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HomeMy WebLinkAboutZ-7391 Staff AnalysisMay 15, 2003 ITEM NO.: 8 NAME: LOCATION: OWNER/APPLICANT FILE NO.: Z-7391 Airgas — Conditional Use Permit 4418 South University Avenue Darragh Investment Co./Stuart Mackey PROPOSAL: A conditional use permit is requested to allow for expansion of the storage and loading dock facilities of this existing, compressed gas company. The property is zoned C-3. ORDINANCE DESIGN STANDARDS: SITE LOCATION: The site is located on the west side of University Avenue, one lot north of First Tee Drive. 2, COMPATIBILITY WITH NEIGHBORHOOD: The properties along University Avenue to the north and south of this site contain a variety of commercial uses including furniture sales, auto and truck sales, a technical school and a golf driving range. A golf course is located beyond a wooded area to the west. A substantial floodway is located north of the site. The storage of tanks occurs behind the building and is not readily visible from the street. Allowing the expanded storage and loading dock should not affect the business' compatibility with the neighborhood. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Curran -Conway, College Terrace and SWLR United for Progress Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The site is accessed by a driveway off of Kramer Street via First Tee Drive and S. University Avenue. A large parking lot is located south and west of the building. The applicant proposes to expand the outdoor storage area and loading dock into the parking lot west of the building. More than sufficient parking remains for the use. May 15, 2003 ITEM NO.: 8 (Cont.) FILE NO.: Z-7391 4. SCREENING AND BUFFERS: Since the proposed building expansion is less than 10 percent, no landscaping upgrade is required. Make sure fence is located on property; currently shown on the outside of the property line. 5. PUBLIC WORKS COMMENTS: R1 1. A special Grading Permit for Flood Hazard Areas will be required per Sec. 8-283 prior to construction. 2. No boundary street improvements or right-of-way dedication will be required for the proposed expansion. 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: Contact Central Arkansas Water if larger and/or additional meter(s) are required. Due to the nature of the processes used in this facility, installation of an approved reduced pressure zone backflow preventer assembly will be required on the domestic water service. This device shall be installed prior to any outlet. Contact Carroll Keatts, Central Arkansas Water's Cross Connection Program Administrator at 992-2431, if you would like to discuss backflow prevention requirements for this project. Fire Department: On-site fire hydrants may be required, contact Fire Marshall. County Planning: No Comments received. CATA: Site is near bus routes #17 and 17A and has no effect on bus radius, turnout and route. 2 May 15, 2003 ITEM NO.: 8 Cont. FILE NO.: Z-7391 SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 2003) The applicant was present. Staff presented the item and noted additional information was needed regarding signage, hours of operation, site lighting, outside storage areas and fencing materials. Public Works and Landscape Comments were noted. Staff suggested that a variance from the requirement to screen the outside storage area might be appropriate, due to the nature of surrounding uses. The applicant stated he would review the issue and respond to staff. Utility Comments were noted. The applicant was advised to respond to staff issues by April 30, 2003. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: Airgas, Inc., a supplier of compressed gas, occupies the C-3 zoned property located at 4418 S. University Avenue. The business is one of those relocated by the Presidential Library development east of 1-30. The site consists of a single building, a fenced -in storage/loading area and a large parking lot. The applicant proposes to construct a new loading dock and to expand the fenced -in, outdoor storage area. Airgas will continue to maintain minimum levels of on-site cylinder stock at this location due to the close proximity to its gas fill plant operation at 3101 West 32"d Street. The proposed levels of gases to be stored at this site are: 10 280 cubic foot 35 140 cubic foot 20 20 cubic foot 40 10 cubic foot 3 33 pound 10 300 cubic foot 300 20 to 300 cubic foot acetylene cylinders acetylene cylinders acetylene cylinders acetylene cylinders propane cylinders hydrogen cylinders nonflammable compressed gas cylinders No changes in site lighting or signage are proposed. Days and hours of operation are Monday -Friday, 8:00 a.m. — 5:00 p.m. The dumpster is located within the fenced -in storage area. On April 29, 2003, the applicant submitted a revised site plan and responses to staff issues raised at Subdivision Committee as outlined above. The applicant is requesting a variance from the ordinance requirement to screen the area of outdoor storage. Staff is supportive of this variance. The fenced -in area of 3 May 15, 2003 ITEM NO,; 8 (Cont.) FILE NO.: Z-7301 outdoor storage is screened on the east by the applicant's building, on the north by the Cost -Plus furniture store building, on the south by the ITT Institute building and on the west by the wooded floodway and First Tee Golf Course property. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with staff comments and conditions outlined in Sections 4, 5 and 6 of the staff report. 2. Compliance with the approved site plan. Staff recommends approval of a variance to allow the area of outdoor storage to be enclosed by a 6 foot tall, chain-link fence with 3 strands of barbed wire across the top subject to the area of outdoor storage being kept in a clean and neat condition. If in staff's opinion, the area of outdoor storage becomes unacceptably trashy or unsightly, screening will be required or the issue must be returned to the Planning Commission for further review. PLANNING COMMISSION ACTION: (MAY 15, 2003) The applicant was present. There were no objectors present. A letter of support had been received from SWLR United for Progress. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. Staff also recommended approval of a screening variance as outlined above. There was no further discussion. The item was placed on the Consent and approved as recommended by staff, including the variance. The vote was 11 ayes, 0 noes and 0 absent.