With Ominica Street West expected to transition to light industrial use from heavy industrial eventually, city administration believes a hair salon business would fit the changing nature of the area.
During its June 29 regular meeting, city council approved a discretionary use application from business owner Sarah Krueger to operate Sarah’s Hair Salon at 833A Ominica Street West. City hall has zoned the property as M2f2 — heavy industrial district (flood fringe overlay), which lists “personal service establishments” as a discretionary use, according to a council report.
The commercial uses listed in this district typically see residents visit properties in higher numbers. From a land-use perspective, commercial uses are best located in areas where infrastructure and services are available to accommodate public use, such as sidewalks and parking.
This unit is currently being used as storage, Krueger wrote in her application. She would be the only person working in the proposed hair salon; there are two existing hair salons in the area.
The zoning bylaw lays out four criteria for the review of a discretionary use application, the report explained.
For example, the application must conform to the Official Community Plan (OCP), detailed land use, servicing, or renewal studies. The OCP’s future land use map designates this area as future light industrial.
“City policy recognizes that the central nature of this location will lead to a gradual transition away from heavy industrial to light industrial use,” the report continued.
Heavy industrial operations that produce nuisances would likely choose to locate away from populated areas and toward the fringes of the municipality. The creation of the Moose Jaw Agri-Food Industrial park could offer a better option for operations with larger land and servicing requirements.
The second criterion looks at the demand for the proposed use and supply of land currently available to accommodate. City administration estimates there is sufficient commercial space to accommodate this land use.
The third criterion discusses the effect on existing community infrastructure, such as roadways, transit or servicing. City administration doesn’t believe the application would require extra infrastructure. However, as the area transitions to more commercial businesses, there could be an effect on municipal infrastructure.
Some businesses here have already asked city hall to install sidewalks in front of their properties to accommodate the public, the report said. If the area becomes more commercialized, it might become necessary to install pedestrian infrastructure for public safety, which could be done as a local improvement project.
The last criterion is the effect of the business on the adjacent land use and development. The report noted the hair salon would share the property with an auto body business, while a flooring retailer and low-density residential area are also in the area. The only conflict that could arise is with the auto body business.
The next regular council meeting is July 13.
