HomeMy WebLinkAboutZ-4973-D Staff AnalysisAugust 7, 2003
ITEM NO.: 10 (Cont.
4. SCREENING AND BUFFERS:
FILE NO.: Z -4973-D
Compliance with the City's Landscape and Buffer Ordinances is required,
The on-site street landscape buffer proposed along Cantrell Road falls
below the nine (9) foot full width requirement of both the zoning and
landscape ordinances. Because this site is located within the designated
mature area, a minimum width of six (6) feet nine (9) inches is allowed.
The proposed width of the street landscape buffer is five (5) feet.
A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall or dense evergreen plantings, is required along
the western side of the property.
5. PUBLIC WORKS COMMENTS:
1. The proposed right-of-way dedication will be acceptable provided a
minimum 45' width is maintained.
2. Street improvements are to be made as shown on the plan.
3. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans and issue permits prior to
construction. Permits must also be obtained from AHTD, District 6.
4. Driveway locations and widths do not meet the traffic access and
circulation requirements of Sections 30-43 and 31-210. As now
platted, the lots must share a single driveway access centered on the
common driveway access. The width of driveway must not exceed 36
feet.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available, not adversely affected.
Entergy: No Comments received.
CenterPoint Energy: Approved as submitted.
Southwestern Bell: Approved as submitted.
Water: The existing 1 -inch water meter that serves this property is the
largest size available off the existing water main. A water main
extension will be required if additional fire protection is required.
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August 7, 2003
ITEM NO.: 10 (Cont.) FILE NO.: Z -4973-D
Installation of an RPZ backflow preventer prior to the first outlet will be
required.
Fire Department: Approved as submitted.
County Planning: No Comments.
CATA: No comments received.
SUBDIVISION COMMITTEE COMMENT: (JULY 17, 2003)
Joe White was present, representing the application. Staff presented the item
and noted that additional information was needed on the proposed "snack
shack", signage, site lighting, fencing and number of employees. Staff
recommended that the vacuum islands be located nearer the Cantrell Road
perimeter (away from adjacent residential properties) and that the car wash
building be "flipped" so that entrance would be from the rear and exit towards
Cantrell Road. Staff commented that the orientation of the building, as
submitted, resulted in insufficient stacking space and the car wash blower being
on the end of the building facing the residential properties. Staff noted that the
letter requesting revocation of the PCD and the Bill of Assurance had not been
submitted.
Public Works and Landscape Comments were noted. There was discussion of
the need to eliminate or redesign one of the existing curb cuts. The applicant
was advised to meet with staff and to provide responses no later than July 23,
2003.
The Committee determined there were no other issues and forwarded the item to
the full Commission.
STAFF ANALYSIS:
The PCD zoned, .86 acre lot located at 3021 Cantrell Road is currently occupied
by Ibsen Imports, an automobile sales business. On September 12, 1990, the
property was rezoned from "C-3" General Commercial to PCD to allow use of the
site for Red River Marine and C-3 uses. On June 7, 1994, the PCD was revised
to allow Ibsen Imports and C-3 uses. On September 19, 2002, the Planning
Commission recommended approval of a revision to the PCD to allow
redevelopment of the site for a small, strip -commercial center. That request was
never forwarded to the Board of Directors. The applicant is now requesting that
the previously approved PCD and revision be revoked, the property returned to
C-3 and approval of a conditional use permit to allow redevelopment of the site
for a two -bay automatic car wash facility. Associated with the car wash are 3
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August 7, 2003
ITEM NO.: 10 (Cont.
FILE NO.: Z -4973-D
vacuum islands located near the front (Cantrell Road) perimeter of the site. The
applicant is also proposing placement of a "sno shack" (snow cone stand) and
patio on the site. There is no bill of assurance issue.
The proposed car wash building is 22'-3" in height and is to be constructed of
concrete block and glazed block with an EIFS and simulated stone veneer. The
roof system is wood truss; 7/12 pitch with OSB decking and simulating slate
shingles. No specifics were submitted on the proposed "sno shack". Hours of
operation for the car wash are proposed as 24 hours a day, 7 days a week. The
"sno shack" is to operate 7 days a week from 7:00 a.m. — 10:00 p.m. The "sno-
shack" will have a patio with outdoor seating for 8 persons. A single, ground -
mounted sign is proposed for the site, not to exceed the allowable height and
area for commercial districts (36 feet in height and 160 square feet in area). The
car wash building will have the "Splash" neon wall sign mounted on the north
facade, facing Cantrell Road. No signage details were submitted for the "sno
shack". Each of the 3 vacuum islands will have a 10'X 2.5' vinyl canopy
covering the vacuum equipment. No signage was proposed for the vacuum
canopies. The car wash will have one, part-time employee on site 2 hours each
day Sunday through Thursday and 6 hours each Friday and Saturday. The "sno
shack" is proposed to have two employees. Landscaping will be installed to
meet city code and a 6 -foot, opaque wood fence will be installed on the western
perimeter of the parking lot. The fence and 63.5 feet of buffer and easement will
provide good separation for the single family homes located to the west. The
C-3 zoned former Steak and Ale site wraps around the south and east perimeter
of the site, providing adequate separation for the single family properties on the
bluff to the south. Site lighting will be directional, aimed away from adjacent
properties and the site will be illuminated all night.
While Staff is generally supportive of the applicant's proposal to develop the site
for an automatic car wash, there are aspects of the development that staff does
not support. The applicant is proposing to maintain the two existing curb cuts as
full access points with entrance and left and right turn exit. Allowing two
driveways does not comply with city code and one of the driveways, preferably
the western drive, should be eliminated.
Staff does not support allowing the proposed "sno shack". The City has a policy
for placement of snow cone stands and other temporary commercial structures
that this proposed "sno shack" does not comply with. Current policy allows such
structures only on sites at least 1 acre in size with no fewer than 50 parking
spaces. This site is 0.86 acres in size and has only 8 parking spaces. Policy
limits the use of such structures to a maximum of 6 months. No such limit is
proposed. Policy limits the total square footage of such structures to 100 square
feet, including patio or awning covered areas. The proposed "sno shack" is 180
square feet in area with an additional 180 square feet of patio area.
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August 7, 2003
ITEM NO.: 10
FILE NO.: Z -4973-D
On July 23, 2003, the applicant submitted a revised site plan and responses to
most issues raised at Subdivision Committee; other than for the driveway and
"sno shack" issues discussed above. The car wash building has been "flipped"
so that entrance to the structure is from the south and exit is to the north, facing
Cantrell Road. The vacuum islands have been moved to the Cantrell Road
perimeter, away from any residential properties. Other details were provided as
noted in the staff analysis. Landscape areas were increased in width to comply
with code and the western perimeter screening fence was added. Staff believes
the proposed car wash facility could be an appropriate use for the site.
STAFF RECOMMENDATION:
Staff recommends denial of the application as filed.
Staff recommends approval of the request to revoke the PCD and of the C.U.P.
to allow the two -bay, automatic car wash facility and vacuum islands only subject
to compliance with the following conditions:
1. Compliance with staff comments and conditions outlined in Sections 4, 5 and
6 of the staff report.
2. The proposed "sno shack" is to be eliminated.
3. Compliance with the approved site plan.
PLANNING COMMISSION ACTION: (AUGUST 7, 2003)
The applicant was present. There were no objectors present. Staff informed the
Commission that the applicant had amended the application to remove the "sno
shack" from the site plan. Staff also noted that the applicant had worked out the
driveway issue with Public Works and the hours of operation with the residential
neighbors to the south. Therefore, staff recommended approval of the
Conditional Use Permit, subject to the following conditions:
1. Compliance with staff comments and conditions outlined in Sections 4, 5 and
6 of the staff report.
2. The proposed "sno shack" being eliminated from the site plan.
3. Compliance with the approved site plan.
4. Operating hours of the car wash and vacuums is to be 6:00 a.m. — 10:00 p.m.,
7 days a week.
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August 7, 2003
ITEM NO.: 10 (Cont.
FILE NO.: Z -4973-D
5. The westernmost driveway is to have a maximum width of 20 feet and be an
entrance only drive with "entrance only" signage provided.
The applicant offered no additional comments.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for approval as amended by the applicant and recommended
by staff. A motion to that effect was made. The motion passed by a vote of
10 ayes and 1 nay. The application was approved.
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