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HomeMy WebLinkAboutZ-6317-A Staff AnalysisAugust 8, 2002 SUBDIVISION ITEM NO.: 6 D. ENGINEERING COMMENTS: E. PUBLIC WORKS CONDITIONS: No comment. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. ENTERGY: No comment received. ARKLA: No comment received. Southwestern Bell: Approved as submitted. Water: No objection. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: FILE NO.: Z -6317-A Planning Division: This request is located in the Geyer Springs - West Planning District. The Land Use Plan shows Industrial for this property. The applicant has applied for a Planned Industrial Development to revise an existing site plan to recognize existing vacuums. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Chicot West / 1-30 South Neighborhood Action Plan. The Goals and Objectives listed do not address issues relevant to this case. Landscape: .. The two vacuums along Production Drive are located within the required street buffer and landscape perimeter strip required by both the zoning and landscape ordinances. Back when this site was developed the width of the street buffer and landscape strip was required to be at least six (6) feet. Currently, the requirement by both the zoning and landscape ordinances is a width of nine (9) feet. The placement of the vacuums only allows for a landscape buffer width of 3.3 feet and 3.5 feet, respectively along Production Drive, which would require City Beautiful Commission approval. It 3 August 8, 2002 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: Z -6317-A is recommended that these two vacuums be moved toward the northern perimeter of the paved area. The proposed vacuum along Baseline Road does not intrude into either the required street buffer nor the required perimeter landscape strip. It is recommended that evergreen shrubs be planted around the southern, western and eastern perimeter of this vacuum to help screen it from the street. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 17, 2002) Mr. Thomas Purnell, Thomas Engineering Company, was present representing the application. Staff presented the item stating the development was built and the issue associated with the site was three vacuum islands were constructed, which were not shown on the previously approved site plan. Staff stated the two vacuums located on Production Drive were located within the landscaped area and the vacuum located on Baseline Road was within the 25 -foot building line setback. Staff stated the two vacuums located on Production Drive were located within the required street buffer and landscape perimeter strip required by both the zoning and landscape ordinances. Staff stated the 3.3 and 3.5 feet landscape strip would require City Beautiful Commission approval to remain. Staff suggested the applicant relocated the vacuum islands in another location on the site. The vacuum island located on Baseline Road was also discussed. Staff stated the applicant should extend the existing landscaping strip around the vacuum island base; the landscaping currently extends from the property line on Production Drive to the eastern edge of the vacuum island and stops then starts at the western side of the vacuum island and extends to the driveway. Staff stated the landscaping strip should include the base area around the vacuum island to reduce the visual impact from the street. There were no comments from any other agencies. There being no additional comments to discuss, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan on July 24, 2002 addressing the issues raised by Staff and the Subdivision Committee. The applicant has relocated the two (2) vacuums constructed in the landscape strip and street buffer along Production Drive. The applicant has "pulled" the vacuums straightforward and located them on the driveway. With the relocation of the vacuums the applicant can now install the required landscaping, outside the right-of-way, as required by ordinance. 4 August 8, 2002 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: Z-63 The applicant has also indicated landscaping around the base of the vacuum located on Baseline Road, which was constructed within the 25 -foot building line setback. The applicant has landscaped Baseline Road very well with the exception of around the base of the vacuum. With the continuation of the landscaping around the base of the vacuum, visible from Baseline Road, the vacuum will be less obtrusive to passing motorists. Staff is supportive of the placement of the vacuums on the internal drive adjacent to Production Drive and is also supportive of the landscaping around the base of the vacuum on Baseline Road. Staff feels the applicant has tried to mitigate any negative impacts to the surrounding neighborhood by moving the two vacuums and installing landscaping along both roadways. Otherwise, to Staff's knowledge, there are no outstanding issues associated with the proposed .site plan. STAFF RECOMMENDATION: Staff recommends approval of the proposed revision to the PID for Clean Tech Ventures, Inc. subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. 5 August 8, 2002 SUBDIVISION ITEM NO.: 6 (Cont) FILE NO.: Z -6317-A uses have been constructed with the exception of Phase II, the detail shop, which was to be located near the north property line. A. PROPOSAL/REQUEST: The applicant proposes to revise a previously approved site plan to recognize three vacuum bays, which have been installed on the site and were not shown on the previously approved site plan. Two of the vacuums are located along Production Drive and are located adjacent to the right-of-way within the landscaped area. One vacuum island is 3.5 feet from the property line and the other is 3.3 feet from the property line. The third is located on Baseline Road 19.4 feet from the property line. The proposed site plan includes a Phase II, which is to be a detail shop.. The proposed building was previously approved and is to be located near the northern property line. B. EXISTING CONDITIONS: The site contains a carwash and auto lube facility. There are six self -serve carwash bays and two automatic car wash bays on the site. There are six vacuum stations located under a single canopy and three stations located on the perimeter; one adjacent to Baseline Road and two adjacent to Production Drive. The street improvements have been constructed Baseline Road and the sidewalk is in place for Production Drive. The landscaping along Production Drive and Baseline Road have been put in place. Other uses in the area include a scattering of residential units within R-2 zoning across Production Drive. Uses to the north and west are industrial. There is an Entergy service yard located to the south of the site. C. NEIGHBORHOOD COMMENTS: The Chicot Neighborhood Association, the Cloverdale Neighborhood Association, the West Baseline Neighborhood Association and the Southwest United for Progress Neighborhood Association were notified of the Public Hearing along with all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site. As of this writing staff has received a letter of support from the West Baseline Neighborhood Association. 2 August 8, 2002 ITEM NO.: 6 NO.: Z -6317-A NAME: Clean Tech Ventures, Inc. Revised Short -form PID LOCATION: 8020/8112 Baseline Road DEVELOPER: Clean Tech Ventures, Inc 8020 Baseline Road Little Rock, AR 72209 AREA: 1.95 Acres NUMBER OF LOTS: 2 CURRENT ZONING: PID ALLOWED USES: Carwash PROPOSED ZONING: Revised PID ENGINEER: Thomas Engineering Company 3810 Lookout Road North Little Rock, AR 72216 FT. NEW STREET: 0 PROPOSED USE: Carwash (To recognize existing vacuums located on the site but not shown on the previously approved site plan.) VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On August 5, 1997 the Board of Directors passed Ordinance No. 17,541 establishing Clean Tech Ventures, PID located at 8020 Baseline Road. The site was zoned 1-2 and R-2 and the Land Use Plan indicated the site as Industrial. The applicant proposed to construct a car wash to be open 24 -hours per day and an auto lube and detail shop to operate during normal business hours. The car wash was to contain six (6) self -serve bays and two automatic car wash bays. The proposal included a vacuum island located within the development near the center of the carwash bays containing six vacuum stations under one canopy. The auto lube building was to contain 1200 square feet and be located near the west property line. All the FILE NO.: Z -5317-A NAME: Clean Tech Ventures, Inc. Revised Short -form PID LOCATION: 8020/8112 Baseline Road DEVELOPER: ENGINEER: Clean Tech Ventures, Inc Thomas Engineering Company 8020 Baseline Road 3810 Lookout Road Little Rock, AR 72209 North Little Rock, AR 72216 AREA: 1.95 Acres CURRENT ZONING: NUMBER OF LOTS: 2 D ALLOWED USES: Carwash PROPOSED ZONING: Revised PID FT. NEW STREET: 0 PROPOSED USE: Carwash (To recognize existing vacuums located on the site but not shown on the previously approved site plan.) VARIAN CESMAiVERS REQUESTED: None requested. BACKGROUND: On August 5, 1997 the Board of Directors g�Sel� a Road.Ordinance The site was zoned 1b-2 alnd ng Clean Tech Ventures, PID located at 8 R-2 and the Land Use Plan indicated the site as Industrial. The applicant proposed to construct a car wash to be open 24 -hours per day and an auto cube and detail shop to operate during normal business hours. The car wash was to contain six (6) self -serve bays and two automatic car wash bays. The proposal included a vacuum island located within the development near the center of the carwash bays containing six vacuum dbe located neathe west poperty I stations e hline. building Allthe was to contain 1200 square feet an FILE NO.: 2-6317-A Cont. uses have been constructed with the exception of Phase II, the detail shop, which was to be located near the north property line. A. PROPOSAL/REQUEST: The applicant proposes to revise a previously approved site plan to recognize three vacuum bays, which have been installed on the site and were not shown on the previously approved site plan. Two of the vacuums are located along Production Drive and are located adjacent to the right-of-way within the landscaped area. One vacuum island is 3.5 feet from the property line and the other is 3.3 feet from the property line. The third is located on Baseline Road 19.4 feet from the property line. The proposed site plan includes a Phase II, which is to be a detail shop. The proposed building was previously approved and is to be located near the northern property line. B. EXISTING CONDITIONS: The site contains a carwash and auto lube facility. There are six self -serve carwash bays and two automatic car wash bays on the site. There are six vacuum stations located under a single canopy and three stations located on the perimeter; one adjacent to Baseline Road and two adjacent to Production Drive. The street improvements have been constructed Baseline Road and the sidewalk is in place for Production Drive. The landscaping along Production Drive and Baseline Road have been put in place. Other uses in the area include a scattering of residential units within R-2 zoning across Production Drive. Uses to the north and west are industrial. There is an Entergy service yard located to the south of the site. C. NEIGHBORHOOD COMMENTS: The Chicot Neighborhood Association, the Cloverdale Neighborhood Association, the West Baseline Neighborhood Association and the Southwest United for Progress Neighborhood Association were notified of the Public Hearing along with all property owners within 200 feet of the site and all residents, who could be identified, within 300 feet of the site. As of this writing staff has received a letter of support from the West Baseline Neighborhood Association. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. 6 FILE NO.: Z -6317-A Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. ENTERGY: No comment received. ARKLA: No comment received. Southwestern Bell: Approved as submitted. Water: No objection. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs - West Planning District. The Land Use Plan shows Industrial for this property. The applicant has applied for a Planned Industrial Development to revise an existing site plan to recognize existing vacuums. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Citv Recognized Neiahborhood Action Plan: The applicant's property lies in the area covered by the Chicot West / 1-30 South Neighborhood Action Plan. The Goals and Objectives listed do not address issues relevant to this case. Landscape: The two vacuums along Production Drive are located within the required street buffer and landscape perimeter strip required by both the zoning and landscape ordinances. Back when this site was developed the width of the street buffer and landscape strip was required to be at least six (6) feet. Currently, the requirement by both the zoning and landscape ordinances is a width of nine (9) feet. The placement of the vacuums only allows for a landscape buffer width of 3.3 feet and 3.5 feet, respectively along Production Drive, which would require City Beautiful Commission approval. It is recommended that these two vacuums be moved toward the northern perimeter of the paved area. The proposed vacuum along Baseline Road does not intrude into either the required street buffer nor the required perimeter landscape strip. It is recommended that evergreen shrubs be planted around the southern, western and eastern perimeter of this vacuum to help screen it from the street. Building Codes: No comment. 3 FILE NO.: Z -6317-A (Cont. G. SUBDIVISION COMMITTEE COMMENT: (July 17, 2002) Mr. Thomas Purnell, Thomas Engineering Company, was present representing the application. Staff presented the item stating the development was built and the issue associated with the site was three vacuum islands were constructed, which were not shown on the previously approved site plan. Staff stated the two vacuums located on Production Drive were located within the landscaped area and the vacuum located on Baseline Road was within the 25 -foot building line setback. Staff stated the two vacuums located on Production Drive were located within the required street buffer and landscape perimeter strip required by both the zoning and landscape ordinances. Staff stated the 3.3 and 3.5 feet landscape strip would require City Beautiful Commission approval to remain. Staff suggested the applicant relocated the vacuum islands in another location on the site. The vacuum island located on Baseline Road was also discussed. Staff stated the applicant should extend the existing landscaping strip around the vacuum island base; the landscaping currently extends from the property line on Production Drive to the eastern edge of the vacuum island and stops then starts at the western side of the vacuum island and extends to the driveway. Staff stated the landscaping strip should include the base area around the vacuum island to reduce the visual impact from the street. There were no comments from any other agencies. There being no additional comments to discuss, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan on July 24, 2002 addressing the issues raised by Staff and the Subdivision Committee. The applicant has relocated the two (2) vacuums constructed in the landscape strip and street buffer along Production Drive. The applicant has "pulled" the vacuums straightforward and located them on the driveway. With the relocation of the vacuums the applicant can now install the required landscaping, outside the right-of-way, as required by ordinance. The applicant has also indicated landscaping around the base of the vacuum located on Baseline Road, which was constructed within the 25 -foot building line setback. The applicant has landscaped Baseline Road very well with the exception of around the base of the vacuum. With the continuation of the landscaping around the base of the vacuum, visible from Baseline Road, the vacuum will be less obtrusive to passing motorists. Staff is supportive of the placement of the vacuums on the internal drive adjacent to Production Drive and is also supportive of the landscaping around the base of the vacuum on Baseline Road. Staff feels the applicant has tried to mitigate any C! FILE NO.: Z -6317-A (Cont.) negative impacts to the surrounding neighborhood by moving the two vacuums and installing landscaping along both roadways. Otherwise, to Staff's knowledge, there are no outstanding issues associated with the proposed site plan. STAFF RECOMMENDATION: Staff recommends approval of the proposed revision to the PID for Clean Tech Ventures, Inc. subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (AUGUST 8, 2002) Mr. Thomas Purnell, Thomas Engineering Company, was present representing` the application. There were no objectors present. Staff stated they had received one letter in support of the proposed rezoning request. Staff presented the item with a positive recommendation subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 vacant position. 5