File # PZ 19 - 039
Planning and Zoning Hearing: November 25, 2019
Mayor and Council Public Hearing: December 2, 2019
APPLICATION: Special Use Hand Car Wash, Julio Gramajo
PETITION: The applicant, Julio Gramajo, is initiating a Special Use approval to allow a Hand Car wash to the rear of the principal building (gas station convenience store).
PURPOSE OF THE REQUEST: Permitted and Special Use Table (Table 2-3) requires a Special Use approval for a car wash in the Community Retail Commercial (CRC) zoning district.
LOCATION: Land Lots 873, 19th Districts, Powder Springs, Georgia.
ACRES: 0.9 acres, Parcel ID #: 1908730014 Zoning: Community Retail Commercial (CRC)
Prepared By: Community Development
Location Map
Background Information:
The applicant is proposing a hand car wash behind the existing gas station located along Marietta Street. The applicant is proposing opening hours opening hours from 8:00 am to 5:00 pm and is anticipated to have one to two employees. The applicant is anticipated to have a tent, two pressure washers and a vacuum.
Based on the zoning records the subject site was approved for a Hand Car wash via a Special Use as indicated in the table below.
The subject site is located in the Community Retail Commercial (CRC) zoning district. Based on Table 2-3 of the Unified Development Code (UDC) car wash in the CRC zoning district requires a Special Use Approval. The CRC zoning district is intended to implement the “community activity center” future development established by the Comprehensive Plan. The main intent of the CRC zoning district is to accommodate commercial uses serving a citywide or regional market. The CRC zoning districts are designated on properties with access to major arterial streets and at intersections or arterial streets with other major street, where development nodes can be supported by the regional transportation network. The proposed request meets the intent of the CRC zoning district as the site is located along an arterial roadway. In addition, the car wash will provide services to the surrounding residential and commercial uses.
Surrounding Area: The subject site is surrounded by various zoning districts and Land Use activities. Located to the east and north of the subject site is the Enclave Townhome development that is zoned Mixed Use and is currently fully built out. The west of the subject site is currently zoned CRC and consists of a gas station. Located to the south of the site is commercial development currently under construction (Little Caesars) and a gas station. This gas station currently has a hand car wash that obtained a Special Use approval since June 1, 2016 and is currently in operation.
Analysis:
Special Use approval requests are reviewed by criteria set forth in Article 13 of the Unified Development Code. Based on the analysis in this staff recommendation, this application meets the requirements of Special Use Approval, subject to the stipulations provided.
Table 2-3 of the Unified Development Code (UDC) indicates that a Special Use approval by the Mayor and City Council must be granted prior to establishment of a “Car wash” in the CRC zoning district.
The application should be reviewed against the following standards:
a. Will the proposed special use be consistent with the stated purpose of the zoning district in which it will be located?
The CRC district is to provide for commercial uses that serves a citywide and regional market. Based on the information provided in the application, the proposed hand car wash will be located within a commercial district surrounded by residential and commercial activity and is uniquely positioned to provide services which can be supported by the city.
b. Will the establishment of the special use not impede the normal and orderly development of the surrounding property for uses predominate in the area?
The subject site is located along Marietta Street surrounded by commercial uses. There will be no expansion or construction activities. The hand car wash will be located to the rear of the gas station and will not be visible from Marietta Street. The Enclave residential development located to the rear of the property is separated by a landscape strip that should aid in reducing off site impacts. The proposed car wash should not impede the normal and orderly development of the surrounding area. However, please note the previous Special Use approval were all approved prior to the last set of townhomes being built within the Enclave subdivision. Based on the application submitted this will be a small scale operation and is not anticipated to be a nuisance to neighboring residential uses.
c. Is the location and character of the proposed special use consistent with a desirable pattern of development in general?
The subject site is located in the CRC zoning district which encourages commercial uses that will serve the city. The subject site is surrounded by two (2) gas stations, restaurants, convenience stores, offices and residential activity. The proposed hand car wash will support the surrounding uses and is consistent with the desirable pattern of the surrounding area. Though a special use permit is required for the establishment of a car wash, development of the site will be consistent with the requirement of the Unified Development Code.
d. Is or will the type of street providing access to the use be adequate to serve the proposed special use?
The subject site is located along Marietta Street an arterial roadway. Based on the ITE code a self-service car wash with wash stall generates approximately 5.54 PM Peak hour trips. The proposed hand car wash is a less intense use and is anticipated to generate less PM Peak hour trips. It is staff’s professional opinion that there will be no negative traffic or safety concerns with the establishment of the proposed hand car wash.
e. Is or will access into and out of the property be adequate to provide for traffic and pedestrian safety, the anticipated volume of traffic flow, and access by emergency vehicles?
Typically for these services the consumer waits for the vehicle. Therefore, pedestrian activity should not significantly increase. Though pedestrian activity should be minimal the site has sidewalk and crosswalk to accommodate safe pedestrian activity. The applicant is proposing a small tent to the rear of the building which is not anticipated to restrict the flow of emergency vehicles.
f. Are or will public facilities such as schools, water or sewer utilities, and police or fire protection be adequate to serve the special use?
The proposed use will not have any impact on school capacity. The applicant will have access to water connection via a hose. Impact of water capacity is anticipated to be minimal. All waste water shall be discharged into the sewer system. If approved, Cobb Water approval will be required and may require grease trap, curbing and an encloser to prevent rainwater from entering the sewer system. No discharge into the storm system shall be permitted. No other public utilities should be negatively affected.
g. Are or will refuse, service, parking and loading areas on the property be located or screened to protect other properties in the area from such adverse effects as noise, light, glare or odor?
The subject site is located along Marietta Street that is surrounded by commercial uses. There will be no expansion or construction activities. The hand car wash will be located to the rear of the gas station and will not be visible from Marietta Street. The Enclave residential development located to the rear of the property is separated by a landscape strip that should aid in reducing off site impacts such as noise, light, glare and dust. In addition, the car wash will be adjacent to the rear of the units and the not the front of the Enclave units. The proposed car wash should not generate large amount of refuse, however there is a screened dumpster located on site that the use will be utilizing.
h. Will the hours and manner of operation of the special use have no adverse effects on other properties in the area?
The proposed opening hours for the car wash is from 8:00 am to 5:00 pm. The proposed hours of operation will be mostly day light hours and should not have an adverse effect on neighboring properties. Due to the residential development to the rear, staff recommends limiting the car wash hours as indicated in the conditions set forth.
i. Will the height, size or location of the buildings or other structures on the property be compatible with the height, size or location of buildings or other structures on neighboring properties?
The applicant will be using the following accessory structures: open carport for washing of vehicles. The structures that will be used will not go beyond the height of the existing structures. However, development of the site must conform to the dimensional regulations outlined in Table 2-4 of the UDC. This requirement must be adhered to and will be assessed during the development review process. The applicant has proposed three (3) structures, one of which will be selected as indicated below. Based on the structures identified the height of the structure will not exceed the existing building and should not be visible from Marietta Street.
Placement of the accessory structures must comply with the following provisions outlined in Article 4-05 of the Unified Development Code (UDC). The site plan provided meets all the provisions set forth.
Fiscal Impact: There are currently existing services and infrastructure to support the proposed request. The proposed request should not have any negative economic impact on the City of Powder Springs as infrastructure and services are already in place to serve the proposed request.
Cobb Water Comments: Contingent on whether your stormwater department require the wastewater to be connected to sanitary sewer or not. If it must be connected to sanitary sewer, we will require an adequate roof/canopy to prevent rainwater from entering the drain, adequate pavement slope and/or curbing to prevent surrounding runoff from entering the drain, and the drain must connect to a grease trap. The applicant has indicated that water from the proposed car wash will drain to an existing sewer drain located to rear of the building.
Fire Marshal Comments: No concerns regarding Car Wash
Summary and Recommendation:
Staff recommend approval of PZ 19-039 with the following conditions:
1. This Special Use approval is for a hand car wash located at 4148 Marietta Street. This special use approval is only valid for one (1) year.
2. Violation of the conditions of approval will render the approval null and void.
3. The hours of operation will be from 9:00 am to 6:00 pm Monday to Saturday, and 11:00 am to 6:00 pm on Sundays.
4. Structures shall not be visible from Marietta Street and must be located to the rear of the principal building, subject to administrative design review. The structure must be a durable material and may not exceed 10 W X 20 L X 10 H.
5. Approval is required from Cobb Water this may include: grease trap, curbing and an encloser to prevent rainwater from entering the system.
6. Prior to placing structures on site and Cobb Water approval, please provide a detail site plan for review. Site plan must indicate the rear and side setback consistent with the current zoning district. Must also indicate the location of structure. Structure shall be attached to principal building or shall be separated at a minimum of 10 feet.
7. Run-off from car wash will not be permitted in the stormwater system.
8. A landscape strip consisting of evergreen trees plus be planted to the rear of the property. Prior to start of the use, any missing trees must be replanted.
9. Signage must be consistent with the Powder Springs Unified Development Code (UDC).
10. Maximum of five (5) vehicles to be stored on site. No overnight storage of vehicles is permitted.
11. There shall be no music or loud noise being emitted from vehicles or this operation.
12. There shall be no washing of trucks or heavy equipment at this location.