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HomeMy WebLinkAboutZ-3854-A Staff AnalysisMarch 28, 2019 ITEM NO.: 2 FILE NO.: Z -3854-A NAME: Hastings Vehicle Impound Yard — Conditional Use Permit LOCATION: 1215 East 26th Street OWNER/APPLICANT Moon Distributors/Lee Hastings PROPOSAL: A conditional use permit is requested to allow a vehicle impound yard on the 1-2 zoned property located at 1215 East 26th Street. 1. SITE LOCATION: The site is located on the south side of West 26th Street, east of the West 26th Street/E. Roosevelt Road intersection. The property backs up to E. Roosevelt Road to the south. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area predominately zoned 1-2 Light Industrial. There is a large cemetery located to the north, with commercial uses and zoning to the northwest. Single family residences and some commercial uses are located to the west and southwest. Mixed industrial uses are located to the east and south. The applicant proposes to use the property as a vehicle impound yard for a nearby wrecker service. The proposed use is compatible with uses in the area. Notice of public hearing was sent to the Community Outreach Neighborhood Association. 3. ON SITE DRIVES AND PARKING: A portion of the site is concrete, where a building was previously located. The remainder of the site is hard -packed gravel, and was previously used as a parking/vehicle storage area. There will be one (1) driveway from East 26' Street. The driveway will be approximately 20 feet in width and will be gated. There will be no driveway from E. Roosevelt Road. Section 36-508 of the City's Zoning Ordinance requires that vehicle use areas be paved. The applicant proposes continued use of the gravel areas for vehicle parking/storage. Therefore, the applicant is requesting a variance to allow the unpaved vehicle use area. March 28, 2019 ITEM NO.: 2 (Cont. 4. SCREENING AND BUFFERS: FILE NO.: Z -3854-A 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements and the Granite Mountain Overlay District. 2. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS: 1. Due to the proposed use of the property, the Master Street Plan specifies that E. 26th Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. The existing driveway on E. 26th St. should be constructed with a concrete apron per City Ordinance from the edge of pavement to near the fence to prevent the continuing deterioration of the edge of pavement. 3. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements such as the fence and any other items located in the right-of-way. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Reclamation Authority: No comments received Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2 March 28, 2019 ITEM NO.: 2 (Cont.) FILE NO.: Z -3854-A Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 3 March 28, 2019 ITEM NO.: 2 Cont. FILE NO.: Z -3854-A Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105. Building Codes: Building Permit required. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: No comments. 4 March 28, 2019 ITEM NO.: 2 Planning Division: No comments. FILE NO.: Z -3854-A SUBDIVISION COMMITTEE COMMENT: (MARCH 6, 2019) Lee Hastings was present, representing the application. Staff presented the application, noting that some additional informational was needed. Staff noted that the boundary of vehicle storage and entry drive(s) needed to be shown on the site plan. Staff also noted that information on days/ hours of operation and site lighting needed to be provided. It was noted that a paving variance may be needed. The Public Works requirements pertaining to right-of-way dedication, driveway width and franchise agreement were discussed. After the discussion, the committee forwarded the application to the full commission for resolution. STAFF ANALYSIS: The applicant is requesting approval of a conditional use permit to allow a vehicle impound lot on the 1-2 zoned property at 1215 East 26th Street. The property is comprised of approximately 0.61 acre. The property has East 26th Street frontage along the north property line and E. Roosevelt Road frontage along the south property line. The applicant proposes to utilize the entire site as a vehicle impound lot for Adams Towing which is located nearby at 2724 Springer Boulevard. A portion of the site is covered in concrete, where a building was previously located. The remainder the site is hard -packed gravel. An eight (8) foot high wood fence will be located along the south (E. Roosevelt Road) property line. The remainder of the site will be enclosed with a six (6) foot high chain link fence with security wire. The property will have one (1) access drive from East 26th Street. The driveway will be approximately 20 feet wide and will be gated. One (1) security light will be located at the southwest corner of the site. The light will be directed downward and into the site. An existing billboard is located at the southeast corner of the site. The applicant notes that the vehicle impound lot will be a 24 hour, seven (7) day per week facility. Section 36-508 of the City's Zoning Ordinance requires that all vehicular use areas be paved. The applicant is proposing continued use of the existing gravel area of the site for vehicle parking/storage. Therefore, the applicant is requesting a variance for continued use of the gravel vehicular use area. 5 March 28, 2019 ITEM NO.: 2 (Cont. FILE NO.: Z - The applicant responded to issues raised at Subdivision Committee by providing a revised site plan to staff. The revised plan shows the driveway with gate information as requested. To staff's knowledge, there are no outstanding issues associated with this application. Staff believes that the proposed vehicle impound lot located on the 1-2 zoned property at 1215 E. 26th Street is an appropriate use for this property. The existing vehicle impound lot located at 2724 Springer Blvd. will be moved to this location, which staff believes is a more appropriate location for the use. The adjacent properties to the east and south are zoned 1-2 and contain industrial uses. The proposed use should be compatible with surrounding uses. Staff believes the proposed vehicle impound lot will have no adverse impact on the surrounding uses. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, including paving variance, subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. PLANNING COMMISSION ACTION: (MARCH 28, 2019) The applicants were 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 by a vote of 9 ayes, 0 noes and 2 absent. 10