HomeMy WebLinkAboutZ-6655-A Staff AnalysisMay 15, 2003
ITEM NO.: A FILE NO.: Z -6655-A
NAME: Splash Car Wash — Conditional Use Permit
LOCATION: 3421 Old Cantrell Road
OWNER/APPLICANT: JSM Enterprises/Splash Car Wash
PROPOSAL: A conditional use permit is requested to allow for
development of a two -bay automatic car wash, with
vacuums, on this C-3 zoned property.
ORDINANCE DESIGN STANDARDS:
SITE LOCATION:
The property is located at the southeast corner of Old Cantrell Road and
Mart Drive.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located within an area of mixed uses. Although all
surrounding properties are zoned C-3 Commercial, not all properties in
the area contain commercial uses. Offices are located to the north, south
and southeast. A high-rise residential structure (Riveria) is located to the
northwest. The commercial uses in the immediate vicinity range from
boutiques and restaurants to an automobile sales lot and a self -serve car
wash. Staff does have concerns about the compatibility of this use with
the neighborhood. Although there are other uses in the area, the
predominant use seems to be smaller shops, restaurants and offices.
Staff is not sure that another automobile oriented use fits as well with the
existing use mix as another retail or restaurant use would.
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified and the Cedar Hill Terrace and
Hillcrest Neighborhood Associations were notified of this request.
3. ON SITE DRIVES AND PARKING:
The site is accessed by a one-way drive off of Old Cantrell Road. After
exiting the car wash, vehicles leave the site via a one-way drive onto Mart
Drive. There is stacking space for four vehicles in each lane of the car
wash. A parking pad is provided for a technician visiting the site to service
the equipment.
May 15, 2003
ITEM NO.: A (Cont.) FILE NO.: Z -6655-A
4. SCREENING AND BUFFERS:
Areas set aside for buffers and landscaping meet and exceed ordinance
requirements.
5. PUBLIC WORKS COMMENTS:
1. The proposed and existing right-of-way widths, street improvements,
and sidewalk locations as shown on the plans are acceptable. Repair
or replace any existing curb, gutter or sidewalk prior to occupancy.
Sidewalks are in poor condition.
2. 20 feet radial dedication of right-of-way is required at the intersection
of Old Cantrell and Mart Drive.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available, not adversely affected.
Entergy: Approved as submitted.
Reliant: No Comments received.
Southwestern Bell: Approved as submitted.
Water: Contact Central Arkansas Water if additional and/or larger
meter(s) are required. Installation of an RPZ backflow preventer
before the first outlet will be required.
Fire Department: Approved as submitted.
County Planning: No Comments.
CATA: Site is on bus route #21 but has no effect on bus radius, turnout
and route.
SUBDIVISION COMMITTEE COMMENT: (MARCH 13, 2003)
Joe White and Paul Stagg were present representing the application. Staff
presented the item and noted additional information was needed regarding
building design, signage, site lighting, employees, dumpster screening and
fencing. In response to a question from staff, the applicant explained that the
order stations were located under the eave of the building, at the entrance to
each tunnel. Staff raised the question of what would happen if a customer
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May 15, 2003
ITEM NO.:
FILE NO.: Z-6655
entered the site only to find the car wash out of order. The applicant responded
that the customer could actually drive through the facility or could turn around
and exit the site. Staff noted that variances would be needed for the building
setback and the dumpster positioning. The applicant responded that the building
could be relocated to eliminate the setback variance.
Public Works and Landscape Comments were noted.
The applicant then showed a sketch plan with vacuums located in the entrance
drive and asked staff's opinion. Staff responded that there would be concerns
about inadequate stacking space. Staff also noted that there had already been
several telephone calls expressing opposition to the car wash and adding
vacuums to the plan would likely only add to the neighbor's concerns.
The applicant was advised to respond to staff issues no later than noon,
Wednesday March 19, 2003. The Committee then forwarded the item to the full
Commission.
STAFF ANALYSI
Splash Car Wash proposes to construct a two -bay automatic car wash facility on
the vacant, C-3 zoned property located at 3421 Old Cantrell Road. Access to
the site is proposed by a one-way drive off of Old Cantrell Road. The driveway is
divided, with two vacuum islands located along one of the aisles. After exiting
the car wash tunnel, vehicles leave the site via a one-way driveway onto Mart
Drive. The proposed building structure is concrete block and glazed block with a
veneer of EIFS and simulated stone. The roof is to have a 7/12 pitch with
simulated slate shingles. Signage is to consist of one ground -mounted sign not
to exceed commercial standards (36 feet in height and 160 square feet in area)
and wall signage over the tunnel entrance. A dumpster is located between the
building and Mart Drive. A variance is required to allow the dumpster at this
location. The Code prohibits the orientation of dumpsters to the street. An
employee will be on the site for periodic maintenance. Hours of operation are
proposed to be 24 hours a day, 7 days a week. Site lighting is proposed to be
low-level and directed away from adjacent properties.
On March 19, 2003, the applicant submitted a revised site plan and responses to
issues raised at Subdivision Committee. Although the applicant has, with one
exception, addressed most of staff's site plan related issues, staff has concerns
about this proposal. The applicant has indicated two vacuum islands to be
placed near the entrance to the site, along one aisle of the divided driveway.
Staff is concerned that the presence of the vacuum islands could add noise to
the site and could impact traffic flow onto the site from the street. The presence
of the vacuums clearly makes the use more of an outdoor, C-4 type use.
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May 15, 2003
ITEM NO.: A Cont. FILE NO.: Z -6655-A
Staff's primary concern is whether the proposed car wash is compatible with
uses in the area_ Although there are a variety of uses in the area, the nature of
the neighborhood lends itself more forwards smaller specialty shops, restaurants
and other entertainment related uses. Staff has met with a representative of a
coalition of business owners in the area who has voiced those same concerns.
There is a desire to create an identity for the area similar to that of the River
Market or Heights. Staff does not believe that a business such as that proposed
by the applicant is compatible with that goal. In 1988, it was determined by the
Planning Commission and Board of Directors that car washes were C-4 uses
and not appropriate by -right in C-3. Ordinance No. 15,571 (11-1-88) amended
the Zoning Ordinance by removing car washes as a by -right use in C-3 and
allowing them only as a conditional use in that zoning district. Concerns voiced
during discussions leading up to the ordinance amendment included noise,
hours of operation and traffic associated with car washes.
It is staff's opinion that a car wash is not an appropriate use for the C-3 zoned
property at 3421 Old Cantrell Road.
STAFF RECOMMENDATION:
Staff recommends denial of the application.
PLANNING COMMISSION ACTION: (APRIL 3, 2003)
The applicants were present. There were several objectors present. Several
letters and a petition of opposition had been submitted. As is its practice, the
Commission offered the applicant an opportunity to defer since only eight (8)
commissioners were present. The applicant requested a deferral. After a
discussion of the length of a deferral, a motion was made to defer the item to the
May 15, 2003 agenda. The vote was 8 ayes, 0 noes and 3 absent.
PLANNING COMMISSION ACTION: (MAY 15, 2003)
The applicant was not present. There were three objectors present. Staff
informed the Commission that the applicant had submitted a request that the
item be withdrawn.
There was no further discussion.
The item was placed on the Consent Agenda and approved for withdrawal by a
vote of 11 ayes, 0 noes and 0 absent.
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