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HomeMy WebLinkAboutZ-8885-B Staff AnalysisMarch 12, 2020 ITEM NO.: 5 FILE NO.: Z-8885-B NAME: Nazif Minor Auto Repair —Conditional Use Permit LOCATION: 10210 Chicot Road OWNER/APPLICANT: Firas Nazif PROPOSAL: A conditional use permit is requested to allow the addition of minor automotive repair services to operate in conjunction with the existing retail tire shop on property zoned C-3. SITE LOCATION: The site is located on the southwest corner of Chicot Road and Morris Drive. 2. COMPATIBILITY WITH NEIGHBORHOOD: This property is among several commercial sites having frontage onto Chicot Road between Rebecca Drive to the north continuing south to Mabelvale Cut -Off Road. A convenience store with gas pumps is located to the north across Morris Drive. Continuing north on the west side of Chicot Road are several undeveloped parcels and a vacant commercial structure. To the south is a restaurant, two commercial structures, and a general retail store northwest of the intersection with Mabelvale Cut -Off Road. The northeast corner of this intersection is developed with a convenience store with gas pumps and the shell of a self -serve car wash. Most of the eastern frontage of Chicot Road is undeveloped. Immediately west of the subject property is a commercial strip center. A well -run minor auto repair use would be compatible with the other uses in the area. Notice of the public hearing was sent to the Chicot and West Baseline neighborhood associations. 3. ON SITE DRIVES AND PARKING: The site is developed with a single -story commercial structure of approximately 2200 square feet, currently used for a retail tire shop. Paved vehicular use areas in varying states of repair are found between the building and the abutting rights - of -way. Vehicular access exists to both Chicot Road and Morris Drive. Based on the parking requirements in the zoning ordinance of 5 spaces plus 1 space for each 250 square feet of gross building area, 13 parking spaces are required. Sufficient parking is available on the site. March 21, 2020 ITEM NO.: 5 (Cont.) FILE NO.: Z-8885-B 4. SCREENING AND BUFFERS: Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. Any existing vehicular use area that does not meet current code requirements may continue as nonconforming until such a time a building permit is issued to rehabilitate a structure on the property exceeding fifty (50) percent of the current replacement cost of the structure. At such time fifty (50) percent of the existing vehicular use area shall be brought into compliance with this chapter and shall continue to full compliance on a graduated scale based upon the percentage of rehabilitation cost. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS: 1. Chicot Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 45 feet from centerline will be required. 2. A 20 feet radial dedication of right-of-way is required at the intersection of Chicot Road and Morris Drive. 3. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements such as the sign and light pole located in the right-of-way. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES. Little Rock Water Reclamation Authoritv: Sewer available to this site. Entergy. Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. CenterPoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No comments received. 2 March 21, 2020 ITEM NO.: 5 (Cont.) FILE NO.: Z-8885-B Fire Department: No comments received. Building Codes: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place, for information on submittal requirements and the review process, contact a commercial plans examiner to coordinate review: Curtis Richey at 501.371.4724 crichey(ED-little_rock_gov or Steve Crain at 501.371.4875 scrain �.littlerock.goy 7. TRANSPORTATION/PLANNING: County Planning. No comments received. Rock Region METRO: No comments received. Planning Division- No comments received. BDIVISION COMMITTEE COMMENT: (February 19, 2020) The applicant was present. Staff introduced the item and requested information on additional signage and reminded the applicant of the requirement for notification of property owners. Public works comments regarding dedication of right-of-way for Chicot Road and a radial dedication of 20 feet at the intersection of Chicot Road and Morris Drive were required. A franchise agreement was also needed for any private improvements located within the public right-of-way. Other comments were generally noted. The applicant was advised to respond to comments and issues by February 26, 2020. The item was forwarded by the committee for consideration by the planning commission. STAFF ANALYSIS: A conditional use permit was granted in February 2017 to allow a retail tire sales and installation business to occupy the structure on the site. A previous CUP was granted to allow for beer sales on the site. 3 March 21, 2020 ITEM NO.: 5 (Cont.) FILE NO.: Z-8885-B The applicant has requested to offer minor automobile repair services, such as brake installation, oil changes, and alignment, in addition to the retail tire shop. No work would be done outside of the service bays. Waste oil would be contained in a certified container and removed from the property by a certified contractor. The tire shop was approved with additional specific conditions, as follows. 1. Tire installation and vehicle service activity is to occur only inside the building. 2. All new and waste tires are to be stored inside the building. No outdoor storage of tires or vehicle parts. 3. Any dumpster placed on the site shall be reviewed and approved by staff with screening provided as required by the zoning ordinance. 4. Dumpster service hours are limited to 7:00 am to 6:00 pm, Monday through Friday. The applicant has indicated any new signage would be either refacing of existing signage on the property or in compliance with the commercial standards found in Article X of the zoning ordinance. The additional right-of-way will be dedicated by deed. Staff is supportive of the addition of minor automotive repair use to the existing retail tire shop use as it should be compatible with the area, provided it is operated appropriately and in compliance with all codes. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP to allow a minor automobile repair use in addition to the previously approved retail tire sales and installation use subject to compliance with the following: 1. Compliance with the comments and conditions outlined in Sections 4, 5, and 6 of the agenda staff report. 2. All tire installation and vehicle service activity shall occur only inside the building. There is to be no outside activity. 3. All new and waste tires shall be stored inside the building. There is to be no outside storage of any tires, vehicle parts, equipment, or materials outside the building. 4. Placement of any dumpster or waste oil container shall be reviewed and approved by staff. The dumpster and waste oil container shall be screened as required by the zoning ordinance. M March 21, 2020 ITEM NO.: 5 Cont. FILE NO.. Z-8885-B 5. The dumpster and waste oil container service hours are limited to 7:00 am to 6.00 pm, Monday through Friday. PLANNING COMMISSION ACTION: (MARCH 12, 2020) The applicant was present. There were no registered objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 7 ayes, 0 noes, and 4 absent.