HomeMy WebLinkAboutZ-9642 PC Action Letter - Recommended Approved With Conditions 030222Department of Planning and Development
723 West Markham Street
Little Rock, Arkansas 72201-1334
Phone: (501)371-4790 Fax: (501)371-4546
February 16, 2022
Colliers of Arkansas
Bradford Gaines
1 Allied Drive, Suite 500
Little Rock, AR 72202
Re: File No. Z-9642
Splash Carwash — PD-C
Dear Mr. Gaines:
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
February 10, 2022:
Approved with conditions.
X Recommended approval with conditions.
Recommended approval as submitted.
Denied your request as submitted.
Deferred to the
Other:
Meeting.
This item will be forwarded to the Little Rock Board of Directors for final action. You or
your representative will need to be present at the Board of Directors meeting to
address any questions which may arise. The meeting date has tentatively been set
for March 15, 2022. The meeting begins at 6:00 pm and is held in the Centre at University
Park, 6401 West 12t" Street. If you have any questions please do not hesitate to contact
me at 371-4792.
Respectful! ,
Monte Moore
Development Administrator
February 10, 2022
ITEM ND.: F 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
VARIANCENVAIVERS: 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.
February 10, 2022
ITEM NO.: F Cont. 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 https://www.Iittlerock.qov/cit)L-adminstration/cit -
departments/public-works/applications-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 )littlerock.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).
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February 10, 2022
ITEM NO.� F (Cont.) 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 DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authori : No comments received.
Enter : 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:
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February 10, 2022
ITEM NO.: F Cont_) FILE NO.: Z-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 10104.2 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.
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February 10, 2022
ITEM NO.: F Cont. 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:
Buildin 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
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February 10, 2022
ITEM NO.: F (Cont.) 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.
Planninq 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
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February 10, 2022
ITEM NO.: F (Cont.) 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).
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February 10, 2022
ITEM NO,� F (Cont.) 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. All 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.
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February 10, 2022
ITEM NO.: F Cont. 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.
PLANNING COMMISSION ACTION: (FEBRUARY 10, 2022)
The applicant was present. There were persons registered in opposition. Staff presented
the item and a recommendation for approval as outlined in the "staff recommendation"
above. The applicant deferred to the registered opposition.
The applicant's attorney, Baker Kurrus was present representing the application. He
stated the only objection he was aware of was from the property owner from the south.
He stated the opposition also has property in the area advertised as commercial however
opposes this development. Mr. Kurrus also discussed the land use and zoning within the
area.
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February 10, 2022
ITEM NO: F Cont. FILE NO. Z-9642
Bradford Gaines, the applicant, was present representing the application. He stated
Splash Carwash has an existing carwash in the city and consulted with ARDOT regarding
traffic/safety compliance by establishing a traffic light at that location. He also stated the
site will not be developed from edge to edge and will contain a buffer zone in addition to
preserving a number of trees. Mr. Gaines provided a video of a similar Splash Carwash
to demonstrate how this site would be developed. The applicant also stated Splash
Carwash is a community centered facility which considers its business and residential
neighbors.
Paul Stagg, a Splash Carwash representative was present representing the application.
He stated that some Splash Carwash facilities located within the city are not associated
with the Splash Carwash brand the applicant is interested in developing. Mr. Stagg stated
Splash Carwash will have approximately two -hundred (200) or more employees, the
importance of company culture and how the company consistently develops innovative
carwash facilities.
Mr. Kurrus addressed the Commission regarding objection to the application citing an
agreement the neighbor to the south and future commercial development of the property.
Mr. Kurrus pointed out there were existing commercial developments and land use
amendments approved for the development of similar commercial properties along
Cantrell Road and within the area.
There was general discussion regarding legal issues, language and documents provided
to Staff concerning the commercial development the property. Mr. Kurrus stated Staff
was in initial support of the application and now opposes it. Shawn Overton, Deputy City
Attorney, intervened and stated the Planning Commission was not the proper avenue to
discuss legal issues regarding any legal agreement(s) between the applicant and
objector.
The Commission asked why Staff does not support this application. Staff responded
there was never a change of support by staff. Recommendations are not made public
until the agenda is provided to the Planning Commission. Staff also stated it often meets
with developers to initially discuss projects as in this case, however during initial
discussions, staff had not received any objection from neighbors at that time.
There was a motion to approve the application including all comments and
recommendations by staff. The motion was seconded. The vote was 9 ayes, 0 nays,
1 recusal (Vogel) 1 open position. The application was approved.
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