HomeMy WebLinkAboutZ-5499-A Staff AnalysisAugust 22, 2002
ITEM NO.: 4 FILE NO.: L=
NAME: Laranco Car Wash — Conditional Use Permit
LOCATION: 10,000 Mabelvale West Road
OWNER/APPLICANT: Laranco Car Wash Equipment Company/
McGetrick and McGetrick
PROPOSAL: A conditional use permit is requested to allow for
development of a car wash on this C-3 zoned
property.
ORDINANCE DESIGN STANDARDS:
SITE LOCATION:
The site is located on the north side of Mabelvale West Road; directly
north of the Mabelvale West — Mabelvale Pike — Mabelvale Main
intersection.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is directly adjacent to a C-3 zoned convenience store.
Undeveloped, C-1 zoned property is adjacent to the west of the site. An
area of OS and PR zoned property separates this site from the single
family neighborhood to the north. A mixture of commercial and residential
uses is located to the south of the site. With proper attention to screening
and landscaping, the use should be compatible with the neighborhood.
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified and the Pinedale, Mavis Circle and
SWLRUP Neighborhood Associations were notified of this action.
3. ON SITE DRIVES AND PARKING:
Access to the site is gained via one driveway directly off of Mabelvale
West and a shared driveway through the adjacent convenience store site.
Parking on the site occurs either within the car wash bays or at the
vacuum islands. There is sufficient space on the site to accommodate the
required parking. Appropriate curbs or other wheel stop devices must be
placed along the north and west perimeter of the paved area to prohibit
vehicles from driving into the landscaping or onto the unpaved portion of
the site.
August 22, 2002
ITEM NO.: 4 FILE NO.: Z -5499-A
4. SCREENING AND BUFFERS:
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.
An 8 -foot tall solid screen is required around the dumpster.
5. PUBLIC WORKS COMMENTS:
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 and 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.
6. UTILITY. FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available, not adversely affected.
Entergy: No Comments received.
Reliant: No Comments received.
Southwestern Bell: No Comments received.
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.
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August 22, 2002
ITEM Na.: 4
Fire Department: Approved as submitted.
County Planning: No Comments.
CATA: No Comments received.
FILE NO.: Z -5499-A
SUBDIVISION COMMITTEE COMMENT: (AUGUST 1, 2002)
The applicant was present. Staff presented the item and noted that additional
information was needed regarding signage, days and hours of operation, site
lighting and fencing. Staff asked if there would be an attendant on duty. The
applicant was asked to provide additional details on the building design; to show
the required dumpster screening; and to show curbing or another approved
wheel -stop device along the north and west edge of the asphalt to prohibit
vehicles driving over the landscaping and onto the gravel area. Staff asked that
the access easement between the two lots be shown on the site plan. The
applicant responded that he would provide all needed information to staff.
Public Works and Landscape Comments were briefly discussed.
The applicant was advised to submit all needed information to staff by noon,
Wednesday August 7, 2002.
The Committee determined there were no other issues and forwarded the item to
the full Commission.
STAFF ANALYSIS:
Laranco Car Wash Equipment Company is requesting approval of a conditional
use permit to allow for construction of a car wash facility on the C-3 zoned
property located at 10,000 Mabelvale West Road. The development consists of
one building containing 7, self-service bays and 1 automatic car wash tunnel. A
canopy covered vacuum island, with 6 vacuums, is located in front of the car
wash building. Placement of both,structures exceeds the required setbacks for
the C-3 zoning district. A large portion of the lot, to the north and west of the car
wash, is not being developed. No further development on the lot can occur
without Planning Commission review and approval. Both structures will have
metal roofs. The car wash roof will have a 12/6 pitch and the vacuum canopy
will have a flat roof. The facility will be open 24 hours per day, 7 days per week.
An attendant will be on duty from 8:00 a.m. — 5:00 p.m. The only signage
proposed, one ground mounted sign, is proposed with a maximum height and
area of 18 feet and 48 square feet respectively. Access to the site is from a
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August 22, 2002
ITEM NO.: 4 FILE NO.: Z -5499-A
single access onto Mabelvale West Road or via a shared driveway from the
convenience store lot to the east. Wheel stops will be placed along the edge of
the asphalt to prohibit vehicles driving onto the undeveloped portion of the tract.
To staff's knowledge, there are no outstanding issues. On August 7, 2002, the
applicant submitted a revised site plan that addressed the issues raised at
Subdivision Committee and summarized above. The proposed use should be
compatible with uses and zoning in the area. Commercially zoned and
developed properties are adjacent to the east and west. The remainder of this
commercial lot and an area of OS and PR zoned property separates the car
wash from the neighborhood to the north.
STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permit subject to compliance
with the approved site plan and the staff comments outlined in Sections 4, 5 and
6 of this report.
PLANNING COMMISSION ACTION: (AUGUST 22, 2002)
The applicant was present. There were no objectors present. One letter of
support had been sent by the Southwest Little Rock United for Progress
Neighborhood Association. Staff informed the Commission that the applicant
had, in response to a request made by the neighborhood association, agreed to
install high-intensity lighting. Staff recommended approval of the application
subject to compliance with the conditions outlined in the "Staff Recommendation"
above, including the added requirement to install high-intensity lighting. There
was no further discussion.
The item was placed on the Consent Agenda and approved as recommended by
staff. The vote was 10 ayes, 0 noes, 0 absent and 1 open position.
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