HomeMy WebLinkAboutZ-6179-B Staff AnalysisFILE NO.: Z -6179-B
NAME: ACS Carwash - Short -Form PD -C
LOCATION: 14,103 Cantrell Road
DEVELOPER•
ENGINEER:
Arkansas Carwash Systems, Inc. Development Consultants, Inc.
2216 Middleton 2200 N. Rodney Parham, Suite 220
No. Little Rock, AR 72116 Little Rock, AR 72212
AREA: 0.775 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: PD -C ALLOWED USES: Express Lube Shop with a
Single -bay automatic car
wash.
PROPOSED USE: Two -bay automatic car wash
VARIANCES WAIVERS REQUESTED: None requested.
BACKGROUND•
On November 7, 1996, the City Board of Directors passed Ordinance
#17,295, rezoning this property from R-2 to PD -C. The property
was approved for a six -bay self service car wash with three (3)
vacuum stations.
On January 20, 1998, the City Board of Directors passed Ordinance
#17,653, retaining the PD -C zoning of the property and approving
a new site plan. The new site plan included a 2,150 square foot
express lube shop with a single bay automatic car wash and a
small parking area.
These previous development proposals never materialized due to
financing problems, etc.
A. PROPOSAL/RE UEST:
The applicant is requesting to retain the PD -C zoning of the
property, while proposing a new site plan. The applicant
proposes to construct a 1,464 square foot two -bay automatic
car wash on the property, with two vacuum stations as noted
on the site plan.
Access to the property will be gained by utilizing a single
drive from Cantrell Road. The applicant proposes to use
FILE NO.: Z -6179-B Cont.
landscape berms along the front property line, as required
by the Highway 10 Overlay Ordinance. The east and west side
yards will be landscaped, with landscape screening being
utilized along the east and south property boundaries. The
southern portion of the property will be dedicated to the
City of Little Rock as floodway.
The applicant is proposing a monument sign along the front
property line which will conform to the Highway 10 Overlay
Ordinance (maximum height of 6 feet, maximum area of 72
square feet). The applicant is also proposing low-level,
directional site lighting for the property.
B. EXISTING CONDITIONS:
The site currently contains a vacant single-family
residential structure. The site is located on the south
side of Cantrell Road, across from the Kroger Store
commercial development. Another commercial development
including miniwarehouses is located immediately west of this
site, with a liquor store located to the east, at the
southwest corner of Cantrell and Black Roads. A creek is
located immediately south of the site, with single-family
residences located several hundred feet further south.
C. NEIGHBORHOOD COMMENTS:
Staff has received no negative comments as of this writing.
All property owners within 200 feet of the site as well as
the Pankey Community Improvement, Secluded Hills and
Westbury Neighborhood Associations were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A grading permit and development permit for special flood
hazard area are required prior to construction. Submit
grading and drainage plan for approval prior to
construction.
2. Cantrell Road is listed on the Master Street Plan as a
principal arterial, dedication of right-of-way to 55 feet
from centerline will be required.
3. Easements shown for proposed storm drainage along east
property line.
4. Plans of all work in right-of-way shall be submitted for
approval prior to start work. -
5. Contact the AHTD for work within the State Highway right-
of-way.
ight-
of-way.
6. Prior to construction obtain barricade permit for work
done within right-of-way.
2
FILE NO.: Z -6179-B (Cont.)
E. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING:
Wastewater: Sewer main extension required with easements.
AP&L: A 15 foot easement is requested along the north
property line.
Arkla: No Comment.
Southwestern Bell: A 5 foot utility easement is requested
along the south, east and west property lines.
Water: An acreage charge of $300/acre applies in addition
to normal fees. RPZ backflow preventer required on the
domestic service for carwashes.
Fire Department: Place fire hydrants per city code.
Contact Dennis Free at 918-3752 for details.
County Plannin : No Comment received.
LATA: Served by CAT Express Route #25 (Highway 10). No
foreseeable adverse impacts on transit.
F. ISSUES TECHNICAL DESIGN:
Planning Division:
This request is in the River Mountain Planning District.
This area was reviewed under the River Mountain Neighborhood
Action Plan and the property is shown as Commercial on the
Land Use Plan. This request is in conformance with the Land
Use Plan.
Landscape Issues:
Areas set aside for buffers and landscaping meet with
ordinance requirements.
A 6 foot high opaque screen, either a wooden fence or dense
evergreen plantings, will be required to help screen this
site from the residential properties to the east and south.
A sprinkler system to water plants is a requirement within
the Highway 10 Overlay District.
Prior to a construction permit, detailed landscape plans
must be approved by Bob Brown, Plans Review Specialist.
Mr. Brown may be reached at 371-4864.
G. ANALYSIS•
The site is located within the Highway 10 Overlay District.
According to the Highway 10 Overlay District Ordinance, the
minimum development tract size shall be not less than two
(2) acres and certain minimum setbacks are required. For
building sites (such as this site) which do not meet the
minimum two (2) acre size or all the minimum setbacks as
3
FILE NO.: Z -6179-B tC
required by the Highway 10 Overlay District Ordinance, a
Planned Zoning Development is required.
The proposed building complies with the Highway 10 Overlay
District Ordinance required side and rear yard setbacks.
However, the proposed front setback is approximately 62
feet, which falls short of the 100 foot minimum setback
requirement. This was also the case with the two previously
approved developments. As mentioned earlier, the proposed
site plan complies with buffer and landscape ordinance
requirements.
Staff feels that the applicant has submitted a workable
development plan for this property which is consistent with
the purpose and intent of the overlay standards.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the PD -C zoning subject to the
following conditions:
1. Compliance with the conditions noted in paragraphs D, E
and F of this report.
2. The proposed monument sign must comply with the Highway
10 Overlay District Ordinance (maximum height of 6 feet,
maximum area of 72 square feet).
3. Site lighting should be directed to the vehicular use
areas and not reflected onto adjacent property.
SUBDIVISION COMMITTEE COMMENT:
(NOVEMBER 5, 1998)
Robert Brown was present, representing the application. Staff
gave a brief description of the proposed planned development.
The Public Works and Landscape issues were briefly reviewed with
the applicant and committee. Mr. Brown noted that landscape
screening would be used along the east and south property lines.
Staff noted that the maximum sign height was six (6) feet with a
Maximum area of 72 square feet for a development of this type.
After the brief discussion, the Committee forwarded the issue to
the full Commission for resolution.
PLANNING COMMISSION ACTION:
(DECEMBER 3, 1998)
Staff presented a positive recommendation on this application, as
there were no further issues for resolution. There were no
objectors to this matter.
The Chairman placed the item before the Commission for inclusion
within the Consent Agenda for approval as recommended by staff.
A motion to that effect was made. The motion passed by a vote of
7 ayes, 0 nays and 4 absent.
4
,December 3, 1998
ITEM NO.: 5 FILE NO.: Z -6179-B
NAME: ACS Carwash - Short -Form PD -C
LOCATION: 14,103 Cantrell Road
DEVELOPER•
ENGINEER•
Arkansas Carwash Systems, Inc. Development Consultants, Inc.
2216 Middleton 2200 N. Rodney Parham, Suite 220
No. Little Rock, AR 72116 Little Rock, AR 72212
AREA• 0.775 acre
ZONING• PD -C
NUMBER OF LOTS: 1 FT. NEW STREET: 0
ALLOWED USES: Express Lube Shop with a
Single -bay automatic car
wash.
PROPOSED USE: Two -bay automatic car wash
VARIANCES WAIVERS REQUESTED: None requested.
BACKGROUND:
On November 7, 1996, the City Board of Directors passed Ordinance
#17,295, rezoning this property from R-2 to PD -C. The property
was approved for a six -bay self service car wash with three (3)
vacuum stations.
on January 20, 1998, the City Board of Directors passed Ordinance
#17,653, retaining the PD -C zoning of the property and approving
a new site plan. The new site pian included a 2,150 square foot
express lube shop with a single bay automatic car wash and a
small parking area.
These previous development proposals never materialized due to
financing problems, etc.
A. PROPOSAL RE VEST:
The applicant is requesting to retain the PD -C zoning of the
property, while proposing a new site plan. The applicant
proposes to construct a 1,464 square foot two -bay automatic
car wash on the property, with two vacuum stations as noted
on the site plan.
Access to the property will be gained by utilizing a single
drive from Cantrell Road. The applicant proposes to use
December 3, 1998
SUBDIVISION
ITEM NO.: 5 Cont. FILE NO.: Z -6179-B
landscape berms along the front property line, as required
by the Highway 10 Overlay Ordinance. The east and west side
yards will be landscaped, with landscape screening being
utilized along the east and south property boundaries. The
southern portion of the property will be dedicated to the
City of Little Rock as floodway.
The applicant is proposing a monument sign along the front
property line which will conform to the Highway 10 Overlay
Ordinance (maximum height of 6 feet, maximum area of 72
square feet). The applicant is also proposing low-level,
directional site lighting for the property.
B. EXISTING CONDITIONS:
The site currently contains a vacant single-family
residential structure. The site is located on the south
side of Cantrell Road, across from the Kroger Store
commercial development. Another, commercial development
including miniwarehouses is located immediately west of this
site, with a liquor store located to the east, at the
southwest corner of Cantrell and Black Roads. A creek is
located immediately south of the site, with single-family
residences located several hundred feet further south.
C. NEIGHBORHOOD COMMENTS:
Staff has received no negative comments as of this writing.
All property owners within 200 feet of the site as well as
the Pankey Community Improvement, Secluded Hills and
Westbury Neighborhood Associations were notified of the
public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A grading permit and development permit for special flood
hazard area are required prior to construction. Submit
grading and drainage plan for approval prior to
construction.
2. Cantrell Road is listed on the Master Street Plan as a
principal arterial, dedication of right-of-way to 55 feet
from centerline will be required.
3. Easements shown for proposed storm drainage along east
property line.
4. Plans of all work in right-of-way shall be submitted for
approval prior to start work.
5. Contact the AHTD for work within the State Highway right-
of-way.
ight-
of-way.
6. Prior to construction obtain barricade permit for work
done within right-of-way.
E
December 3, 1998
SUBDIVISION
ITEM NO.: 5 Cont. FILE NO.: Z -6179-B
E. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING:
Wastewater: Sewer main extension required with easements.
AP&L: A 15 foot easement is requested along the north
property line.
Arkla: No Comment.
Southwestern Bell: A 5 foot utility easement is requested
along the south, east and west property lines.
Water: An acreage charge of $300/acre applies in addition
to normal fees. RPZ backflow preventer required on the
domestic service for carwashes.
Fire Department: Place fire hydrants per city code.
Contact Dennis Free at 918-3752 for details.
county Plannin : No Comment received.
LATA: Served by CAT Express Route #25 (Highway 10). No
foreseeable adverse impacts on transit.
F. ISSUES/TECHNICAL DESIGN:
Planning Division:
This request is in the River Mountain Planning District.
This area was reviewed under the River Mountain Neighborhood
Action Plan and the property is shown as Commercial on the
Land Use Plan. This request is in conformance with the Land
Use Plan.
Landscape Issues:
Areas set aside for buffers and landscaping meet with
ordinance requirements.
A 6 foot high opaque screen, either a wooden fence or dense
evergreen plantings, will be required to help screen this
site from the residential properties to the east and south.
A sprinkler system to water plants is a requirement within
the Highway 10 Overlay District.
Prior to a construction permit, detailed landscape plans
must be approved by Bob Brown, Plans Review Specialist.
Mr. Brown may be reached at 371-4864.
G. ANALYSIS•
The site is located within the Highway 10 Overlay District.
According to the Highway 10 Overlay District Ordinance, the
minimum development tract size shall be not less than two
(2) acres and certain minimum setbacks are required. For
building sites (such as this site) which do not meet the
K7
December 3, 1998
SUBDIVISION
ITEM NO • 5 (Cont.) FILE NO.: _Z -6179-B
minimum two (2) acre size or all the minimum setbacks as
required by the Highway 10 Overlay District Ordinance, a
Planned Zoning Development is required.
The proposed building complies with the Highway 10 Overlay
District Ordinance required side and rear yard setbacks.
However, the proposed front setback is approximately 62
feet, which falls short of the 100 foot minimum setback
requirement. This was also the case with the two previously
approved developments. As mentioned earlier, the proposed
site plan complies with buffer and landscape ordinance
requirements.
Staff feels that the applicant has submitted a workable
development plan for this property which is consistent with
the purpose and intent of the overlay standards.
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the PD -C zoning subject to the
following conditions:
1. Compliance with the conditions noted in paragraphs D, E
and F of this report.
2. The proposed monument sign must comply with the Highway
10 Overlay District Ordinance (maximum height of 6 feet,
maximum area of 72 square feet).
3. Site lighting should be directed to the vehicular use
areas and not reflected onto adjacent property.
SUBDIVISION COMMITTEE COMMENT:
(NOVEMBER 5, 1998)
Robert Brown was present, representing the application. Staff
gave a brief description of the proposed planned development.
The Public Works and Landscape issues were briefly reviewed with
the applicant and committee. Mr. Brown noted that landscape
screening would be used along the east and south property lines.
Staff noted that the maximum sign height was six (6) feet with a
Maximum area of 72 square feet for a development of this type.
After the brief discussion, the Committee forwarded the issue to
the full Commission for resolution.
PLANNING COMMISSION ACTION:
(DECEMBER 3, 1998)
Staff presented a positive recommendation on this application, as
there were no further issues for resolution. There were no
objectors to this matter.
N
December 3, 1998
SUBDIVISION
ITEM No.: 5 Cont. FILE NO.: 2-,5179-B
The Chairman placed the item before the
within the Consent Agenda for approval
A motion to that effect was made. The
7 ayes, 0 nays and 4 absent.
5
Commission for inclusion
as recommended by staff.
motion passed by a vote of