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Special Use Approval PZ 18-021 Paradise Cove Carwash/Keith Newby
LL 872, 1220 Richard D Sailors Parkway
Powder Springs, GA 30127
Request: Special Use Permit to allow a Carwash in the Community Retail Commercial (CRC) Zoning
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Prepared By: Community Development
Recommendation:
Approval with Conditions:
1. The stipulations and conditions outlined in the April 3rd, 2000 Mayor and Council Minutes be in full force and effect.
2. Violation of the conditions of approval will render the approval null and void.
3. The hours of operation will be from 8am to 8pm, and 8:00 am to 7:00 pm during winter season.
4. The exterior facades of the proposed primary structures shall be brick on all sides and limited to two stories in height.
5. Signage for the CRC property shall be ground based monument style and shall have a brick base.
6. Hooded security lighting, attached to the structures constructed within the proposed CRC development shall be utilized. A lighting plan be provided for staff review, showing no negative impact to the adjacent residential properties.
7. Dumpsters must be located to the side or rear of the building. All dumpsters utilized by business located within the proposed CRC development shall be contained within masonry enclosures complimentary in color to the proposed structure. All dumpsters shall be screened from view of adjoining residential properties, public right-of-way and public view. Dumpsters shall have rubber lids and bumpers to minimize noise during emptying. Dumpsters shall not be emptied earlier than 7:00 am nor later than 9:00 pm Monday through Saturday.
8. The site plan provided must be consistent with the dimensional requirements of the CRC Zoning districts outlined in Table 2-4 of the Unified Development Code, including maximum parking and impervious area.
Location Map Site Plan
Background: This is an applicant initiated request for a Special Use approval for a car wash. The proposed car wash will have three (3) car wash lanes and one tunnel will provide exterior wash including: foam detergent, wheel cleaner, hot wax, rain-x and paint sealant. After the exterior wash the facility will offer use of towels, glass cleaner, spray air freshener and a flat mat washer. The proposed facility will have a staff of approximately eight (8) to ten (10) people.
The subject property is located along Richard D Sailors Parkway consisting of approximately 2.05 acres. The subject site is part of the previously approved Villas of Seven Springs condominium development (See Exhibit D). The entire development includes 21 buildings (84 units) on approximately 18.29 acres. An additional three (3) acres was designated as CRC and was approved for three (3) small commercial buildings (See Table 1: Zoning Action). Currently only one commercial building has been built (Bank). The bank currently has an approved sign setback variance and a variance to increase parking spaces, approved in 2006 (See Table 1: Zoning Action). Based on the previous stipulations outlined on April 3, 2000 the only use that is prohibited from the CRC portion of this development are convenience stores and automotive body and engine repair. Though car wash was not prohibited from this development, the proposed site is located in the CRC zoning district and requires a Special Use approval per Permitted and Special Use Table (Table 2-3) of the Unified Development Code (UDC). The subject site is surrounded by various zoning districts and uses. Located to the east of the site is the CRC zoning district (Bank); Single-family Residential (MDR) to the north; Police Department and Publix shopping area to the west (CRC); to the south (park, silver comet trail, single-family residences).
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Mayor and Council Determination |
Request |
Approval Details |
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April 3, 2000 Approved |
Rezoning: Rezoning of 18-29 acres from Light Industrial (LI) to Suburban Condominium (SC) and to rezone approximately 3 acres from LI to Community Retail Commercial (CRC) |
18.29 acres to include 21 buildings with 84 units The remaining 3 acres to be used for 3 small commercial buildings |
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July 17, 2006 |
Variance requested by the Bank (parcel adjacent to subject site) to reduce the sign setback and to increase parking. |
Parking spaces must not exceed 25 parking spaces. Sign setback must not exceed 10 feet. Sign shall match the rendering submitted. The landscape berm at the rear to be completed and landscaped. |
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Table 1: Zoning Action |
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.
Analysis:
Special Use approval requests are reviewed by criteria set forth in Section 11-3 of the Unified Development Code. Based on analysis in this staff recommendation, this application meets the requirements of Special Use Approval, subject to the stipulations and provisions indicated above.
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 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 currently zoned CRC and was intended for commercial use as approved by the previous zoning stipulations. The site is located along the west side of Richard D Sailors Parkway. Along this corridor there are several retail stores such as Home Depot, Publix commercial center, Wendy’s and the Powder Springs Police Department located to the west of the subject site. Located to the east of the subject site is a bank. Located north and of the site is the residential portion of the Villas of Seven Springs Condominium zoned MDR. Located to the south across Richard D Sailors Parkway are single family residences, a park and the Silver Comet Trail. The residential portion of the site currently contains a 50 foot landscape buffer that provides adequate distance from the proposed use. This 50 foot buffer inclusive of a berm is currently vegetated and should reduce offsite impacts based on the proposed use. The proposed car wash should not impede normal and orderly development of the surrounding property.
c. Is the location and character of the proposed special use consistent with a desirable pattern of development in general?
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 ensuring the aesthetic of the site is consistent with surrounding uses. Care shall be taken to ensure the architectural characteristics matches the surrounding properties.
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 proposed to be located along Richard D Sailors Parkway, which is classified as an arterial roadway. This major roadway is capable of supporting the proposed use of a car wash. In addition, there will be a driveway that connects the Powder Springs Department of Police located to the west and the bank located to the east of the subject site. This cross access will also aid in reducing vehicular trips along Richard D Sailors Parkway.
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?
Vehicular access to the site is deemed appropriate. Access to the property for emergency vehicles is easily achieved via direct connection to these roadways. The flow of vehicular traffic and pedestrian activity will be assessed to allow for safe vehicular and pedestrian traffic and will be reviewed during the development review process.
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. Based on the information provided in the application there is adequate public facilities to support the proposed use. In addition, staff did not receive concern regarding this application from any other departments or outside agencies. All water runoff from the washing of vehicles will be required to discharge into the sanitary sewer system and not impact stormwater facilities.
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?
As conditioned the dumpster shall be located to the side or rear and must be screened from view. In addition, section 5-59 of the UDC requires all dumpsters to be screened from view with a minimum six foot high wall constructed of materials substantially similar in appearance to the building on site. The conditioned outlined above also requires dumpsters to have bumpers that should aide in reducing noise during pickup. The condition also limits the time in which trash service can be done. The parking area is also positioned closer to Richard D Sailors Parkway and is separated by a drive aisle. The orientation and layout of the proposed request should provide minimal offsite impacts.
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 8:00 pm, and 8:00 am to 7:00 during the winter seasons. The proposed hours of operation will be mostly day light hours and should not have an adverse effect on neighboring properties.
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?
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. There is CRC zoning along the Richard D Sailors Parkway Corridor therefore building height, setbacks, impervious surface ratio will be comparable and compatible with adjacent uses. The conditions outlined above also provides a two (2) story limitation.
Fiscal Impact: There are currently existing services and infrastructure to support the proposed request. The proposed development will provide increased tax income for the City. 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.
Summary and Recommendation:
It appears that the standards for special use continue to be met, and conditions of approval satisfied. Staff recommends approval with the below stated conditions:
Approval with Conditions:
1. The stipulations and conditions outlined in the April 3rd, 2000 Mayor and Council Minutes be in full force and effect.
2. Violation of the conditions of approval will render the approval null and void.
3. The hours of operation will be from 8am to 8pm, and 8:00 am to 7:00 pm during winter season.
4. The exterior facades of the proposed primary structures shall be brick on all sides and limited to two stories in height.
5. Signage for the CRC property shall be ground based monument style and shall have a brick base.
6. Hooded security lighting, attached to the structures constructed within the proposed CRC development shall be utilized. A lighting plan be provided for staff review, showing no negative impact to the adjacent residential properties.
7. Dumpsters must be located to the side or rear of the building. All dumpsters utilized by business located within the proposed CRC development shall be contained within masonry enclosures complimentary in color to the proposed structure. All dumpsters shall be screened from view of adjoining residential properties, public right-of-way and public view. Dumpsters shall have rubber lids and bumpers to minimize noise during emptying. Dumpsters shall not be emptied earlier than 7:00 am nor later than 9:00 pm Monday through Saturday.
8. The site plan provided must be consistent with the dimensional requirements of the CRC Zoning districts outlined in Table 2-4 of the Unified Development Code, including maximum parking and impervious area.