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HomeMy WebLinkAboutZ-7313 Staff AnalysisNovember 14, 2002 ITEM NO.: 11 FILE NO.: Z-7313 NAME: Lawnmowers Plus — Conditional Use Permit LOCATION: 8223 Asher Avenue OWNER/AP P LI CANT: James Echols/Alan Beasley PROPOSAL: A conditional use permit is requested to allow for construction of a lawnmower sales and service business on this C-3 zoned property. ORDINAN 3E DESIGN STANDARDS: 1 . SITE LOCATION: The property is located on the south side of Asher Avenue, between Walker and Cobb Streets. Z COMPATIBILITY WITH NEIGHBORHOOD: This portion of Asher Avenue is characterized by a variety of zonings and uses including a mobile home park, a liquor store, vacant commercial and residential lots and recently approved day care and beauty shop. Single family residences are located south of the site, beyond an undeveloped alley. With proper attention to screening and buffering and limits on outdoor use, this proposed use should be compatible with the neighborhood. All owners of property located within 200 feet, all residents within 300 feet who could be identified and the John Barrow, Westwood and SWLRUP Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: This 3,156 square foot retail building requires 10 on-site parking spaces at one space per 300 square feet. The applicant proposes 11 parking spaces accessed via a single driveway off of Asher Avenue. The proposed parking conforms to ordinance standards. 4, SCREENING AND BUFFERS: Areas set aside for buffers and landscaping meet with ordinance requirements. November 14, 2002 ITEM NO.: 11 (Cont.) FILE NO.: Z-7313 A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings is required along the eastern and western perimeters of the site. 5. PUBLIC WORKS COMMENT& 1 . Asher Avenue is currently being reconstructed and improved by the Arkansas Highway and Transportation Department. No further right- of-way dedication or construction is required. Coordinate drive location as necessary with AHTD District VI. 2. Grading permit may be required on this development. 3. Stormwater detention ordinance will not apply to this property. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. Reliant: No Comments received. Southwestern Bell: Approved as submitted. Water: 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. Fire Department: Place fire hydrants per code. County Planning: No Comments received. CATA: No Comments received. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 24, 2002) Alan Beasley was present representing the application. Staff presented the item and noted additional information was needed regarding signage and site lighting. The applicant was advised to show screening around the pick-up/receiving yard and the dumpster. Staff noted that single family residences were located south of the site and care needed to be taken to reduce the impact of this use on the nearby residences. Staff suggested that all repair/testing of mowers and equipment take place only inside the building and that any doors on the south 2 November 14, 2002 ITEM NO.- 11 (Cont.) FILE _NO.Z-7313 side of the building remain closed at all times other than drop-off/receiving. Staff stated no access should be permitted to the alley south of the site. There was a discussion of the issue of outdoor storage or display. Mr. Beasley stated there would be some storage in the screened delivery/pick-up area behind the building. He was advised that a -.variance would be required to allow outdoor storage. Mr. Beasley was advised that the C-3 zoning district did allow some outdoor display of merchandise but that did not include the storage of machinery and equipment awaiting repair or pick-up. Public Works Comments were noted. Landscape Comments were presented. The applicant was advised to submit 4 copies of a revised site plan and responses to staff issues no later than noon, Wednesday October 30, 2002. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: The applicant proposes to construct a new, 3,156 square foot building on the C-3 zoned property located at 8223 Asher Avenue for "Lawnmowers Plus", a lawnmower/small engine sales and *service business. In addition to the new building, an 11 space parking lot, landscaping, screening and perimeter fencing will be installed. The 3,156 square foot building contains 420 square feet of showroom, 1,624 square feet of shop and 1,1112 square feet for parts and office. A 67 feet by 16 feet area behind the building will be used to store lawnmowers and equipment awaiting repair or customer pick-up. This storage area will be on a concrete slab and will be enclosed by a 6 foot tall, wood opaque fence on all sides. One 6 foot wood gate will open from the storage area to the parking lot. The business will operate from 7:00 a.m. — 5:00 p.m., Monday through Friday. A 6 foot tall, wood opaque fence will be erected along the rear, south, perimeter of the site. The fence and an undeveloped, 20 foot wide alley right-of-way separate this site from residential properties to the south. On October 30, 2002, the applicant submitted a revised site plan and responses to staff issues raised at the Subdivision Committee meeting. The applicant more clearly defined the rear, storage area. This area is for pickup and delivery only. No mechanical work will be performed outside. The rear doors accessing the shop area from the pickup/delivery area will be furnished with door closures and will remain closed when not in use. The outside security lights will be placed in a manner so as not to shine at the residential properties to the south. Signage will not exceed that permitted in commercial zones. The required dumpster screening has been shown. 3 November 14, 2002 ITEM NO.: 11 (Cont.) FILE NO., Z-7313 The applicant has also indicated a 10 foot by 60 foot concrete, display area to be located directly in front of the building. The display area will be used to display mowers and small equipment which are offered for sale. The C-3 district allows outdoor display of merchandise in an area equal to one-half of the fagade area of the front of the building. In no case, is full time static open display permitted. The 600 square foot display area is within the allowable area based on the building having a fagade of 1,638 square feet. With appropriate attention given to details such as screening and limiting outdoor noise, staff believes the proposed use is appropriate and should be compatible with uses and development in the area. STAFF RECOMMENDATION" Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with the staff comments and conditions outlined in Sections 4, 5 and 6 of this report. 2. Compliance with the City's Landscapes and Buffer Ordinances. 3. Outdoor storage of mowers and equipment awaiting service or customer pick-up is to be limited to the 67 feet by 16 feet area located directly behind the building as described by the applicant. 4. There is to be no testing or service of mowers and equipment outside of the building. 5. All doors and openings on the south side of the building are to be kept closed at all times other than at times of delivery or pick-up of individual items. 6. Outdoor display of new merchandise is to be limited to the 10 feet by 60 feet concrete display area located in front of the building. That display is to conform to C-3 development criteria. 7. All site lighting is to be low level and directional, aimed away from adjacent properties. 8. Signage must not exceed that permitted in commercial zones. 9. There is to be no access to the alley located to the rear, south of the site. El November 14, 2002 ITEM NO.: 11 Cont.) FILE NO.: Z-7313 PLANNING COMMISSION ACTION: (NOVEMBER 14, 2002) The applicant was present. There were no objectors present. Letters of support had been submitted by the John Barrow and Westwood Neighborhood Associations. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion. The item was placed on the Conse� - t Agenda and approved as recommended by staff. The vote was 10 ayes, 0 noes and 1 absent. 5