HomeMy WebLinkAboutZ-3476-A Staff AnalysisN& ember 9, 2006
ITEM NO.: 3 FILE NO.: Z -3476-A
NAME: Best Car Wash — Conditional Use Permit
LOCATION: 2801 West Markham Street
OWNER/APPLICANT: Best Ever Group/Ron Keeling
PROPOSAL: A conditional use permit is requested to allow for
construction of a new, two -tunnel, automatic car wash
on this C-3 zoned property.
SITE LOCATION:
The property is located on the south side of West Markham Street;
between Woodrow and Pearl Streets.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located within the small Stifft Station commercial node,
which is located along Markham Street, at Kavanaugh. Commercially
zoned properties are located to the east, west, south and northwest. The
Arkansas Schools for the Blind and Deaf are located across Markham, to
the north. Staff believes replacing the existing four -bay self -serve car
wash with the proposed two -bay automatic car wash will benefit the
neighborhood.
All owners of properties located within 200 feet of the site, all residents
within 300 feet of the site who could be identified and the Hillcrest and
Capitol View — Stifft Station Neighborhood Associations were notified of
this request. The Capitol View — Stifft Station Neighborhood membership
has expressed support for the proposal.
3. ON SITE DRIVES AND PARKING:
The site currently has single curb cuts onto Woodrow and Pearl Streets
and two curb cuts onto Markham. Under the proposal, the site will have a
single, enter -only, driveway off of Markham and a single, exit -only,
driveway onto Pearl. There is no need for on-site parking since there are
no vacuums.
4. SCREENING AND BUFFERS:
Site plan must comply with the City's minimal landscape and buffer
ordinance requirements.
November 9, 2006
ITEM NO.: 3 (Cont.) FILE NO.: Z -3476-A
Screening is required to be a six (6) foot high opaque screen, either a
wooden fence with its face side directed outward, a wall, or dense
evergreen plantings, along the southern property line.
Along eastern and the western property lines a minimum of nine foot wide
landscape buffer is required. The landscape ordinance will also require
this area to be a minimum of six foot nine inches. Approval is required
from the City Beautiful Commission for a variance from this minimal
requirement. A variance is required for the perimeter landscaping which is
located in the right-of-way on the north, east and west perimeters. A
franchise agreement must be obtained for any landscaping located within
the public right-of-way. Contact John Barr are 371-4646.
5, PUBLIC WORKS COMMENTS:
1. Due to site constraints, driveway locations are approved as shown on
plan if ROW dedications requirements have been satisfied.
2. Woodrow Street is classified on the Master Street Plan as a collector
street. A dedication of right-of-way 30 feet from centerline will be
required.
3. The proposed land use would classify Pearl Street on the Master
Street Plan as a commercial street. Dedicate right-of-way to 30 feet
from centerline.
4. A 20 feet radial dedication of right-of-way is required at the intersection
of Woodrow and Markham Street.
5. Sidewalk on the southeast corner must be within the ROW or placed in
a sidewalk easement.
6. A franchise permit must be obtained for all improvements proposed to
be located in the ROW.
6. UTILITY FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this property.
Entergy: No Comments received.
CenterPoint Energy: No Comments received.
AT&T (SBC): No Comments received.
Water: Contact Central Arkansas Water if larger and/or additional
meter(s) are required.
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November 9, 2006
ITEM NO.: 3 (Cont.) FILE NO.: Z -3476-A
Fire Department: No Comments received.
County Planning: No Comments.
CATA: The site is located on CATA Bus Routes #1 and #8.
SUBDIVISION COMMITTEE COMMENT: (OCTOBER 9, 2006)
Mike Berg was present representing the applicant. Staff presented the item and
noted additional information was needed regarding building design, signage,
fencing, hours of operation and trash collocation. The applicant was advised to
submit a revised site plan that more clearly indicated the property lines and was
to a proper scale. Staff noted the site plan did not reflect the required right-of-
way dedication. Landscape Comments were discussed. It was noted that City
Beautiful Commission approval and a franchise would be required since 100% of
the street perimeter landscaping was in the right-of-way.
The applicant was advised to respond to staff issues by October 25, 2006. The
Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
The C-3 zoned lot located at 2801 West Markham Street is occupied by a four -
bay, self-service car wash with vacuum islands. The building has reduced
setbacks on all perimeters. There is virtually uncontrolled access to the site, with
curb cuts onto Woodrow, Pearl and two curb cuts onto Markham.
The applicant proposes to completely redevelop the site for a two -bay automatic
car wash. All of the existing structures will be removed with the exception of the
equipment room. The new structure will accommodate two, side-by-side,
automatic car wash tunnels. The new structure will have an exterior finish of
CMU block and will have a 6/12 pitched, metal roof. A large window on the
Markham Street fagade will allow viewing into the car wash tunnel. Signage is
proposed on the east and west gable ends of the building. No additional signage
is proposed. Access to the site will be completely redesigned; with a single,
entry -only driveway off of Markham and a single, exit -only driveway onto Pearl.
New sidewalks and perimeter landscaping will be installed along all three streets.
New screening fencing and the existing equipment room will provide screening
along the south perimeter. The car wash will be open 7 days a week, 24 hours a
day. There will be no dumpster on the site. All trash and debris will be picked up
by a maintenance person on a daily basis. There will be no vacuums on the site.
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November 9, 2006
ITEM NC.: 3 (Cont.) FILE NO.: Z -3476-A
Staff is supportive of the proposed C.U.P. The applicant has done a good job of
siting the car wash on a very small property. Staff believes replacing the self -
serve car wash with the automatic car wash will benefit the neighborhood.
There are several variances associated with the development; including reduced
driveway spacing, reduced building setbacks and allowing the street buffer and
landscaping to be within the right-of-way. Due to the small size of the site, it
could not be redeveloped without the variances. Staff supports the variance
requests.
To staff's knowledge, there are no outstanding issues. The applicant submitted
responses to issues raised at Subdivision Committee. There is no bill of
assurance issue.
STAFF RECOMMENDATION:
Staff recommends approval of the C.U.P. subject to compliance with the
following conditions:
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the agenda staff report.
2. All site lighting is to be shielded downward and into the site.
3. The site is to be cleaned of trash and debris on a daily basis.
4. A franchise is to be obtained to allow any improvements located in the right-
of-way.
5. City Beautiful Commission approval to allow landscaping in the right-of-way
and to permit low growing landscaping along the street perimeter as
requested by Public Works.
Staff recommends approval of the variances to allow reduced driveway spacing,
reduced building setbacks and to allow the perimeter buffers and landscaping to
be located in the right-of-way.
PLANNING COMMISSION ACTION. (NOVEMBER 9, 2006)
The applicant was present. There were no objectors present. Staff presented
the item and recommended approval subject to compliance with the comments
and conditions outlined in the "Staff Recommendation" above. There was no
further discussion.
The item was placed on the Consent Agenda and approved; including the
variances. The vote was 9 ayes, 0 noes and 2 absent.
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