HomeMy WebLinkAboutZ-4933-J Staff Report MinutesSeptember 24, 2020
ITEM NO.: 12 FILE NO.: Z-4933-J
NAME: Splash Carwash & Oil Change-Revised PCD
LOCATION: 15707 Chenal Parkway
DEVELOPER:
Bradford Gaines, PLA
Collier International
1 Allied Drive #1500
Little Rock, AR 72202
OWNER/AUTHORIZED AGENT:
Tierpoint Hosted Solutions, LLC (George Dunklin Jr, Managing Partner)
SURVEYOR/ENGINEER:
Phillip Lewis Engineering, Inc.
23260 Interstate 30
Bryant, AR 72022
AREA: 3.03 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 18 CENSUS TRACT: 42.18
CURRENT ZONING: PCD, Planned Commercial Development
VARIANCE/WAIVERS: None requested.
BACKGROUND:
On December 10, 2010, the Planning Commission voted 9 ayes, 0 noes, 0 absent, and 2
open positions to recommend approval of the request to revise current PCD Planned
Commercial Development. On January 18, 2011, the Board of Directors adopted
Ordinance No. 20,383 revising the previously approved Planned Commercial
Development as recommended by the Planning Commission.
The approval allowed the creation of three (3) lots within the existing parcel and
established the allowed uses for Amusement, Commercial and the permitted uses within
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ITEM NO.: 12 (Cont.) FILE NO.: Z-4933-J
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the C-3 zoning district. The subject property contained 3.03 acres, which was the result
of combining Lots 1B and 1C. The Altitude Trampoline Park commercial development
contained a 35,705 square foot facility existing on Lot 1B.
A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT:
The applicant proposes to revise the existing PCD Planned Commercial
Development to redevelop the property into Little Rock’s premier carwash and oil
change complex. The proposed plan entails converting the former trampoline park
into an indoor carwash facility and developing an oil and lube center at the corner
of Kanis Road and Wellington Hills Parkway.
As provided by the applicant, “the owner of Splash Carwash has a long track record
of owning and operating first class carwash and oil centers across Central
Arkansas with the following highlights regarding the proposed plan:
• Two tunnel wash systems inside of the building
• Two detail areas inside of the building
• Indoor vacuum areas for Premier Members
• Convenient outdoor vaccums
• Multiple stacking lanes and kiosks to serve customers and to control traffic
flow
• Three-bay Oil-Lube Facility
• Modern Architectural Styling
The new carwash and oil center will create 40 new jobs for Little Rock. The
facility’s operating hours will be 8:00 am to 9:00 pm, Monday through Sunday.
During all hours of operations, there will be staff at the facility.”
B. EXISTING CONDITIONS:
The site is the former Altitude Trampoline Park. To the east of the property is
Wellington Hills Road and across the right-of-way is Kum & Go Gas Station
currently zoned PCD, Planned Commercial Development. Chenal Parkway is
constructed to the Master Street Plan standard with a sidewalk located along the
property. South of the site across Kanis Road are several properties currently
zoned PCD, Planned Commercial Development. To the north of the site are the
following Planned Commercial Developments: Walgreens, Arby’s, and Christian
Brothers Automotive Repairs. Other surrounding uses in the area include
commercial and office uses.
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ITEM NO.: 12 (Cont.) FILE NO.: Z-4933-J
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C. NEIGHBORHOOD COMMENTS:
All owners of property located within 200 feet of the site; and Parkway Place POA,
The Villages of Wellington Community Association, Citizens of West Pulaski
County Neighborhood Association, and Kanis Creek POA were notified of public
hearing.
D. ENGINEERING COMMENTS:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A
dedication of right-of-way to 45 feet from centerline will be required.
2. Dedication of right-of-way on Kanis Road to the back of the sidewalk will be
required.
3. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public right-
of-way prior to occupancy.
4. Damage to public and private property due to hauling operations of
construction-related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of occupancy.
5. In accordance with Section 32.8, no obstruction to visibility such as signage
shall be located within a triangular area 50 feet back from the intersecting right-
of-way line (or intersecting tangent lines for radial dedications) at the
intersections.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site. EAD Analysis
Required.
Entergy: No comments received.
CenterPoint Energy: No comments.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department: Full Plan Review.
September 24, 2020
ITEM NO.: 12 (Cont.) FILE NO.: Z-4933-J
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Parks and Recreation: No comments received.
County Planning: No Comments.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey@littlerock.gov or Steve Crain at 501-371-
4875; scrain@littlerock.gov.
Landscape:
1. Any new site development must comply with the City’s minimal landscape and
buffer ordinance requirements and the Chenal/Financial Center Design
Overlay District.
2. Any new redevelopment or design of existing parking or vehicular use areas
are required to meet current zoning and landscape code specifications.
3. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property, or the right-of-way of any street. This strip shall be at
least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be
planted for every thirty (30) linear feet of perimeter planting strip.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights-of-way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
Any missing plant materials previously used to meet code requirements will
need to be replaced. Existing plant materials can be used to meet requirements
if noted to remain on the site plan and protected during construction. A
landscape plan indicating existing and proposed plant materials will be required
before a building permit can be issued.
5. All ground or roof mounted mechanical systems shall be screened from
abutting properties and streets. Any trash receptacles or pickup shall be
oriented away from a primary street side of the property and screened from the
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ITEM NO.: 12 (Cont.) FILE NO.: Z-4933-J
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public right-of-way. Screen shall exceed the height of the dumpster or trash
containment areas by at least two (2) feet no to exceed eight (8) feet total
height.
6. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit towards fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the Ellis Mountain Planning District. The Land Use Plan shows
Commercial (C) for the requested area. Commercial category includes a broad
range of retail and wholesale sales of products, personal and professional
services, and general business activities. Commercial activities vary in type and
scale, depending on the trade area that they serve. The application is to a revision
to an existing PCD (Planned Commercial Development) District to allow the
development of a carwash and oil change facility. The site is within the Chenal
Design Overlay District.
Surrounding the application area, the Land Use Plan shows Commercial (C) to the
east, west and north. Park/Open Space is shown to the south across Kanis Road.
Commercial category includes a broad range of retail and wholesale sales of
products, personal and professional services, and general business activities.
Commercial activities vary in type and scale, depending on the trade area that they
serve. The Park/Open Space category includes all public parks, recreation
facilities, greenbelts, flood plains, and other designated open space and
recreational land (Rock Creek).
Master Street Plan:
To the north is Chenal Parkway and it is shown as a Principal Arterial on the Master
Street Plan. To the east is Wellington Hills Road and south is Kanis Road; they
are both shown as Minor Arterial on the Master Street Plan. A Principal Arterial is
to serve through traffic and to connect major traffic generators or activity centers
within the urbanized area. Entrances and exits should be limited to minimize
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ITEM NO.: 12 (Cont.) FILE NO.: Z-4933-J
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negative effects of traffic and pedestrians on Chenal Parkway since it is a Principal
Arterial. A Minor Arterial provides connections to and through an urban area and
their primary function is to provide short distance travel within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Wellington Hills Road and Kanis Road since they both are a Minor
Arterial. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan:
There is a Class I Bike Path is shown along Chenal Parkway. A Bike Path is to be
a paved path physically separate for the use of bicycles. Additional right-of-way or
an easement is recommended. Nine-foot paths are recommended to allow for
pedestrian use as well (replacing the sidewalk).
ANALYSIS:
STAFF RECOMMENDATION: