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HomeMy WebLinkAboutZ-6467-D Staff AnalysisJanuary 10, 2013 ITEM NO.- 6 FILE NO.: Z-6467 NAME: 5301 Mabelvale Pike Car Wash and Detail Shop — Conditional Use Permit LOCATION: 5301 Mabelvale Pike OWNERJAPPLICANT: David Jacks/David Henry PROPOSAL: A conditionai use permit is requested to allow a car wash — detail shop on this developed, C-3 zoned property. 1. SITE LOCATION: The site is located at the southeast corner of the intersection of Mabelvale Pike and West 53rd Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area of mixed zoning and uses. Single family homes are located to the east. Uses to the north include a school, multifamily, offices and a church. To the west and south, the uses are varied; including commercial, offices, a church and a scattering of residential. The building was constructed as a service station and has a history of use as vehicle related uses, including a car wash. Staff believes a screening fence should be erected along the east perimeter, where the adjacent uses are residential. With the screening and proper attention to how the business operates, the use should be compatible with the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the SWLR United for Progress and Geyer Springs Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: The site has concrete and asphalt parking with an area of gravel located behind the building. Two driveways provide access off of Mabelvale Pike. No changes are proposed. 4. SCREENING AND BUFFERS: A six (6) foot tall, wood privacy fence should be erected or dense evergreen plants installed along the east property line where the site is adjacent to residential property. January 10, 2013 ITEM NO.: 6(Cont.)FILE NO.: Z -6467-D If remodeling costs exceed fifty (50) % of the building's current replacement cost, a corresponding upgrade in landscaping is required. 5. PUBLIC WORKS COMMENTS: 1. Right-of-way should be dedicated to the back of the existing sidewalk. Check real estates records. City of Little Rock may have already purchased this right-of-way. 2. At the time of building permit or occupancy, the north driveway should be removed and the curb cut closed. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Car wash will require a sand and oil interceptor installation. Contact Mikel Murders with LRW for details (688-1532). Entergy: Thirty (30) foot easement for 3 phase overhead power line south side of Mabelvale. Twenty (20) foot easement for 2 phase overhead power line south side of property. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If 2 January 10, 2013 ITEM NO.: 6(Cont.)FILE NO.: 7-6467-D additional fire hydrant(s) are required, they will be installed at the Developer's expense. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Maintain access of at least twenty (20) feet. County Planning: No Comments. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 20, 2012) The applicant was not present. Staff informed the Committee that some additional information was needed including a signage plan and dumpster location. The applicant would be asked to described exactly what work will occur on the site and where it will take place (inside and outside the building). Staff stated they needed to know the number of employees. Staff stated screening would be required along the east perimeter. Public Works, Utility and Landscape Comments were presented as noted in Sections 4, 5 and 6 of the staff report. Staff advised the Committee that the comments would be provided to the applicant (they were later that day). The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: The C-3 zoned property located at 5301 Mabelvale Pike contains a one-story block building. The building was constructed as a service station/garage and has two service bays. Subsequent to the building's use as a service station, other 3 January 10, 2013 ITEM NO.: 6 (Cont.) FILE NO.: Z -6467-D uses have occupied the site; including a brake shop, car repair shop and a car detail shop. The applicant proposes to lease the premises for operation of a detail shop. The site has lost its nonconformity and a conditional use permit is required for a car wash/detail shop in C-3. Other than for any changes required within the garage bays to accommodate the vehicle washing, no changes are proposed to the site. Vehicle washing will occur in the building. Finishing will occur on the paved area next to the building. This is typical for this type of operation. Days and hours of operation are proposed not to exceed 8:00 a.m. — 8:00 p.m., seven days a week. The work is somewhat seasonal and the number of employees will vary with the daily workload. No new lighting is proposed for the site. Signage currently consists only of a wall sign. If a ground sign is added later, it will comply with commercial district standards. No dumpster is currently proposed. If one is added later, it will be located and screened to comply with Ordinance requirements. There is currently dense vegetation along the east perimeter. The applicant has agreed to install screening, either a 6 -foot tall wood privacy fence or dense evergreen plantings, if the existing screening is found to be deficient. It appears right-of-way was acquired with the widening project for Mabelvale Pike. Staff is supportive of the requested CUP allowing the continued use of this old service station for a detail shop appears to be a reasonable use. There is no bill of assurance for this acreage tract. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. PLANNING COMMISSION ACTION: (JANUARY 10, 2013) The applicant was 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. The vote was 9 ayes, 0 noes, 1 absent and 1 open position. SUBDIVISION COMMITTEE COMMENTS DECEMBER 20, 2012 ITEM NO.: 6. 5301 MABELVALE PIKE CAR WASH AND DETAIL SHOP CONDITIONAL USE PERMIT — 5301 MABELVALE PIKE Z -6467-D Planning Staff Comments: 1. There is no Bill of Assurance for this acreage tract. 2. Provide signage plan. 3. Locate dumpster and required screening. 4. Describe exactly what work will occur on the site and where it will take place. What work will be done inside the building and outside? 5. Will additional lighting be added to the site? If so, indicate it. All site lighting is t be low-level and directional, aimed downward and into the site. 6. Provide number of employees. Variance/Waivers: • None requested. Public Works: 1. Right-of-way should be dedicated to the back of the existing sidewalk. Check real estates records. City of Little Rock may have already purchased this right-of-way. 2. At the time of building permit or occupancy, the north driveway should be removed and the curb cut closed. Utilities and Fire Department/County Planning: Wastewater: Car wash will require a sand and oil interceptor installation. Contact Mikel Murders with LRW for details (688-1532). Entergy: Thirty (30) foot easement for 3 phase overhead power line south side of Mabelvale. Twenty (20) foot easement for 2 phase overhead power line south side of property. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. ITEM NO.: 6. (CON'T) Z -6467-D Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (R -PZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Maintain access of at least twenty (20) feet. County Planning: No Comments. CATA: The site is not located on a CATA bus route. Planning Division: No Comments. Landscape: A six (6) foot tall, wood privacy fence should be erected along the east property line where the site is adjacent to residential property. If remodeling costs exceed fifty (50) % of the building's current replacement cost, a corresponding upgrade in landscaping is required. Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday December 26, 2012. Required notices are to be sent via certified mail to all owners of properties located within two hundred (200) feet of the site no later than Wednesday December 26, 2012. The City -provided notice form must be used. Proof of notice is to be provided to staff no later than January 4, 2013.