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HomeMy WebLinkAboutZ-7449 Staff AnalysisAugust 7, 2003 17 FILE NO.: Z-7449 NAME: Hubbard Impound Lot — Conditional Use Permit LOCATION: 5703 Patterson Road OWNER/APPLICANT: Coy J. Hubbard, Jr. PROPOSAL: A conditional use permit is requested to allow for use of a portion of this C-4 zoned property as an auto storage/impound lot. SITE LOCATION: The property is located on the east side of Patterson Road, south of the main line of the MoPac Railroad. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located at the northern edge of the 65th Street Industrial Park. The 1-2 property to the east is undeveloped. The large area of 1-2 and 1-3 zoned properties to the south and west contain a variety of industrial wholesale, warehouse and manufacturing uses. The mainline of the MoPac Railroad is located adjacent to the north. A city park and a residential neighborhood is located beyond the railroad. With attention given to screening and maintenance of the site, the use should be compatible 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 SWLR United for Progress, Wakefield, Geyer Springs and Upper Baseline Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The site currently has gravel drives and parking areas. No changes are proposed. There is adequate area available for on-site parking to serve this use. 4. SCREENING AND BUFFERS: Because the adjacent properties are industrial, no buffers or landscaping are required. August 7, 2003 ITEM NO.: 17 Cont.) FILE NO.: Z-7449 A 6 -foot tall wood screening fence should be installed along the front perimeter (Patterson Street) of the vehicle impound lot. The fence must be designed with the face side directed outward. 5 0 PUBLIC WORKS COMMENTS: No comments regarding change in property use. Any future building permits or construction may be subject to the boundary street ordinance and stormwater detention requirements. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. CenterPoint Energy: No Comments received. Southwestern Bell: Approved as submitted. Water: No objection. Fire Department: Approved as submitted. 'County Plann n : No Comments. CATA: No Comments. SUBDIVISION COMMITTEE COMMENT: (JULY 17, 2003) The applicant, Coy Hubbard, was present. Staff presented the item and noted additional information was needed regarding signage, site lighting, number of employees, fencing and whether any other business would be located on the site. Staff asked how many days vehicles would be stored on the site and if the impound lot would be used for the storage of vehicles from any source other than Arkansas State Police. Staff asked if there would be outside speakers on the lot. It was noted that any future building permits or construction may be subject to the boundary street ordinance and stormwater detention requirements. The applicant was advised to respond to staff issues no later than July 23, 2003. The Committee then forwarded the item to the full Commission. August 7, 2003 ITEM NO.: 17 (Cont.) FILE NO.: Z-7449 STAFF ANALYSIS: The C-4 zoned, 3.67 acre tract located at 5703 Patterson Road is currently occupied by a one-story, block and steel building housing a vehicle service and repair business. Much of the rest of the site consists of a gravel parking area. The property is fenced and cross -fenced with a 6 -foot tall chainlink fence topped with 3 strands of barbed wire. The applicant proposes to utilize a portion of the site as a vehicle impound lot for the impoundment of vehicles towed under the Arkansas State Police Towing Policy. The impound lot will be used solely for the purpose of state impoundment of vehicles. Vehicles will be stored for a maximum of 30 days. Any vehicle not recovered by the owner will be removed from the facility and/or taken to auction or salvage. The site is currently illuminated by night -watcher type lighting around and within the site. No changes are proposed to site lighting. The business will employ 4 persons. A small trash dumpster will be placed south of the entry gate. A screening fence will be installed around the dumpster. There will not be any type of public address or call systems. The property is unplatted and no bill of assurance exists for the property. The applicant has proposed placing a 3' X 5' sign on the fence to identify the impound lot. This will not be permitted. The sign must be ground - mounted and not placed on the fence. Staff is supportive of the request. The property is located within an industrial park comprised of 1-2 and 1-3 zoned properties that contain a variety of industrial uses. The property is zoned C-4 which would allow uses such as an automobile sales lot. The property is located between the main line MoPac Railroad and the MoPac spur that serves the industrial park. The property to the east is undeveloped. The impound lot is proposed to occupy the southern '/z t of the site. The railroad and a city park provide separation between the site and the neighborhood farther to the north. Staff believes it is appropriate to require a 6 foot screening fence along the front (Patterson Road) perimeter of the impound lot since some of the vehicles being stored may be wrecked. This would match what the City did for its own impound lot located on Jamison Road. On July 23, 2003, the applicant submitted responses to the issues raised at Subdivision Committee and noted in the above analysis. The property is not covered by a bill of assurance. 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 the staff report. 3 August 7, 2003 ITEM NO.: 17 [Cont. FILE NO.: 2-7449 2. Signage is to be limited to a TX 5', 6 -foot tall ground -mounted sign located near the entry gate to the impound lot. 3. The area of the impound lot is to be fenced and the impound lot is not to expand beyond the boundary of the area shown on the approved site plan. 4. No salvaging or dismantling of vehicles is to occur on the site. 5. Vehicles are to be stored for a maximum of 30 days; after which they are to be removed from the site. 6. The impound lot is to be used solely for the impoundment of vehicles towed under the Arkansas State Police towing policy. 7. A 6 foot tall wood privacy fence is to be installed along the front (Patterson Road) perimeter of the impound lot. The fence is to be constructed with the finished side facing outward. 8. The impound lot is to be kept clean and not permitted to become overgrown. PLANNING COMMISSION ACTION: (AUGUST 7, 2003) The applicant was present. There was one (1) person present in opposition. Staff briefly described the conditional use permit with a recommendation of approval, subject to the conditions noted on pages 3 and 4 of the agenda report. Staff stated that the applicant would address the following issues (not conditions of approval): 1. The site will be lighted as per Arkansas State Police regulations. 2. The wrecker drivers will be asked to access the site from West 65th Street/Patterson Road as to attempt to minimize traffic on Gum Springs Road. Staff noted that a letter of support was received from Southwest Little Rock United for Progress, and a letter of objection had been received from Cisco — Eagle, Inc. Tom Epperson, of Cisco Eagle, Inc., addressed the Commission in opposition to the application. He expressed concern with locating an impound lot in this general area. He stated that the impound lot will not enhance this business area. He questioned the need for an additional impound lot. -19 August 7, 2003 TEM NO.: 17 {Cont-) FILE NO.- Z-7449 Coy Hubbard, property owner, addressed the Commission in support of the application. He stated that an impound lot had operated on the lot previously. He noted that the impound lot would be highly regulated by the Arkansas State Police, and that the applicant would maintain the property. He noted that all of the surrounding properties were zoned 1-2. Janet Berry, of Southwest Little Rock United for Progress, addressed the Commission in support of the application. She stated that the Geyer Springs and Upper Baseline Neighborhood Associations would rather have a legitimate business on the property, than the property remain vacant. There was a motion to approve the conditional use permit as recommended by staff. The motion passed by a vote of 11 ayes and 0 nays. The application was approved. 41