File # PZ 20 - 030
APPLICATION: Special Use Hand Car Wash
PETITION: The applicant, Steven Cooper Jr., 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 #: 19087300140 Zoning: Community Retail Commercial (CRC)
ADRESS: 4148 Marietta Street
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 currently operating under the previous special use approval granted in 2019. The approval will expire December 2020, hence the request for the request. The current applicant is proposing opening hours from 10:00 am to 8:00 pm during summer and 8:00 am to 6:00 pm during winter. The applicant is anticipated to have only one employee. The proposed hand car wash will utilize the following equipment: Greenworks 1800 psi electric pressure washer, Ridged 9 gallon wet/dry vac. The applicant as indicated that all equipment is very quiet and eco friendly and should not be a nuisance to neighboring property owners.
This site has been previously approved for several hand car wash via Special Use approval. Please see list 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 and consist of homeowners. 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. The subject site currently consists of a gas station, convenience store and a restaurant.
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 after to the last set of townhomes were built but not occupied within the Enclave subdivision. The units that were vacant last year are now occupied. However, 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 wastewater shall be discharged into the catchment facility. The existing catchment area is not connected to the sewer system. Periodically water will be drained out for the catchment area.
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 10:00 am to 8:00 pm during the summer and 10:00 am to 6:00 pm during the winter months. 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 the following structure:
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: The applicant has indicated that water from the proposed car wash will drain to an existing catchment located to rear of the building. The water catchment area is not connected to the sewer main and water will have to be extracted when filled.
Summary and Recommendation:
Staff recommend approval of PZ 20-030 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. Renewal shall be done via an administrative review.
2. Violation of the conditions of approval will render the approval null and void.
3. The hours of operation will be from 10:00 am to 8:00 PM during summer months and 10:00 am to 6:00 PM during winter months.
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 of durable material and may not exceed 10 W X 20 L X 10 H.
5. Run-off from car wash will not be permitted in the stormwater system.
6. Signage must be consistent with the Powder Springs Unified Development Code (UDC).
7. Maximum of five (5) vehicles to be stored on site. No overnight storage of vehicles is permitted.
8. There shall be no music or loud noise being emitted from vehicles or this operation.
9. There shall be no washing of trucks or heavy equipment at this location.