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HomeMy WebLinkAboutZ-9642 PC Action Letter - Deferred 122321Department of Planning and Development 723 West Markham Street Little Rock, Arkansas 72201-1334 Phone: (501)371-4790 Fax: (501)371-4546 December 14, 2021 Mid Crop Investments, LLC Attn.: Braford Gains 1 Allied Drive Little Rock, AR 72202 Re: File No. Z-9642 Splash Carwash — PD-C; 18021 Cantrell Road Dear Mr. Gains: Planning Development Building Codes This is to advise you that in connection with your request concerning the above referenced file number the following action was taken by the Planning Commission at its meeting on December 9, 2021: X Approved with conditions. Recommended approval with conditions. Recommended approval as submitted. Denied your request as submitted. Deferred to the January 13, 2022 Meeting. Other: If you have any questions please do not hesitate to contact me at 371-4792. Resp ctf Moo e Development Administrator December 9, 2021 ITEM NO.: 14 FILE NO.: Z-9642 NAME: Splash Car Wash — PD-C LOCATION: 18021 Cantrell Road DEVELOPER: Mid Crop Investments, LLC / Haybar Properties, LLC 8 Avignon Court Little Rock AR 72223 OWNER/AUTHORIZED AGENT: Mid Crop Investments, LLC / Haybar Properties, LLC (Owner) Bradford Gaines (Agent) Colliers of Arkansas 1 Allied Drive, Suite 1500 Little Rock AR 72202 (501) 372-6161 SURVEYOR/ENGINEER: Johnston Surveying 37027 Hwy 300 Roland AR 72135 (501) 837-5643 AREA: 3.27 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 5 PLANNING DISTRICT: 19 CENSUS TRACT: 42.12 CURRENT ZONING: R-2 VARIANCEIWAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant proposes to rezone 3.27 acres from R-2 to "PD-C" Planned District - Commercial to allow a two (2) phase development of a full service automated "Splash" car wash facility and future auto detail building. December 9, 2021 ITEM NO.: 14 FILE NO.: Z-9642 B. EXISTING CONDITIONS: The property is currently undeveloped and mostly tree covered with access to Highway 10 along the north perimeter. Existing residential dwellings in R-2 zoned tracts border the south and west perimeters of the property with an undeveloped C-3 zoned property bordering the east perimeter. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Per City Rev. Code Section 31-210, one driveway is allowed for frontage less than 750 feet adjacent to an arterial street. Cantrell Road (Hwy. 10) is classified as a principal arterial per master street plan. A variance request will be needed to implement proposed driveways as shown on the site plan. 2. If two driveways variance is granted, per City Rev. Code Section 31-210, proposed driveway width to the west exceeds maximum allowed. A variance request will be needed to implement proposed driveway to the west as shown on the site plan. 3. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. 4. A grading permit must be obtained prior to initiation of work. Grading Permit applications are found at htt s.11www.littlerock. ❑v/cit -adminstration/cit - de artments/ ublic-works/a lications-details-and-manuals/. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans and soil loss calculations. Contact Planning and Development Dept., Civil Engineering Private Development at 501-371-4817 or at 501-918-5348 or Permits@littierock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than '/2 acre, $200.00 for'/z to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 5. Provide a drainage study with detailed drainage calculations for the site including all stormwater detention and conveyance facilities. 6. Provide a separate Sketch Grading and Drainage Plan per Sec. 29.186(e). 4 December 9, 2021 ITEM NO.: 14 FILE NO.: Z-9642 7. If proposed driveway is allowed per variance approval, driveway needs to be re -aligned with existing signalized driveway north of Cantrell Road and avoid the existing traffic signal pole and pull box south of Cantrell Road. Traffic signal modifications of the existing traffic signal will be required if this driveway is kept per variance request approval. Traffic signal modification plans will be required with submittal containing the civil design plans for review and approval. Traffic signal modifications will include but not limited to: new pull boxes, conduit, wiring, traffic signal steel pole and mast arm with concrete foundation, luminaire fixture, grounding rods, traffic signal heads, load switches in traffic signal cabinet, reprogramming of traffic signal controller and conflict monitor for additional phasing, etc. 8. Proposed driveway(s) shall be in conformance of City of Little Rock standard drawing PW-34. E. UTILITIES/FIRE DEPARTMENTIPARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Enteray: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. 3. Plan revisions may be required after additional review. 4. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. 5. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 6. Provide a 15-ft utility easement along Cantrell Rd frontage. Fire Department: Maintain Access: 3 December 9, 2021 ITEM NO.- 14 FILE NO.- 7-9642 Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 4 December 9, 2021 ITEM NO.: 14 FILE NO.: Z-9642 Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comment. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements and the Highway 10 Scenic Corridor Overlay District. 2. The Highway 10 frontage (front yard) shall consist of a minimum of forty (40) feet of landscaped area exclusive of right-of-way. The landscaped area shall contain organic and/or combined man-made/organic features such as berms, brick walls and dense plantings such that vehicular use areas are screened when viewed from an elevation of forty-two (42) inches above the elevation of the adjacent street. Trees shall be planted or be existing at least every twenty (20) feet and have a minimum of two (2) inches in diameter when measured twelve (12) inches from the ground at time of planting. Provide screening shrubs no less than thirty (30) inches in height at installation with an average linear spacing of not less at three (3) feet within the required landscape area. 3. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The properties to the south and west are zoned R2. As a component of all land use buffer requirements, opaque screening, whether a fence or 0 December 9, 2021 ITEM NO.: 14 FILE NO.: Z-9642 other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-81. 4. Rear and side yards shall have a landscaped buffer averaging a minimum of twenty-five (25) feet from the property line. The west side yard is deficient. 5. 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. 6. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 7. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 8. A landscape irrigation system shall be required as per Highway 10 site design and development standards. 9. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 10. 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. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comment. Planning Division: The request is in the Chenal District. The Land Use Plan shows Suburban Office (SO) for the requested area. The Suburban Office (SO) category shall provide for low intensity development of office or office parks in close proximity to lower [. December 9, 2021 ITEM NO.: 14 FILE NO.: Z-9642 density residential areas to assure compatibility. A Planned Zoning District is required. The application is to rezone from R-2 (Single Family District) to PDC (Planned Development Commercial) District to allow for the development of a carwash on the site. The application area is within the Highway 10 Design Overlay District. If this application is approved by the Board of Directors, a review of the Land Use Plan in this vicinity should be conducted by the Plans Committee. Surrounding the application area, the Land Use Plan shows Suburban Office (SO) to the west and south. Mixed Use (MX) is shown beyond the SO to the west with Residential High Density (RH) beyond the SO to the south. Commercial (C) is shown on the Land Use Plan to the east of the application area. Across Cantrell Road to the northeast is Commercial, to the northwest is Mixed Use and immediately north is Public Institutional (PI). The Suburban Office (SO) category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to assure compatibility. The areas shown for Suburban Office currently have single-family houses on them. The Mixed Use (MX) category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The area shown for Mixed Use both south and north of Cantrell Road (west of the application area) has restaurants, a daycare, liquor store single-family house and auto related retail. The Residential High Density (RH) category accommodates residential development of more than twelve (12) dwelling units per acre. This property is developed with an apartment complex (The Ridge at Chenal Valley Apartments). The Commercial (C) 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 tract east of the application area has a single-family house on it with C-3, General Commercial District zoning. The property north of Cantrell Road is partially developed with a midrise tower, corporate banking headquarters. Multiple additional buildings with both office and commercial uses are planned for this site, which extends on to lands shown as Public Institutional (former church site). Master Street Plan: The north is Cantrell Road, shown as a Principal 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 negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. This street 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 Cantrell Road. 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). 7 December 9, 2021 ITEM NO.-. 14 FILE NO.: Z-9642 H. ANALYSIS: The applicant proposes to rezone the 3.27-acre property located at 18021 Centrell Road from "R-2" Single Family District to "PD-C" Planned District -Commercial to allow a two (2) phase development of a full service automated "Splash" car wash facility. The property is located along the south side of Cantrell Road just west of Chenonceau Blvd. Phase 1 of the proposed development includes construction of a 6,080 square foot main automated car wash tunnel building centrally located on the property. The single -story building will have a height of approximately 24 feet. Phase 1 also includes the construction of an open-air canopy structure approximately 12 feet in height located approximately 10 feet to the north of the main building. The canopy structure will be located over the drive through POS system kiosks. Phase 2 of the proposed development includes construction of an enclosed detail tunnel building south of the phase 1 building with associated access drives. The proposed phase 2 building will be located over 40 feet from the south rear property line and over 90 feet from the east and west side property lines. A driveway accessing the east and west ends of the detail building will extend from the Phase 1 parking / driveway areas. The applicant is proposing a new three lane 37-foot-wide drive connecting to Cantrell Road at the northwest corner of the property. The proposed drive narrows to twenty-seven (27) feet and provides access to a canopied vacuum stall area, payment kiosk area, and the main automated car wash tunnel building. The internal access drive circles centrally around the building with opposing traffic flow lanes allowing entry and egress to the buildings and parking areas. The applicant is proposing 35 parking spaces throughout the property. There are ten (10) parking spaces designated for employee parking at the southeast corner of the site and twenty-five (25) designated spaces for vacuum stalls along the south perimeter of the main carwash building. Staff believes parking will be sufficient to serve the proposed development. The applicant proposes to provide a fifty (50) foot buffer area at the north end of the property along Cantrell Road retaining a majority of the existing trees. The proposal also includes buffers along the east, south, and west perimeters of the property. Ali landscaping and buffering must comply with the City's ordinance and the Highway 10 Scenic Corridor Overlay District. The proposed plan shows one (1) ground mounted marquee sign on the south side of Cantrell Road adjacent to the east side of the access drive. All signage along Cantrell Road must comply with the Highway 10 Design Overlay District and all other signage on the property must comply with Section 36-555 of the City's zoning ordinance. 8 December 9, 2021 ITEM NO.: 14 FILE NO.: Z-9642 All lighting proposed must be low level and directed away from adjacent properties. The proposed plan notes one (1) dumpster at the southeast corner of the parking area. The applicant notes that the dumpster will be screened as per ordinance requirements. The applicant provided a partial drainage plan within the site plan. The drainage plan shows the natural slope of the property and the runoff directed to the north towards a detention pond area bordering Cantrall Road. Staff does not support the proposed PD-C zoning. Staff does not consider the proposed use appropriate based on the City's Future Land Use Plan designation as "SO" Suburban Office. The proposed commercial use is a C-4 type (Heavy Commercial Use). The "SO" designation is to serve as a transition from the commercial area to the east and from Cantrell Road to the residential properties to the South and West. When the property immediately to the east was zoned C-3 a fifty (50) foot wide enhanced buffer was provided along the property's west property line. The buffer provided a distinct dividing line between the commercial zoning at the intersection of Cantrell Road and Chenonceau Blvd. and the properties to the west including the subject property. Staff believes that the commercial zoning in this immediate area should not extend any further west. STAFF RECOMMENDATION: Staff recommends denial of the requested PCD zoning PLANNING COMMISSION ACTION: (DECEMBER 9, 2021) Staff informed the Commission that the applicant submitted a letter to staff requesting this application be deferred to the January 13, 2022 Planning Commission agenda. There was no further discussion. The item was placed on the Consent Agenda for deferral. The vote was 9 ayes, 0 nays and 2 absent. 9