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HomeMy WebLinkAboutZ-8080-A Staff AnalysisITEM NO: 3.1 FILE NO: Z -8080-A NAME: Pyron Car Wash Conditional — Conditional Use Permit LOCATION: 4508 Baseline Road OWNER/APPLICANT: Pyron Carwash, LLC PROPOSAL: A Conditional Use Permit is requested to allow for the reopening of this existing carwash, which has lost its nonconforming status. The C.U.P is associated with a proposal to rezone the property from R-2 to C-3. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION - The site is located at the Northeast corner of Baseline and Doyle Springs Roads. 2. COMPATABILITYWITH NEIGHBORHOOD: The Property is located in an area characterized by a variety of uses, both residential and non-residential. A mini warehouse development is adjacent to the north. A church is located across Doyle Springs, to the west. Single Family residences are located to the northeast. A drive-in restaurant, convenience store with gas pumps and undeveloped properties are located across Baseline Road, to the south. Allowing the redevelopment of this existing carwash is preferable to allowing it to remain in its current state and should be compatible with uses in the area. All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and. the SWLRUP and Upper Baseline Neighborhood Associations were notified of this request. Upper Baseline voted to support the proposal. 3. ON SITE DRIVES AND PARKING: The site is currently paved and has access from both Baseline and Doyle Springs Road. No changes are proposed in the driveways and parking areas. August 17, 2006 ITEM NO. 3.9 CONT FILE NO.Z-8080-A 4. SCREENING AND BUFFERS: 1. A six-foot tall wood fence with its face side directed outward is required along the entirety of the east perimeter where the site abuts R-2 zoned property. 2. No additional or new buffers are required since the site is currently developed. 3. Proposed plantings in Doyle Springs Road require Public Works approval. A franchise may be required. n If the cost of rehabilitating the existing structure exceeds fifty (50) d percent of the current replacement cost, at least fifty (50) percent of the existing vehicular use area shall be brought into compliance with the City's Landscape ordinance. 5. If the area of the proposed vacuum canopy at the northeast corner exceeds ten (10) percent of the area of the existing buildings on the site, at least (10) percent of the existing vehicular use shall be brought into compliance with the City's Landscaping Ordinance. 6. A water source must be located within seventy-five (75) feet of the plants to be irrigated. 5. PUBLIC WORKS COMMENTS: 1. Baseline Road is classified on the master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Doyle Springs Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Baseline Road and Doyle Springs Road. 4. Obtain a franchise -agreement from Public Works (John Barr, 371- 4646) for existing trees, bushes, canopy, signage, and other structures located in the right-of-way. The new vacuums and other new improvements must be located out of the right-of-way. 6. UTILITYAND FIRE DEPT. COMMENTS: Wastewater: Proposed carwash must meet all current Little Rock Wastewater Utility standards for any new carwash. Contact Little Rock Wastewater for details. Entergy: No comment received Centerpoint Energy: Approved as submitted 2 August 17, 2006 ITEM NO, 3.1 (CONT) _ FILE N-O.Z-8080-A AT&T (SBC): No comments received. Water: Contact Central Arkansas Water if larger and/or additional meter(s) are required. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Approved as submitted. County Planning: No comments. CATA: The site is located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT-- (JULY 27,2006) The applicant was not present. Staff presented the item and advised the committee that they would meet with the applicant to discuss committee comments. Staff informed the committee that additional information was needed regarding signage, days and hours of operation, site lighting and dumpster location. Public Works and Landscape comments were discussed. It was noted the proposed new vacuum islands to be placed under the existing canopy should not be placed in the Master Street Plan Right -of -Way for Baseline Road. It was also noted that any existing improvements could be franchised if they were located in the new right-of-way. Staff was asked to determine if the old underground gas tanks had been removed. The Committee forwarded the item to the full commission. Note: Staff met with the applicant on July 27,2006 and discussed the comments. He was advised to respond to staff issues by Wednesday, August 2, 2006. STAFF ANALYSIS: The R-2 zoned, .89 acre tract located at the northeast corner of Baseline and Doyle Springs Roads is occupied by a closed gas station and carwash. The facility was constructed in 1971 and was rendered nonconforming when it was annexed into the City in 1985. The business has been closed for several years and the property has lost its nonconforming status. The property owner has filed for C-3 zoning and a conditional use permit to allow for reopening of the carwash. The 3 August 4.7, 2006 r ITEM NO. 3.1 CONT FILE NO.Z-8080-A applicant does not propose to operate a gas station. The underground tanks have been removed and a clearance letter has been provided from ADEQ. The site is fully developed and contains several buildings and a paved parking lot. The self -serve carwash facilities are located in two buildings. One building contains four (4) bays and an equipment room. The second building contains (5) wash bays and an equipment room. A canopy near the south property line covers the former gas pump island and a small kiosk. The applicant proposes to place two new vacuums under the canopy where the pump island was located. Three (3) additional vacuum islands are located behind the five (5) bay carwash building. An old mobile home was located at the northeast corner of the site. The applicant has removed the mobile home and will build in its place two (2) more vacuum islands and a canopy. Remodeling of the carwashes will be done in phases with the four -bay structure being done first and the five - bay structure second. The vacuums will be done in concert with the carwashes as demand dictates. Signage will comply with ordinance requirements for commercial zones. Additional signage will be posted prohibiting loitering and loud music. The carwash will be open 24 hours, 7 days a week. There will be no on-site employee although one will come by the site to service the facility. Lighting will be placed to illuminate the site. The lighting will be shielded downward and on to the site. The applicant has reached an agreement with the adjacent property owner to use the existing dumpster on the miniwarehouse property to the north. If, at some point, this does not continue, a dumpster will be placed near the northeast corner of the site. The proposed new vacuum canopy will be located in the same area as the previous mobile home. The canopy will have a setback of 15 feet from the east side property -line and will maintain the 10 feet setback from the rear north property line. A variance is requested to allow the rear yard setback to be reduced from the required 25 feet to the requested 10 feet. Staff supports the variance since the property to the north is occupied by a miniwarehouse development and the proposed canopy is to be located at the same setback as the mobile home. The applicant will dedicate all needed right-of-way and will seek a franchise for the existing improvements which will be located in the new right-of-way. No new improvements will be placed in the right-of-way. A six-foot tall, wood fence will be placed along the east perimeter to provide the required screening. Landscaping will be installed along the north perimeter. The applicant also proposes to place some landscaping along the west perimeter. A franchise will be needed for the west perimeter landscaping since it will be located in the Doyle Springs right-of-way. Due M August 17, 2006 ITEM NO, 3.1 CONT _ FILE NO.Z-8080-A to the cost of renovations and the amount of new structure, there is no requirement for additional landscaping or buffers. Staff is supportive of the requested C-3 zoning and Conditional Use Permit to allow for remodeling and reopening of this carwash. The proposed improvements will be of benefit to nearby properties. To staff's knowledge, there were no outstanding issues. The applicant responded to issues raised at Subdivision committee as noted in the above analysis. The 1911 bill of assurance for Gloeckler Acres is illegible but likely does not address use issues. STAFF RECOMMENDATION: Staff Recommends approval of requested Conditional Use Permit subject to compliance with the following conditions: 1. The property is to be zoned C-3 2. Compliance with the comments and conditions outlined in sections 4.5 And 6 of the agenda staff report. 3. All site lighting is to be shielded downward and into the site. 4. The six-foot tall wood screening fence on the east perimeter is to be constructed with its finished side facing outward. 5. The site is to be kept free of trash and debris and is to be cleaned on a daily basis. 6. A franchise is to be obtained for all improvements located in the right- of-way. Staff recommends approval of the requested rear yard setback variance for the proposed vacuum canopy. PLANNING COMMISSION ACTION: (August 17,2006) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. Staff recommended approval of the requested rear yard setback variance. Staff informed the Commission that a letter and telephone call of support had been received from St. Andrew Methodist Church and the Upper Baseline Neighborhood Association respectively. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 10 ayes, 0 noes and 1 absent. 5