Title
PLN16-0051; Conditional Use Permit to allow operation of a Retail Service, beauty salon business that includes a hair and nail salon, facial skin care, permanent make-up, eyelash extension, full body waxing, tanning, and laser hair removal at 1936 E. 14th Street. Retail Services are a conditionally permitted use on the subject property which is in the SA-2 - South Area-2 District. Alameda County Assessor’s Parcel Number 77-572-19; D. Le. (applicant/property owner).
Staffreport
SUMMARY AND RECOMMENDATION
The applicant/property owner proposes to operate a Retail Service, beauty salon business that includes a hair and nail salon, facial skin care, permanent make-up, eyelash extension, full body waxing, tanning, and laser hair removal at 1936 E. 14th Street. The subject property is zoned SA-2 - South Area-2 District. The proposed use requires a Conditional Use Permit in the SA-2 District pursuant to Zoning Code Section 2-630.C.25.
Staff believes that, with the recommended Conditions of Approval, the beauty salon business would operate in a safe manner on the property without detriment or burden to the immediate area and would be compatible with adjacent commercial uses. Staff recommends that the Board of Zoning Adjustments:
A) Adopt the California Environmental Quality Act categorical exemption;
B) Adopt the recommended Findings of Fact; and
C) Approve Conditional Use Permit PLN16-0051 subject to the attached recommended Conditions of Approval.
APPLICANT'S SUPPORTING STATEMENT
See attached statement.
RELATIONSHIP TO SURROUNDING AREA AND BACKGROUND
The subject parcel, 1936 E. 14th Street, is located on the east side of the street, just south of Downtown San Leandro. The parcel is approximately 5,452 square feet in size. The existing building was formally used as a retail space for a shades/blinds store and flag shop. The building is accessed from the front sidewalk and has rear building access from the rear parking lot.
The subject site and adjacent commercial properties located on E. 14th Street are zoned as South Area-2 (SA-2) and are occupied primarily by commercial uses. The properties to the rear of the subject site and west along Sybil Avenue are zoned Residential Multi-Family (RM-2000) and Residential Single-Family District (RS). Retail Services and beauty oriented businesses along E. 14th Street are not unusual uses in the area. A variety of mixed commercial, retail, and retail service uses are located in this area of E. 14th Street, including: Arco Gas Station, Dupree’s Furniture Store, Linteen’s Professional Uniforms, Alicia’s Beauty Salon, Greenway Motors, Cal-West Motors, Begier Real Estate, and New Moon Spa.
DETAILS OF PROPOSAL
The applicant/property owner is proposing to operate Tiffany’s Beauty Lounge at 1936 E. 14th Street. Tiffany’s Beauty Lounge would use the entire, approximately 2,000 square foot, existing building. The proposed business would provide services that include a hair and nail salon, facial skin care, permanent make-up, eyelash extension, full body waxing, tanning, and laser hair removal. Tiffany’s Beauty Lounge will employ approximately five employees.
The proposed hours of operation will be 9:00 a.m. to 8:30 p.m. seven days a week. Improvements proposed to the subject site include new signage, refreshment of the landscaping, parking lot restriping, new tubular steel gate, and interior improvements to refurbish the inside of the building. There will be a total of five off-street parking spaces provided in the rear parking lot for employee and customer parking.
STAFF ANALYSIS
Retail Services are conditionally permitted in the SA-2 - South Area-2 Zoning District. Uses may be conditionally permitted whenever the City has deemed that they would be compatible in the subject zoning district and when Conditions of Approval ensure that such use will operate in accord with the surrounding area. The beauty salon business would be compatible with other retail services along the corridor. Further, the subject site is located in the East 14th Street South Area Development Strategy area, which is intended to revitalize the southern portion of the East 14th Street Corridor by attracting desirable uses.
Interior tenant improvements, building signage, and other on-site improvements proposed for the property, will renew the occupancy of this older commercial building and will ensure that the building is maintained. No expansion of the building area is proposed. The days and hours of the proposed beauty salon operation are consistent with other retail sales and retail service uses located along E. 14th Street.
The existing site is adequately served by street access from E. 14th Street and provides conforming and adequate off-street parking in a rear parking lot. The City’s Engineering and Transportation Department and Alameda County Fire Department staff have reviewed the site and find it acceptable for both emergency vehicle and regular traffic access and transit requirements. The proposed beauty salon use at the existing retail building will not increase the burden on existing public facilities, utilities or infrastructure.
GENERAL PLAN CONFORMITY
The proposed beauty salon use conforms to the General Plan, which designated the property as Corridor Mixed Use which allows a mix of commercial and residential uses oriented in a linear development pattern along major transit-served arterials such as E. 14th Street. In the Corridor Mixed Use area a range of commercial and office uses are permitted, primarily serving neighborhood and community needs. As Retail Services are conditionally permitted in the South Area-2 District, the Zoning Code accepts the conditional compatibility of the beauty salon use with the Corridor Mixed Use designation. The proposed beauty salon use ensures that the following General Plan goal and policies are achieved:
Policy LU-2.1 Complete Neighborhoods. Strive for “complete neighborhoods” that provide an array of housing choices; easy access to retail stores, commercial services, and medical care; quality public schools; great parks and open spaces; affordable transportation options; and civic amenities.
Goal LU-8 Establish excellent community and neighborhood-serving retail and entertainment uses.
Goal ED-2 Create an environment in which local business can prosper.
Goal ED-4 Create attractive, economically vibrant commercial areas that are easily accessible to San Leandro residents and employees.
Policy ED-4.1 Retail Diversity. Encourage a diverse range of commercial uses, offering goods and services that fully meet the needs of San Leandro residents and businesses.
Policy ED-4.2 Improving the Retail Mix. Achieve a retail mix that includes small, locally-owned businesses as well as large national retailers.
With the incorporation of the recommended Conditions of Approval the proposed beauty salon use will not be detrimental to the public health, safety or welfare of persons residing or working in or adjacent to the area, since the use would be located in an existing building that was formally used as a retail space for a shades/blinds store and flag shop and the site is adjacent to commercial businesses.
PUBLIC OUTREACH
This item received normal noticing for the December 1, 2016 Board of Zoning Adjustments hearing, including a legal advertisement in the East Bay Times newspaper, the posting of placards on the property and nearby utility poles, and mailing notification to business and property owners within 500 feet of the subject property.
ENVIRONMENTAL REVIEW
This item is categorically exempt from the California Environmental Quality Act (CEQA) per CEQA Guidelines, Article 19, Section 15303 (c) as it is a conversion of a small structure from one use to another where only minor modifications are made in the exterior of the structure and it does not exceed 2,500 square feet in floor area.
RECOMMENDATION
The use as proposed conforms both to the City Zoning Code and to the General Plan. Any planning issues associated with this application will be mitigated by the implementation of the proposed recommended Conditions of Approval. Staff therefore recommends that the Board of Zoning Adjustments:
A. Adopt the findings that this project is exempt under the California Environmental Quality Act (CEQA) per CEQA Guidelines, Article 19, Section 15303 (c) as it is a conversion of a small structure from one use to another where only minor modifications are made in the exterior of the structure and it does not exceed 2,500 square feet in floor area;
B. Approve the attached Recommended Findings of Fact for a Conditional Use Permit for PLN16-0051; and
C. Approve Conditional Use Permit PLN16-0051 subject to the Recommended Conditions of Approval.
ATTACHMENTS
Vicinity Map
Applicant’s Supporting Statement
Sign Proposal
Recommended Findings of Fact
Recommended Conditions of Approval
Exhibit A - Title Sheet/Site Plan
Exhibit B - Existing Floor & Roof Plans
Exhibit C - Proposed Floor Plans
Exhibit D - Existing Elevations
Exhibit E - Sections & Proposed Elevations
Exhibit F - Lighting/Electrical Plan & Existing HVAC Plan
Exhibit G - Proposed Water Supply Plans & Diagrams
Exhibit H - Proposed Sanitary Sewer Plans & Diagrams
Exhibit I - ADA Details
Exhibit J - Details
Exhibit K - Mechanical Details
PREPARED BY: Anjana Mepani, Planner II, Planning Services Division