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HomeMy WebLinkAboutZ-4463-D Staff AnalysisJanuary 9, 2003 ITEM NO.: D FILE NO.: Z -4463-D NAME: National Car Wash — Conditional Use Permit LOCATION: 8100 West Markham Street OWNER/APPLICANT: Emmanuel Baptist Church and Make -A -Wish Foundation/Development Consultants, Inc. PROPOSAL: A conditional use permit is requested to allow for development of a car wash facility on this C-3 zoned property. ORDINANCE DESIGN STANDARDS: SITE LOCATION: The property is located on the north side of West Markham Street; two blocks east of Rodney Parham Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: Although development of the site as a small car wash facility would be compatible with development in the immediate vicinity, specifics of the project must be sensitive to the fact that residential uses abut the site on the north and east. The one aspect of a self -serve car wash facility that creates the greatest potential for noise is the vacuum island. In addition to the noise of the vacuums, vehicles are often parked at the islands with doors open and, occasionally, loud music playing. Staff is concerned that placement of the vacuum islands behind the car wash bays brings the noisiest aspect of the use too close to the residential uses. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Apache Crime Watch Neighborhood Association were notified of the proposal. 3. ON SITE DRIVES AND PARKING: A car wash requires 5 on-site parking spaces plus one for each 250 square feet of gross building area. This development requires a total of 16 on site parking spaces. Counting the wash bays and vacuum islands, there is sufficient space on the site to accommodate the needed parking. January 9, 2003 ITEM NO.: D 4. SCREENING AND BUFFERS: E FILE NO.: Z -4463-D Areas set aside for buffers and landscaping meet with Ordinance requirements. PUBLIC WORKS COMMENTS: 1. Right-of-way dedication and boundary street improvements are shown on the proposed site plan. 2. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at 501-340-4854 (Derrick Bergfield) for more information. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. A Grading Permit will be required per Sec. 29-186(c) and (d), if tree clearing is involved. 5. All driveways shall be concrete aprons per City Ordinance. 6. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 7. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: 15" sewer main located on property. No permanent foundation or building permitted within five foot of existing sewer main. Entergy: No Comments received. Reliant: No Comments received. Southwestern Bell: No Comments received. Water: Contact Central Arkansas Water regarding meter size and location. Due to the nature of the processes used in this facility, installation of an approved reduced pressure zone backflow preventer assembly will be required on the domestic water service. This device shall be installed prior to any outlet. Fire Department: No Comments received. County Planning: No Comments. CATA: No Comments received. 2 January 9, 2003 ITEM NO.: D FILE NO.: Z -4463-D SUBDIVISION COMMITTEE COMMENT: (JUNE 13, 2002) Tom Cole was present, representing the application. Staff briefly described the proposed car wash development, noting that some additional information was needed from the applicant. In response to an issue raised by staff, Mr. Cole stated that the developer wished to have all six (6) vacuum islands as shown on the site plan. Mr. Cole noted that the site was very tight and hard to develop based on a drainage easement that the property owner dedicated to the City, and that the developer needed the extra revenue that would be generated by the six (6) vacuum stations. Mr. Cole stated that he had no other issues with the Planning Staff requirements. The Public Works requirements were briefly discussed. Mr. Cole indicated no issues with these requirements. After the discussion, the Committee forwarded the application to the full Commission for final action. STAFF ANALYSIS: The C-3 zoned property at 8100 West Markham Street is occupied by a one-story, block building and the remnants of a paved parking lot. A convenience store with gas pumps previously occupied the site. The applicant proposes to redevelop the site as a car wash. The proposal includes a single building containing 4 self-service wash bays and 1 automatic wash bay. Two vacuum islands are to be located to the south (front), north (rear) and east (side) of the car wash building. No canopies are proposed for the vacuum islands. The days and hours of operation are proposed to be 7 days a week, 24 hours a day. Although staff is supportive of the concept of allowing a car wash to be developed on the site, there are outstanding issues that have yet to be resolved. Staff is not supportive of allowing the vacuum islands to be located behind the car wash, near the multifamily residences north of the site. A signage plan has not been submitted, particularly for any signs proposed on the car wash building and at the vacuum islands. Additional details on the building such as height and roof design have not been submitted. This issue has been deferred numerous times, since July 11, 2002. Staff could support the proposal if the issues noted above were addressed satisfactorily. STAFF RECOMMENDATION: Staff recommends denial of the application, as filed. 3 January 9, 2003 ITEM NO.: D FILE NO.: Z -4463-D STAFF REPORT: On June 19, 2002, the applicant submitted a request that this item be deferred to the August 22, 2002 commission meeting. Staff supports the request. There are minor issues to be addressed. PLANNING COMMISSION ACTION: (JULY 11, 2002) The applicant was not present. There were no objectors present. Staff informed the Commission that the applicant had requested deferral of the item. There was no further discussion. The item was placed on the Consent Agenda and deferred to the August 22, 2002 agenda. The vote was 9 ayes, 0 noes, 1 absent and 1 open position. STAFF REPORT: On July 16, 2002, the applicant submitted a request that this item be deferred to the October 3, 2002 Commission meeting. Staff supports the request. There are minor issues remaining to be resolved. PLANNING COMMISSION ACTION: (AUGUST 22, 2002) The applicant was not present. There were no objectors present. Staff informed the Commission that, on July 16, 2002, the applicant submitted a request that the item be deferred to the October 3, 2002 Commission meeting. There was no further discussion. The item was placed on the Consent Agenda and approved for deferral to the October 3, 2002 meeting. The vote was 10 ayes, 0 noes, 0 absent and 1 open position. STAFF REPORT: On September 5, 2002, the applicant submitted a request that the item be deferred to January 9, 2003. Staff supports the request. 4 January 9, 2003 ITEM NO.: D FILE NO.: Z -4463-D PLANNING COMMISSION ACTION: (OCTOBER 3, 2002) The applicant was not present. There were no objectors present. Staff informed the Commission that, on September 5, 2002, the applicant had submitted a request that the item be deferred to the January 9, 2003 agenda. There was no further discussion. The item was placed on the Consent Agenda and deferred by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (JANUARY 9, 2003) The applicant was present. There were no objectors present. Staff informed the Commission that the applicant had requested that the item be withdrawn. There was no further discussion. The item was placed on the Consent Agenda and approved for withdrawal without prejudice. The vote was 10 ayes, 0 noes and 1 absent. 5 SUBDIVISION COMMITTEE COMMENTS AUGUST 1, 2002 ITEM 4 LARANCO CAR WASH —CUP (Z -5499-A) Planning Staff Comments: 1. Submit building heights; describe roof treatment; pitched or flat. 2. Describe all proposed signage; height and area, location. 3. Will there be an attendant? 4. Provide days and hours of operation. 5. Indicate all site lighting; must be low-level and directional; aimed into the site. 6. Indicate required screening around dumpster. 7. Describe and locate all proposed fencing. 8. Place curbing or other approved wheel -stop device along north and west edge of asphalt to prohibit vehicles driving over landscaping and onto the gravel area. 9. Pave access to dumpster. 10. Show access easement between Lots 1 and 2. Variance/Waivers: None requested. Public Works: 1. Mabelvale West is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. Improvements are indicated on plans. 3. All driveways shall be concrete aprons per City Ordinance. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at 501-379-1817 (Derrick Bergfield) for more information. 6. Stormwater detention ordinance applies to this property. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: Reliant: Southwestern Bell: Water: Due to the nature of the processes used in this facility, installation of an approved reduced pressure zone backflow preventer assembly will be required on the domestic water service prior to any outlet. An acreage charge of $150/acre currently applies in this area in addition to normal charges. Fire Department: Approved as submitted. County Planning: CATA: Planning Division: No issues. ITEM 4 LARANCO CAR WASH — C.U.P. (Z -5499-A) (CONT.) Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. An irrigation system to water landscaped areas will be required. Curb and gutter to protect landscaped areas from vehicular traffic will be required. Other: Revised site plan and responses to staff issues must be submitted to staff no later than noon Wednesday, August 7, 2002.