Loading...
HomeMy WebLinkAboutZ-6599-B Staff AnalysisSeptember 18, 2003 ITEM NO.: C FILE NO.: Z -6599-B NAME: Splash Car Wash — Conditional Use Permit LOCATION: NE corner of Stagecoach Road and Otter Creek Road OWNER/APPLICANT: Gene Cauley c/o Dickson Flake Partners/Joe White, Jr. PROPOSAL: A conditional use permit is requested to allow for development of a car wash facility on this vacant, C-3 zoned 1.18 acre lot. SITE LOCATION: The site is located on the north side of Otter Creek Road, approximately 300 feet east of Stagecoach Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located within the commercial node around the Stagecoach -Otter Creek Road -Otter Creek Parkway intersections. Numerous commercial uses are located around the immediate area. Undeveloped, C-3 zoned lots are adjacent to the north and west. A large, undeveloped floodway is adjacent to the east. The use will 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 Otter Creek and SWLR United for Progress Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKIN Access to the site is via a single driveway off of Otter Creek Road. Parking is available at the vacuum islands and within the wash bays. Three spaces are adjacent to the "sno shack". Parking should be sufficient for the use. 4. SCREENING AND BUFFERS: Compliance with the City's Landscape and Buffer Ordinances is required. A small amount of building landscaping between the public parking area and building, or within the general vicinity, is required. September 18, 2003 ITEM NO.: C (Cont,) FILE NO.: Z -6599-B A six (6) foot high opaque screen is required along the eastern perimeter of the site. This screen may be a wooden fence with its face side directed outward, a wall or dense evergreen plantings. An irrigation system to water landscaped areas will be required. 5. PUBLIC WORKS COMMENTS: 1. As indicated on the plans, right-of-way dedications and boundary street improvements are to be constructed in accordance with the Master Street Plan. 2. A special Grading Permit for Flood Hazard Areas will be required per Sec. 8-283 prior to construction. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Existing 50 -foot sewer easement on site. No construction of any type of permanent facility other than driveways within the easement. Easement extends 15' east and south and 35' west and north of existing line. Entergy: No Comments received. CenterPoint Energy: Approved as submitted. Southwestern Bell: Approved as submitted. Water: A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Due to this facility being a carwash, installation of an approved reduced pressure zoned backflow preventer assembly will be required on the domestic water service. This device shall be installed prior to any outlet. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: Approved as submitted. CountPlanning: No Comments received. CATA: No comments received. 2 September 18, 2003 ITEM NO.: C (Cont.) FILE NO.: Z -6599-B SUBDIVISION COMMITTEE COMMENT: (AUGUST 28, 2003) Joe White was present, representing the application. Staff presented the item and noted additional information was needed on the proposed sno shack, site signage and fencing. It was noted that the site plan would need to be modified to satisfy Wastewater's concerns about the 50 foot sewer easement. Mr. White responded that he felt it would be fairly simple to address those concerns. Public Works and Landscape Comments were noted. Mr. White was advised that it would be appropriate to request a variance of the screening requirement on the east side of the site since the abutting R-2 zoned property was a large floodway. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: The applicant proposes to construct a car wash facility on this vacant, C-3 zoned, 1.18 acre tract. The tract is one of 5 lots in a preliminary plat approved by the Commission August 7, 2003. The facility will consist of a 5,069 square foot building housing 4 self -serve wash bays, 2 automatic wash tunnels and an equipment room. Six vacuum islands will be located at the south and east perimeters and a "sno shack" shaved ice stand is proposed to be located at the southeast corner of the parking lot. The car wash building is to be constructed of concrete block and glazed block with a veneer of EIFS and simulated stone. The roof system is wood truss, 7/12 pitch, with OSB decking and simulated slate shingles. The vacuum islands will be topped with vinyl canopies, 10 feet long and 30 inches wide. The sno shack is a prefabricated module, approximately 6 feet by 10 feet in size, that will be placed on the site from May through September each year. The carwash will operate 24 hours per day, 7 days a week. The sno shack will operate from 11:00 a.m. to 10:00 p.m. in season. A patio area will be located adjacent to the sno shack. The patio will contain a couple of tables for customers. Signage will consist of a single, ground -mounted sign conforming to commercial standards; a wall sign on the south (front) fagade of the car wash; lettering on the vacuum island canopies listing the services available but not the name of the carwash ; and signage on the walls of the sno shack. The applicant submitted a photograph of the sno shack structure with a roof sign. This will not be permitted. Signage must be located on the wall of the sno shack and must be within the allowable coverage stipulated in the Ordinance. The applicant is requesting a variance from the requirement to install screening on the east side of the property where it is adjacent to R-2 zoned property. Staff 3 September 18, 2003 ITEM NO.: C Cont. FILE NO.: Z -6599-B supports that variance since the abutting property is an undevelopable floodway some 2,000 feet in width. Staff is supportive of the requested conditional use. This is an appropriate location for a car wash and there should be no impact on adjacent properties. On September 3, 2003, the applicant submitted a revised site plan and responses to issues raised at Subdivision Committee as noted in the analysis above. The improvements were relocated to avoid the existing sanitary sewer easement. Perimeter landscaping on the site is well in excess of that required by the Code. No fencing will be installed beyond the screening fence or wall around the dumpster. There is no bill of assurance issue. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with the staff comments and conditions outlined in Sections 4, 5 and 6 of the staff report. 2. The sno shack must be installed in compliance with building codes. 3. Signage on the sno shack is to be limited to a wall sign on each wall that complies with the 10% allowable coverage stipulated in the ordinance. No roof sign is permitted. Staff recommends approval of a variance from the screening requirement on the east perimeter of the site. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2003) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval 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 vote was 10 ayes, 0 noes and 1 absent. 0