CITY OF PAPILLION PLANNING COMMISSION STAFF REPORT MARCH 28, 2018 AGENDA
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1 I. GENERAL INFORMATION A. APPLICANT: Renee L. Krueger 1012 Mesa Circle Papillion, NE B. PROPERTY OWNER: Renee L. Krueger 1012 Mesa Circle Papillion, NE C. LOCATION: 1012 Mesa Circle D. LEGAL DESCRIPTION: Lot 80, Overland Hills V CITY OF PAPILLION PLANNING COMMISSION STAFF REPORT MARCH 28, 2018 AGENDA RENEE L. KRUEGER S SALON LOT 80, OVERLAND HILLS V SPECIAL USE PERMIT SUP E. REQUESTED ACTION: Approval of a Special Use Permit to allow a beauty salon as a homebased business/home occupation. F. EXISTING ZONING AND LAND USE: The property is zoned R-2 (Single-Family Residential (Medium Density)) and is developed as a single-family residence. G. SIZE OF SITE: Approximately 0.27 acres II. BACKGROUND INFORMATION A. COMPREHENSIVE PLAN SPECIFICATIONS: The Future Land Use map identifies this site as Low Density Residential. B. EXISTING CONDITION OF SITE: A Single-Family Residential use is established on the parcel. C. GENERAL VICINITY AND LAND USE: Adjoining lots to the north, east, and west of 1012 Mesa Circle are zoned R-2 (Single-Family Residential (Medium-Density)) and developed as
2 2 single-family residential. The area to the south, across HWY 370, includes Walnut Creek Business Park which is zoned MU (Mixed Use) and is developed as a mix of office, civic, and commercial. D. RELEVANT CASE HISTORY: Overland Hills V was platted in The applicant participated in a pre-application with staff. E. APPLICABLE ORDINANCES AND REGULATIONS: Zoning Regulations and Comprehensive Plan. III. ANALYSIS AND DEVELOPMENT ALTERNATIVES STAFF COMMENTS: A. REQUEST: 1. This is a request for a Special Use Permit to allow a beauty salon as a home-based business/home occupation. A Special Use Permit is required for beauty and barber shops to operate as a home-based business use per (A)(6)(a). 2. The applicant is proposing to operate a single chair salon by appointment only. The applicant shall provide a letter that identifies the days and hours of service during which appointments will be accepted. 3. The applicant intends to remodel a portion of her garage to accommodate the proposed salon. The applicant shall obtain all necessary permits and approvals from the Building Department and the Fire Marshal, as applicable, for the remodel of the residential structure for the salon. B. LAND USE/COMPREHENSIVE PLAN: 1. The proposal is generally in conformance with the Future Land Use designation of Low Density Residential. 2. The proposed salon will be located within the existing single-family residential structure, which will maintain the residential character of the surrounding neighborhood. C. GENERAL: 1. The applicant shall comply with the following provisions as derived from the Home-Based/Home-Occupation regulations established in A: a. External effects. i. There shall be no change in the exterior appearance of the building or premises housing the salon. ii. No noise, odors, bright lights, electronic interference, storage or other external effects attributable to the salon shall be noticeable from any adjacent property or public right-of-way. March 28, 2018 Planning Commission SUP
3 3 iii. iv. The salon shall be carried on entirely within the principal residential structure and/or within a detached accessory structure. All external effects criteria are applicable for the detached accessory structure. Signage is not allowed upon the detached accessory structure. Mechanical or electrical equipment for the salon shall be limited to that which is self-contained within the structure and normally used for office, domestic or household purposes. b. Employees. The salon shall employ no more than one full-time or part-time employee on site other than the applicant, provided that one off-street parking space in addition to those otherwise required for the salon is made available and used by that nonresident employee. c. Signage identifying the salon is considered a residential sign. One sign with a maximum of two square feet is permitted to identify the salon. d. Traffic generation. i. The salon may generate no more than 20 vehicle trips per day, or approximately twice the average trip generation of a housing unit according to the Institute of Transportation Engineers. Peak-hour traffic generation may not exceed 10 vehicle trips. Pick-ups or deliveries involving trucks, trailers or commercial vehicles shall not exceed ten individual trips daily. ii. Deliveries or service by commercial vehicles or trucks over 10 tons gross empty weight is prohibited. 2. Per the applicant, she will be the sole employee. The home-based business regulations allow for one full-time or part-time employee other than the resident owner to work on site. In the event that the applicant would hire a non-resident employee, off-street parking must be provided for any non-resident employee. 3. Per , the applicant is required to provide one parking stall per 300 square feet of space utilized by the home-based business/home-occupation. The site plan provided by the applicant indicates that the salon will be approximately 210 square feet, which means one parking stall is required for salon patrons. The driveway is designed to accommodate four vehicles. Accordingly, sufficient offstreet parking is provided at 1012 Mesa Circle to accommodate the business owner, a non-resident employee (if added in the future), and salon patrons. 4. A sign up to two square feet is permitted by the Zoning Regulations to identify the salon. 5. Given the limited operational scope of the salon, it is not anticipated that the salon will cause a noticeable traffic impact within the neighborhood. 6. The Special Use Permit shall be issued upon the following conditions: March 28, 2018 Planning Commission SUP
4 4 a. The applicant shall operate the salon in compliance with the home-based business regulations established within (A). Approval of the Special Use Permit shall not constitute a waiver of any applicable home-based business regulation. b. The applicant shall provide off-street parking for salon patrons. On-street parking by salon patrons is prohibited. c. The applicant shall obtain all necessary permits and approvals from the Building Department and the Fire Marshal, as applicable, for the remodel of the residential structure for the salon. d. The applicant shall be permitted to operate the salon so long as the applicant resides within the single-family residential home on Lot 80, Overland Hills V. The Special Use Permit shall not be transferrable to any future owner or occupant of Lot 80, Overland Hills V and shall automatically terminate at such time that the applicant no longer resides within the single-family residence. e. Pursuant to G(2), City Council may revoke the Special Use Permit should the operation of the salon violate the any of the home-based business regulations established within A or any condition upon which the Special Use Permit is issued. IV. RECOMMENDATION Approval of the Special Use Permit (SUP ) for Renee L. Krueger s Salon based on: 1. The proposed land use is generally consistent with the zoning, and 2. The proposed land use is generally compatible with the surrounding uses. The recommendation for approval is contingent upon the applicant: 1. Providing a letter that details the hours of operation. (Section III, A, 2) 2. Agreeing to the conditions of Sections C, III, 6. V. COPIES OF REPORT TO: Applicant Public upon request VI. ATTACHMENTS: Special Use Permit Application Garage Modification Plan Aerial Report prepared by: Michelle Romeo City Planner March 28, 2018 Planning Commission SUP
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11 Bison Cir Mesa St Mesa Cir S 96th St Santa Fe Cir Rawhide Rd Area of Application Hwy 370 EB Hwy 370 WB Renee L. Krueger Salon (Lot 80, Overland Hills V) SUP
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