Loading...
HomeMy WebLinkAboutZ-4423-B Staff AnalysisMarch 7, 1995 ITEM NO.: 4 FILE NO.: Z -4423-B Name: Chenal Car Wash - Conditional Use Permit, Administrative Review Location: 620 South Bowman Road Owner/Applicant: Lee Stephens and Barksdale McKay REQUEST: On November 29, 1994, the Planning Commission approved a conditional use permit allowing for the construction of a facility containing a complete car wash and detail service along with gas pumps and a Quick Lube (oil changing) service on this C-3 zoned, .99 acre site. The applicant is now ready to obtain a building permit and has submitted a revised site plan for the project. Section 36-108 of the Little Rock Code gives the Planning Staff authorization to approve some changes to an approved site plan. After reviewing the revised site plan submitted by the applicant, staff felt that the changes were substantial enough to preclude staff's approving the revision. The issue before the Planning Commission therefore is whether or not the revised site plan is so substantially varied from the approved site plan as to require that the item be submitted as a new application. PLANNING COMMISSION ACTION: (MARCH 7, 1995) The applicant, Barksdale McKay, was present. Staff presented the item and gave a brief outline of the project and the reason that it was before the Commission. Barksdale McKay addressed the Commission. He stated that the previously approved plan was not workable. Mr. McKay pointed out several problems with the prior plan including a lack of stacking space which could force vehicles out onto the Wal-Mart parking lot. Mr. McKay then presented a revised plan which he stated improved traffic flow on the site and provided more stacking space. He highlighted the proposed treatment of the Bowman Road frontage and discussed the landscaping and screening proposed in the revised plan. Commissioner Chachere asked Mr. McKay to point out the area on the site where vehicles are to be vacuumed. Mr. McKay March 7, 1995 ITEM NO.: 4 (Cont.) FILE NO.: Z -4423-B described that area and the proposed screening associated with it. In response to a question from the Commission, Mr. McKay stated that the proposed building would be one story in height. A brief discussion then followed concerning the treatment of the site's Bowman Road frontage. Chairman Walker asked what signage was proposed for the site. Mr. McKay responded that there were limitations on the size of the ground -mounted sign and that any wall signage would comply with City Code. Commissioner McCarthy stated she was concerned about the impact of traffic from this site on the Wal-Mart parking lot. Mr. McKay responded that the revised site plan had less exits and more stacking space which should lessen any traffic impact on the Wal-Mart site. He also stated that Wal-Mart had approved the revised site plan. Bill Henry, City Traffic Engineer, stated that the revised site plan was better than the previously approved plan. Dana Carney, of the Planning Staff, explained the landscaping and signage conditions which were placed on the site by Ordinance No. 16,235 which rezoned this property to C-3. A motion was made to approve the revised site plan, determining that the revision was within the intent of the previous approval and thus not requiring a new application. The vote was 8 ayes, 0 noes, 2 absent and 1 abstaining (Ball). 2 November '29, - 1994 ITEM NO.: 18 FILE Nd.; Z -4423-B NAME: Chenal Car Wash - Conditional Use Permit LOCATION: 620 South Bowman Road OWNER/APPLICANT: Gray Rock Real Estate Holdings, Inc. by Terry Burruss PROPOSAL: A conditional use permit is requested to allow for the construction of a facility containing a complete car wash and detail service along with gas pumps and a Quick Lube (oil changing) service on this C-3 zoned, .99 acre site. ORDINANCE DESIGN STANDARDS: 1. Site Location The site is located on the west side of S. Bowman Road, one lot south of its intersection with Chenal Parkway. The property is one of the outparcels associated with the Wal-Mart development. 2. Comxaatibility with Neiorhborhood The property is located within the large commercial node at the intersection of Chenal Parkway and Bowman Road. Adjacent properties are zoned commercial and occupied by uses ranging from restaurants to large discount stores and home centers. Although the proposed use of this property as a car wash may be compatible with other commercial uses in the area, staff is uncomfortable with the level of activity proposed through this particular development. The applicant proposes an intense use of a small parcel of property. Circulation and vehicle stacking problems could negatively impact the adjacent properties. 3. On -Site Drives and Farkin This 11,336 square foot automotive service facility requires 50 on-site parking spaces. The applicant has submitted a plan where 41 spaces can be provided, counting each work bay and stacking space. Staff does not feel that the circulation stacking pattern is workable and doubts whether adequate vehicle space is available on this lot. November 29, 1994 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z -4423-B 4. Screenina and Buffers A total of 6% of the interior of the vehicular use area must be landscaped; the proposed site plan is deficient. To comply with Ordinance No. 16,235, all landscaped areas must be irrigated and the landscape strip along the Bowman Road frontage is to be bermed. Compliance with the City's Landscape and Buffer Ordinances is required. 5. City En ineer Comments Contour information, sketch grading and drainage plans must be submitted. Eliminate the driveway off of the north access drive and rework the circulation pattern on this site. There is insufficient room for staging of vehicles and providing access to lube and car wash facilities. The site should be redesigned for circular flow patterns rather than cross patterns. 6. Utility Company and Fire Department Comments AP&L requires a 10 foot easement along the west perimeter. Provide on-site fire protection. The hydrant on Bowman Road is situated in such a manner that it cannot adequately serve this proposed development. 7. Analysis The applicant proposes to construct an 11,336 square foot automotive service facility on this C-3 zoned, .99 acre site. The facility will contain lube services, detail shops, gas pumps and a full service car wash. Staff feels that the applicant has proposed too intense a development for this small site resulting in insufficient landscaping area, deficient on-site parking and a congested and confusing traffic circulation pattern. If a car wash facility is to be considered for this site, it must be on a much smaller scale and consideration should be given to eliminating the other proposed services. 8. Staff Recommendation Staff recommends denial of this application as being too intense of a development and overbuilding of a small, .99 acre tract. The site is not able to accommodate the required parking and there is insufficient area for interior landscaping. The proposed internal circulation is congested and confusing which could interfere with traffic on the adjacent commercial developments. 2 November 29, 1994 SUBDIVISION ITEM NO.: 1$ Cont. FILE NO.: Z --4423-B SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 10, 1994) The applicant, Terry Burruss, was present. Staff presented the item and noted the landscaping, City Engineer, Utility and Fire Department Comments outlined above. Staff noted its concern that the proposed development was overbuilding the site, resulting in circulation problems and deficiencies in parking and landscaping. A lengthy discussion then followed concerning the intensity of the proposed development and traffic flow on and around the site. Mr. Burruss stated that the project could perhaps be downsized. He also stated that traffic flow could be arranged so that traffic enters the site from one driveway and the other two driveways could be exit only. Mr. Burruss was made aware of the landscaping and signage provisions within Ordinance No. 16,235, which rezoned this property to C-3. The ground -mounted sign is to be limited to 10 feet in height and 90 square feet in area. Staff recommended that the wall of the car wash facility facing Bowman Road be solid, with no windows which allow viewing of the car wash mechanism. Mr. Burruss responded that he would like to have areas of windows in this wall but not make the whole wall glass. After a brief discussion, the Committee then forwarded the item to the full Commission for final resolution. PLANNING COMMISSION ACTION: (NOVEMBER 29, 1994) Pete Hornibrook was present representing the applicant. There were no objectors present. Staff presented the item and informed the Commission that a revised site plan had been submitted which addressed all staff concerns. In response to those staff concerns and discussion at the Subdivision Committee meeting, the applicant submitted a revised site plan which reduced the building area from 11,335 square feet to 9,712 square feet and which lessened the intensity of activity on the site. The design had been reworked to provide for proper internal circulation and vehicle stacking space. The revised plan also complied with the City's Landscape Ordinance. In light of this revision, staff recommended approval of the item, subject to: 1. Compliance with the City's Landscape and Buffer Ordinances r November'29, 1994 SUBDIVISION ITEM NO.: I$ Cont_ FILE Na.: Z -4423-B 2. Compliance with the provisions established in Ordinance No. 16,235 which rezoned this property to C-3 3. The ground -mounted sign being a maximum of 90 square feet in area and not exceeding 10 feet in height. 4. On-site fire protection being provided. 5. The wall of the facility facing Bowman Road incorporating small areas of windows, rather than having a large wall of glass which allows viewing of the car wash mechanism. 6. Compliance with the utility company and City Engineer Comments. In response to a question from Commissioner Willis, Mr. Hornibrook presented the revised plan and outlined those items which were changed from the original plan. Mr. Hornibrook stated that the areas of windows facing Bowman Road would incorporate "frosty type block squares. After a brief discussion, the item was placed on the consent agenda for approval as recommended by staff. The vote was 9 ayes, 0 noes, 1 absent and 1 abstaining (Ball). 4