HomeMy WebLinkAboutZ-7939 Staff AnalysisOctober 13, 2005
ITEM NO.: 17 FILE NO.: Z-7939
NAME: Advanced Auto Parts — Conditional Use Permit
LOCATION: 9520 N. Rodney Parham Road
OWNER/APPLICANT: ADVA Holdings, LLC/Roberts and Williams
PROPOSAL: A conditional use permit is requested to allow auto
parts sales with limited auto parts installation on this
C-3 zoned property.
SITE LOCATION:
The property is located on the northeast corner of Treasure Hill Road and
Rodney Parham Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in an area of mixed zoning and uses. A large area
of commercially zoned properties containing a wide variety of uses
extends east of the site. Commercial and multifamily uses are located to
the north. Additional commercial uses are located to the west and south.
A single family neighborhood is located across Rodney Parham Road to
the southwest. This proposed auto parts store will be compatible with
uses and zoning in the area.
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified and the Sturbridge, Treasure Hills
and Santa Fe Heights Neighborhood Associations were notified of this
request.
3. ON SITE DRIVES AND PARKING:
This 7,000 square foot retail auto parts store requires 23 on-site parking
spaces; 31 are proposed. Access will be from driveways onto Rodney
Parham and Treasure Hills.
4. SCREENING AND BUFFERS:
Compliance with the City's Landscape and Buffer Ordinances is required.
A portion of the proposed on-site landscape buffer along Treasures Hill
Road is less than the nine -feet minimum required by the zoning ordinance
and six feet nine inches required by the landscape ordinance. Variances
from the landscape ordinance require City Beautiful Commission
approval.
October 13, 2005
ITEM NO.: 17(Cont.)FILE NO.: Z-7939
A small amount of building landscaping will need to be increased.
5. PUBLIC WORKS COMMENTS:
1. All driveways shall be concrete aprons per City Ordinance.
2. Property frontage needs to have the sidewalks and ramps brought up
to the current ADA standards.
3. Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
4. Plans of all work in right-of-way shall be submitted for approval prior to
start of work. Obtain barricade permit prior to doing any work in the
right-of-way from Traffic Engineering at (501) 379-1817 (Derrick
Bergfield).
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available., Auto Repair facility may require
pretreatment facility be installed. Contact Little Rock Wastewater for
details.
Entergy: Approved (conditionally). Owner to pay electrical facilities
relocation cost.
CenterPoint Energy: No Comment received.
Southwestern Bell: No Comment received.
Water: Contact Central Arkansas Water if larger and/or additional water
meter(s) are required.
Fire Department: Fire hydrant will be required.
County Planning: No Comments.
CATA: The site is located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 22, 2005)
The applicant was present. Staff noted additional information was needed
regarding days and hours of operation, number of employees and dumpster
location. Staff asked that the applicant provide a detailed description of the
limited parts installation to be performed by employees. Staff suggested that
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October 13, 2005
ITEM NO.: 17 (Cont.
FILE NO.: Z-7939
signs be posted on the building's fagade clearly stating that no vehicle repair
work or service is to be performed on the site other than the limited parts
installation performed by Advance Auto Parts employees. Staff stated the
business needed to commit to clearing the site each day.
Public Works, Utility and Landscape Comments were presented and discussed.
The applicant was advised to contact those agencies individually if information
was needed.
The applicant was advised to respond to staff issues by September 28, 2005.
The Committee determined there were no other issues and forwarded the item to
the full Commission.
STAFF ANALYSI
The C-3 zoned property at the northeast corner of Rodney Parham and Treasure
Hills is currently occupied by a car wash and a convenience store with gas
pumps. The applicants propose to remove those structures and build in their
place a single, 7,000 square foot building for Advance Auto Parts; a retail auto
parts sales business. In conjunction with the sales of auto parts, Advance Auto
Parts provides as a service to its customers, complementary installation of
batteries, windshield wipers and other minor automotive accessories or
complementary additions. This installation of auto parts requires a C.U.P. in the
C-3 district. A variance to allow a reduced rear yard setback is also requested.
The building is proposed to have a rear yard setback of 4 feet. Since the street
yard setbacks both exceed 25 feet, the rear yard may by -right be reduced to
15 feet. A variance is requested to allow the 4 -foot rear yard.
The proposed building will be one-story in height and will have the typical
Advanced Auto Parts corporate design. Days and hours of operation are
proposed as seven days a week, 8:00 a.m. to 10:00 p.m. Typically, there will be
five (5) employees on the site at a time. The dumpster is shown at the rear of
the site and screening will comply with ordinance standards. Signage will consist
of wall signs on the street facades of the building and a single, 147 square foot,
35 foot tall ground -mounted sign. There will be no outside storage of
merchandise and parts.
The applicant submitted responses to issues raised at Subdivision Committee
and reflected in the analysis above. Landscaping complies with ordinance
requirements under the Landscape Ordinance. A very minor variance is required
under the buffer ordinance for a small portion of the street buffer along Treasure
Hills. At one point the buffer in this area is at 7 feet, slightly less than the
required 9 feet. The buffer widens to 12 feet. Staff supports a variance for the
small area of reduced buffer.
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October 13, 2005
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FILE NO.: Z-7939
Since the retail auto parts store is a by -right use, staff has focused their
concerns on the issue of limited motor vehicle parts installation. This is only a
concern since the installation will typically occur in the parking lot. Staff wants
strict limitations on the level of activity that can occur outside of the building.
Staff wants signs posted clearly stating that no vehicle repair work or service is to
be performed on the site, other than the minor parts installation performed by
Advanced employees. It is also important that the site be cleaned each day.
The applicant has agreed to comply with those conditions.
With the limits placed on the use as suggested by staff, the proposed use should
be compatible with the neighborhood. The 1975 bill of assurance does not
address use issues. The property has a rear yard relationship to a driveway on
the abutting, commercially zoned lot. Allowing the reduced rear yard should
have no effect on the abutting property.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit to allow
limited parts installation by Advanced Auto Parts employees subject to
compliance with the following conditions:
1. Compliance with the staff comments and conditions outlined in Sections 4, 5
and 6 of the agenda staff report.
2. There is to be no outside storage of merchandise or parts.
3. The limited installation of vehicle parts is to be restricted to employees of
Advanced Auto Part.
4. Signs are to be posted on each facade of the building, which clearly state
that, no vehicle repair work or service is to be performed on the site other
than the limited parts installation, which is performed by Advanced Auto Parts
employees.
5. The site is to be cleaned on a daily basis.
6. The overall parking lot will be cleaned by power washing, steam cleaning or
similar method at least twice annually.
Staff recommends approval of the requested rear yard setback and street buffer
variances.
PLANNING COMMISSION ACTION:
(OCTOBER 13, 2005)
The applicant was present. There were no objectors present. Staff presented
the item with a recommendation of approval. The applicant offered no additional
comments.
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October 13, 2005
ITEM NO.: 17 (Cont.) FILE NO.: Z-7939
The item was placed on the Consent Agenda and approved as recommended by
staff. The vote was 11 ayes and 0 nays.
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