DECEMBER 19, 2002) The applicant was present representing the application. There were no objectors present. Staff stated they had received one letter in support of the proposed development from the Capitol View Stifft Station Neighborhood Association. Staff stated to their knowledge there are no outstanding issues associated with the proposed development. Staff presented a recommendation of approval of the request to rezone the site to PCD subject to compliance with the conditions outlined in the "Staff Recommendation" above. Staff also presented a recommendation of approval of the request to allow an in -lieu contribution for street improvements to Battery Street. There was no further discussion. The application was placed on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. n Subdivision Committee Comments November 21, 2002 Item No. d Z-7327 Shear Magic Short -form PCD, located at 1911 West 2° Street Planning Staff Comments: 1. Provide the proposed square footage of beauty shop area. 2. Will there be any signage as a part of the proposed development? If so indicate location on the proposed site plan along with details (height/area). 3. Provide the number of employees. 4. Will there be a dumpster located on the site? If so indicate on the site plan along with the required screening. At -0 A 5. Indicate parking on the proposed site plan. For a single residential units and a single chair beauty shop the minimum that could be expected would be 5 spaces. 6. Any site lighting must be low level and directional away from residentially zoned property. 7. Provide notification of property owners located within 200 -feet of the proposed development complete with the certified abstract list, notice form with affidavit executed and proof of mailing. Variance/Waivers: None requested. Public Works: 1. With parking lot construction, improve Battery and West 2nd Street per Master Street Ptan. Improvements may qualify for a contribution in lieu of construction under the hardship clause of the ordinance. Utilities and Fire Department/County Planning: Little Rock Wastewater: Sewer available, not adversely affected. ENTERGY: No comment received. Center -Point Energy: No comment received. Southwestern Bell: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Due to the nature of the processes used in this facility (beauty shop), installation of an approved backflow preventer assembly will be required on the domestic water service. Contact Carrol Keatts, Central Arkansas Water's Cross Connection Program Administrator at 992-2431 for additional details. Fire Department: Approved as submitted. Eos. County Plannin No comment received. CATA: Site is on Bus R sites #1 and #8 and has no effect on bus radius, turnout and route. I�A� _ � `�� Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a Planned Commercial Development for a beauty shop and two residences in an existing structure. This application is an existing structure and does not change the footprint. It also is a Planned Zoning District in which the use applied for is permitted in Office. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. A land use plan amendment is not necessary. Landscape: No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/revised site plan (to include the additional information as noted above) to staff on Wednesday, November 27, 2002. December 19, 2002 ITEM NO.: NAME: Shear Magic Short -form PCD LOCATION: 1911 West 2nd Street DEVELOPER: Carolyn J. Miller 8201 Cantrell Road, Suite 225 Little Rock, AR 72227 FILE NO.: Z-7327 ENGINEER: 011en Dee Wilson P.O. Box 604 North Little Rock, AR 72115 AREA: 0.13 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-3, Single-family District ALLOWED USES: Residential (Existing Duplex) PROPOSED ZONING: PCD PROPOSED USE: Mixture of Commercial (Beauty Shop) and Residential Uses VARIAN CESIWAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant proposes to rezone the site to Planned Commercial Development (PCD) to convert an existing duplex to a mix of commercial and residential uses. The applicant proposes one unit be used as a residence and the second unit would be used Tuesday through Saturday as a one chair, single operator, beauty salon (approximately 900 square feet). The applicant proposes the days of operation to be Tuesday through Saturday from 7:00 am to 8:00 pm. The applicant proposes the placement of two (2) parking spaces on the site located in the rear of the structure adjacent to the alley. The applicant is not December 19, 2002 SUBDIVISION ITEM NO.: 6 Cont. FILE NO.; Z-7327 proposing any signage as a part of the development except signage on the building fagade indicating the entrance on the unit, which will house the beauty salon. B. EXISTING CONDITIONS: The site is an existing duplex with parking being utilized in the rear yard of the structure. There are both non-residential and residential uses located in the area with a multi -tenant multi -family structure located to the west of the site, a converted single-family structure to a multiple tenant structure located to the north of the site, a boarded and abandoned single-family structure located to the east of the site and a photography studio located south of the site. Gary Huston Electric is located to the south and east of the site with his lot and fencing extending to West 2nd Street and commercial vehicles are being parked in this area. There are single-family homes located in the area; west of Summit Street and north of West 2" Street. The streets in the area (Battery Street and West 2nd Street) are narrow unimproved roadways with Battery Street being no wider than an alley at the rear of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners within 200 feet of the site, all residents within 300 feet of the site, who could be identified and the Capitol View/Stifft Station Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: With parking lot construction, improve Battery and West 2nd Streets per Master Street Plan. Improyements may qualify for a contribution in -lieu of construction under the hardship clause of the ordinance. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer available, not adversely affected. ENTERGY: No comment received. Center -Point Energy No comment received. 2 December 19, 2002 SUBDIVISION ITEM NO.: 6 Cont. FILE NO,Z-7327 Southwestern Bell: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Due to the nature of the processes used in this facility (beauty shop), installation of an approved backflow preventer assembly will be required on the domestic water service. Contact Carrol Keatts, Central Arkansas Water's Cross Connection Program Administrator at 992-2431 for additional details. Fire Department: Approved as submitted. Count Plannin : No comment received. CATA:Site is on Bus Routes #1 -and #8 and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a Planned Commercial Development for a beauty shop and a residence in an existing structure. This application is an existing structure and does not change the footprint. It also is a Planned Zoning District in which the use applied for is permitted in Office. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. A land use plan amendment is not necessary. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Capital View / Stifft Station Neighborhood Action Plan. The Community Preservation goal listed an objective of preserving the housing stock in the neighborhood that is supported by an action statement calling for the no net loss of housing units due to changes in land use. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (November 21, 2002) Ms. Carolyn Miller was present representing the application. Staff gave an overview of the proposed development indicating parking was a concern of Staff. Staff questioned if the proposed development would utilize city garbage collection or if the site would contain a dumpster. The applicant indicated there would not be a dumpster located on the site. Staff stated the site was a small site and the desire of Staff was, to maintain the residential integrity of the site. 3 December 19, 2002 SUBDIVISION ITEM NO.: 6 Cont. FILE NO. Z-7327 Staff suggested the applicant consider paving a two car parking pad in the rear of the structure and utilizing street parking on West 2nd Street for the additional spaces necessary to meet the typical minimum parking requirement under the ordinance. Staff stated the site was bordered by non-residential uses to the south and a multi -family use to the west. Staff stated the streets in the area were minimal at best. Staff stated near the rear of the structure Battery Street narrowed to near the width of an alley. Staff stated the improvements would possibly qualify for an in -lieu contribution rather than the full one-half street improvements. Comments from Central Arkansas Water were noted and Staff suggested the applicant contact this agency for additional information. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to Staff addressing the issues raised by the Subdivision Committee. The applicant has indicated two (2) parking spaces to be located in the rear of the structure accessed from Battery Street. The applicant is proposing a 20 -foot by 20 -foot concrete parking pad located in the rear of the structure. The ...proposed parking will back into Battery Street. Staff is supportive of allowing this since Battery Street in this area has relatively few automobiles and the multi -family across the street is also backing into the street. The proposed parking is not sufficient to meet the minimum parking requirement for a beauty shop and a duplex but staff is supportive of the reduced number of parking spaces. The unit will remain residential on one side and the second will only have minor modifications to allow the beauty shop to operate. Staff feels that at some point in the future, should the applicant desire to return the second unit to residential, too much paving would lessen the desirability of the structure and give the feel of a non-residential use. Staff feels with a single -chair beauty shop the clients will be limited to one entering and one leaving thus the times when two (2) customers are present will be relatively short. Staff feels that parking on West 2nd Street should be allowed since the street is not a through street and the structure under consideration is currently the last occupied structure with a 2nd Street relationship. The applicant proposes the days of operation to be Tuesday through Saturday from 7:00 am to 8:00 pm. The applicant anticipates most evening the hours will be limited to 6:00 pm but would like the flexibility that should a client have an emergency she would be able to assist them with their needs. Staff is supportive of the proposed hours of operation. 4 December 19, 2002 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-7327 Staff feels the proposed development would not have an adverse impact on the surrounding neighborhood. The proposed development is consistent with the Future Land Use Plan in that a beauty shop is an allowable use, as a Conditional Use, in office zoning. The uses adjacent to the site to the south are somewhat more intense than the proposed use; a liquor store, an electrical company and a photography studio. Across Battery Street to the west is an eight (8) unit multi- family complex and the residential structure to the north across West 2nd Street appears to be a multi -family unit as well. An office use is located across West 2nd Street to the northwest of the site, a law office, in a converted residential structure. I. STAFF RECOMMENDATION: Staff recommends approval of the proposed Planned Commercial Development subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the request to allow an in -lieu contribution for street improvements to Battery Street. 4 FILE NO.: Z-7327 Cont. photography studio. Across Battery Street to the west is an eight (8) unit multi- family complex and the residential structure to the north across Vilest 2"d Street appears to be a multi -family unit as well. An office use is located across West 2"d Street to the northwest of the' site, a law office, in a converted residential structure. STAFF RECOMMENDATION: Staff recommends approval of the proposed Planned Commercial Development subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the request to allow an in -lieu contribution for street improvements to Battery Street. PLANNING COMMISSION ACTION: (DECEMBER 19, 2002) The applicant was present representing the application. There were no objectors present. Staff stated they had received one letter in support of the proposed development from the Capitol View Stifft Station Neighborhood Association. Staff stated to their knowledge there are no outstanding issues associated with the proposed development. Staff presented a recommendation of approval of the request to rezone the site to PCD subject to compliance with the conditions outlined in the "Staff Recommendation" above. Staff also presented a recommendation of approval of the request to allow an in -lieu contribution for street improvements to Battery Street. There was no further discussion. The application was placed on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5 FILE NO.: Z-7327 NAME: Shear Magic Short -form PCD LOCATION: 1911 West 2nd Street DEVELOPER: Carolyn J. Miller 8201 Cantrell Road, Suite 225 Little Rock, AR 72227 AREA: 0.13 Acres NUMBER OF LOTS: 1 CURRENT ZONING ENGINEER: 011en Dee Wilson P.O. Box 604 North Little Rock, AR 72115 FT. NEW STREET: 0 R-3, Single-family District ALLOWED USES: Residential (Existing Duplex) PROPOSED ZONING: PCD PROPOSED USE: Mixture of Commercial (Beauty Shop) and Residential Uses VARIAN CESM/AIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the site to Planned Commercial Development (PCD) to convert an existing duplex to a mix of commercial and residential uses. The applicant proposes one unit be used as a residence and the second unit would be used Tuesday through Saturday as a one chair, single operator, beauty salon (approximately 900 square feet). The applicant proposes the days of operation to be Tuesday through Saturday from 7:00 am to 8:00 pm. The applicant proposes the placement of two (2) parking spaces on the site located in the rear of the structure adjacent to the alley. The applicant is not FILE IV C. 0 E. : Z-7327 proposing any signage as a part of the development except signage on the building fagade indicating the entrance on the unit, which will house the beauty salon. EXISTING CONDITIONS: The site is an existing duplex with parking being utilized in the rear yard of the structure. There are both non-residential and residential uses located in the area with a multi -tenant multi -family structure located to the west of the site, a converted single-family structure to a multiple tenant structure located to the north of the site, a boarded and abandoned single-family structure located to the east of the site and a photography studio located south of the site. Gary Huston Electric is located to the south. and east of the site with his lot and fencing extending to West 2nd Street and commercial vehicles are being parked in this area. There are single-family homes located in the area; west of Summit Street and north of West 2" Street. The streets in the area (Battery Street and West 2nd Street) are narrow unimproved roadways with Battery Street being no wider than an alley at the rear of the site. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners within 200 feet of the site, all residents within 300 feet of the site, who could be identified and the Capitol View/Stifft Station Neighborhood Association were notified of the Public Hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With parking lot construction, improve Battery and West 2nd Streets per Master Street Plan. Improvements may qualify for a contribution in -lieu of construction under the hardship clause of the ordinance. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater: Sewer available, not adversely affected. ENTERGY: No comment received. Center -Point Energy: Southwestern Bell: No comment received. No comment received. 2 FILE NO.: Z-7327 Cont. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Due to the nature of the processes used in this facility (beauty shop), installation of an approved backflow preventer assembly will be required on the domestic water service. Contact Carrol Keatts, Central Arkansas Water's Cross Connection Program Administrator at 992-2431 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA:Site is on Bus Routes #1 and #8 and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a Planned Commercial Development for a beauty shop and a residence in an existing structure. This application is an existing structure and does not change the footprint. It also is a Planned Zoning District in which the use applied for is permitted in Office. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. A land use plan amendment is not necessary. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Capital View / Stifft Station Neighborhood Action Plan. The Community Preservation goal listed an objective of preserving the housing stock in the neighborhood that is supported by an action statement calling for the no net loss of housing units due to changes in land use. Landscape'. No comment. G. SUBDIVISION COMMITTEE COMMENT: (November 21, 2002) Ms. Carolyn Miller was present representing the application. Staff gave an overview of the proposed development indicating parking was a concern of Staff. Staff questioned if the proposed development would utilize city garbage collection or if the site would contain a dumpster. The applicant indicated there would not be a dumpster located on the site. Staff stated the site was a small site and the desire of Staff was to maintain the residential integrity of the site. Staff suggested the applicant consider paving a two car parking pad in the rear of the structure and utilizing street parking on West 2nd Street for the additional spaces necessary to meet the typical minimum parking requirement under the ordinance. 3 FILE NO.: Z-7327 Cont. Staff stated the site was bordered by non-residential uses to the south and a multi -family use to the west. Staff stated the streets in the area were minimal at best. Staff stated near the rear of the structure Battery Street narrowed to near the width of an alley. Staff stated the improvements would possibly qualify for an in -lieu contribution rather than the full one-half street improvements. Comments from Central Arkansas Water were noted and Staff suggested the applicant contact this agency for additional information. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action. R ANALYSIS: The applicant submitted a revised site plan to Staff addressing the issues raised by the Subdivision Committee. The applicant has indicated two (2) parking spaces to be located in the rear of the structure accessed from Battery Street. The applicant is proposing a 20 -foot by 20 -foot concrete parking pad located in the rear of the structure. The proposed parking will back into Battery Street. Staff is supportive of allowing this since Battery Street in this area has relatively few automobiles and the multi -family across the street is also backing into the street. The proposed parking is not sufficient to meet the minimum parking requirement for a beauty shop and a duplex but staff is supportive of the reduced number of parking spaces. The unit will remain residential on one side and the second will only have minor modifications to allow the beauty shop to operate. Staff feels that at some point in the future, should the applicant desire to return the second unit to residential, too much paving would lessen the desirability of the structure and give the feel of a non-residential use. Staff feels with a single -chair beauty shop the clients will be limited to one entering and one leaving thus the times when two (2) customers are present will be relatively short. Staff feels that parking on West 2"d Street should be allowed since the street is not a through street and the structure under consideration is currently the last occupied structure with a 2nd Street relationship. The applicant proposes the days of operation to be Tuesday through Saturday from 7:00 am to 8:00 pm. The applicant anticipates most evening the hours will be limited to 6:00 pm but would like the flexibility that should a client have an emergency she would be able to assist them with their needs. Staff is supportive of the proposed hours of operation. Staff feels the proposed development would not have an adverse impact on the surrounding neighborhood. The proposed development is consistent with the Future Land Use Plan in that a beauty shop is an allowable use, as a Conditional Use, in office zoning. The uses adjacent to the site to the south are somewhat more intense than the proposed use; a liquor store, an electrical company and a rd