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HomeMy WebLinkAboutZ-6876 Staff AnalysisAugust 3, 2000 ITEM NO.: 11 FILE NO.: Z-6876 NAME: Fina Convenience Store - Conditional Use Permit T.nr-ATTM: 7200 West 12th Street OWNER/APPLICANT: R.J. Properties, LLC/Doug Hendrix PROPOSAL: To obtain a conditional use permit to build a car wash in combination with a gas station and convenience store facility on property zoned C-3, General Commercial, located at 7200 West 12th Street. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This 2.1 acre site is located at the northeast corner of the intersection of Rodney Parham Road and 12th Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: This site is zoned C-3, General Commercial, and is surrounded by commercial and industrial zoned properties. To the east the zoning is R-2, Single Family Residential, and contains a cemetery. The properties to the north, northwest, immediate west and southwest are zoned C-3, General Commercial. They all have commercial uses on them except to the north, which is vacant. To the southeast and further to the=west the zoning is I-2. Staff believes the proposed use would be compatible with the neighborhood. The University Park Neighborhood Association, all property owners within 200 feet, and all residents within 300 feet that could be identified, were notified of the public hearing. 3. ON SITE DRIVES AND PARKING: The proposal contains one driveway onto 12th Street and two onto Freeway Drive. Parking spaces required for the gas and convenience store part of the facility would be 4 plus 1 August 3, 2000 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-6876 per 300 square feet of floor area. That results in 14 required spaces. Those would be provided when counting the spaces at the fuel pumps. The proposed plan includes two stacking spaces for each of the two auto washes, and one or two for each of the self -serve and vacuum bays, which should be adequate. 4. SCREENING AND BUFFERS: The proposed six foot wide street buffer along 12t' Street meets the requirement when averaged out. However, it drops six.feet below the full width requirement without transfers most of the way. A three foot wide building landscape strip between the public parking area and building is required. Some flexibility with this requirement is allowed. 5. PUBLIC WORKS COMMENTS: a.Easements shown for proposed storm drainage are required. b.Easements for proposed stormwater detention facilities are required. c. Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP". d.Driveways shall conform to Sec. 31-210 or Ordinance 18,031. e. Stormwater Detention per Ordinance 14,787 and the "Drainage Manual" is required. f. Prepare letter for streetlights as required by Sec. 31-403. g. Plans of all work in right-of-way shall be submitted for approval prior to start of work. h. A Sketch Grading and Drainage Plan per Sec. 29-186 (e) is required. i . A grading Permit per Secs. 29-186 ( c) & (d) is required. j. Construct a right -turn -lane on 12th Street for efficient movement of traffic. k. Make the driveway on 12th Street right -in -right -out only by constructing a triangular island. 1. Current ordinance does not allow two driveways on the north side of the property. Close driveway closer to the Northwest corner of the property or request a variance. FA August 3, 2000 SUBDIVISION ITEM NO.: 11 (Cont.) 6. UTILITY, FIRE DEPT., AND CATA COMMENTS: FILE NO.: Z-6876 Water: Contact the Water Works regarding meter size and location. A RPZ backflow preventer is required prior to the first outlet on the waterline serving the carwash. Wastewater: Sewer available, not adversely affected. Southwestern Bell: No comments received. ARKLA: No comments received. Entergy: Approved as submitted. Fire Department: Check with water works for location of nearest fire hydrant and include it on site plan. CATA: No comments. 7. STAFF ANALYSIS: The applicant has requested a conditional use permit to build a combination gas station, convenience store, and car wash facility on 2.1 acres of property zoned C-3, General Commercial. The facility would be open 24 hours per day. The car wash along the east side of the site necessitated the need for the conditional use permit request. It would consist of two automatic wash bays, plus six self -serve and three vacuum bays. The proposed plan meets all siting, parking, and landscaping requirements except for the second driveway on Freeway Drive. The justification the applicant provided for the second driveway was for ease and safety of movement for the 18 -wheel tanker servicing the fuel pumps. The proposed plan would allow the tanker to come to the site straight from I-630 and allow it to enter and exit the site from Freeway Drive without ever having to enter 12th Street. Staff does support a variance to allow that second driveway. The applicant proposes one pole sign located as shown on the site plan, sized within C-3 sign criteria. It would be 35 feet tall and contain a sign area of 147 square feet or 3 August 3, 2000 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-6876 less compared to ordinance maximums of 36 feet tall and 160 square feet respectively. This site is located in an area of mixed uses including a cemetery, offices, commercial, and industrial. Staff believes the proposed use would be compatible with the area. 8. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: a. Comply with the City's Landscape and Buffer Ordinances. b. Comply with Public Works Comments, but with a variance for the driveways onto Freeway Drive. c. All exterior lighting must be low intensity and directed downward and inward to the property. Staff also recommends approval of the variance to allow two driveways along Freeway Drive. SUBDIVISION COMMITTEE COMMENTS: (JULY 13, 2000) James Huff and Doug Hendricks were present representing the application. Staff gave a brief description of the proposal. Public Works review%d their comments. A short discussion took place regarding justification of the two driveways on Freeway Drive. Staff also explained the screening and buffer requirements, and asked for clarification of some of the lines and notes on the site plan and survey. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. PLANNING COMMISSION ACTION: (AUGUST 3, 2000) Ronald Madding was present representing the application. There were three registered objectors present. Staff presented the 4 August 3, 2000 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-6876 item with a recommendation for approval subject to compliance with the conditions listed under "Staff Recommendation," paragraph 8 above. Ronald Madding briefly reviewed the proposal, commented on the upscale nature of the proposed development, and a few comments about how the exterior would look. He stated that the size of the convenience store would be approximately 3,177 square feet. It would include a Deli and a Baskin Robbins. Commissioner Lowry asked about the hours of operation, for an estimate -of the number of customers expected daily, what made this a good location for this type of use, and he asked if Public Works saw any traffic problems and if a traffic signal was projected for the exit off of I-630 near this site. Mr. Madding stated that it would be open 24 hours per day, but he wasn't sure about the traffic volume. He estimated maybe about 1000 cars per month just for gas. He felt it would be a good location because it's close to I-630, and there aren't any other gas stations or convenience stores nearby. Public Works stated they did not see this use causing any particular traffic problems, but they weren't sure if the exit asked about was on the list for a traffic signal. Commissioner Rector commented that the proposed uses were allowed by right except for the car wash, and asked if the owner would go ahead and build even if he couldn't have the car wash. Mr. Madding said he didn't know for sure, but he expected that he would since the applicant had already bought the property. Commissioner Muse asked if there would be a drive-through for the Deli. Mr. Madding stated there would not be a drive-through. The opposition began with Mr. Ralph White, President of the University Park Neighborhood Association, speaking. He stated that their Association was 100% against this project, which would be backed up by a signed petition. Their main concerns were: increased traffic which they feel is already terrible; the proposed uses attracting drug activity; the car wash attracting loitering; and that the uses would decrease the safety of the University Park neighborhood. Mr. White also stated that the projected usage mentioned by Mr. Madding would generate about 10,000 not 1000 car trips per month. 5 August 3, 2000 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-6876 Estelle Matthis spoke in opposition making the added point that they felt that the convenience store and gas station were not needed at the proposed site and would be out of synch and character with the area. She stated that there were enough of the proposed services already near by, and the competition from this location would cause some of the others to. have to close down, especially at Asher and University, creating vacant businesses. She also brought up the safety concern and agreed that the car wash would create a place to "hang out" and lead to a drug problem. Madame Chair Adcock complimented the quality of the University Park neighborhood and how she felt they looked at issues very carefully and weren't quick to oppose everything. Commissioner Berry acknowledged the heartfelt concern of the members of the neighborhood. He then reviewed the type of uses that were already allowed "By Right" with the current zoning. He stated he felt it would be "arbitrary and capricious" to deny the car wash when the gas station and convenience store are allowed "By Right" already. He also commented that he felt the car wash aspect of this proposal wasn't related to the concerns and feelings of the neighborhood. Commissioner Lowery disagreed with Commissioner Berry that a denial would be "arbitrary and capricious", primarily because of the traffic he believes would be added to an area already congested. Commissioner Earnest brought up a concern that many of these type of uses install much too much lighting and he hoped the applicant would be sensitive to that lighting excess. He also stated that he was against the car wash. The applicant stated that they planned to use downward directed lighting that contains a feature that does focus the lighting downward very tightly. So he was sensitive to that concern. A motion was made to approve the application as submitted. The motion failed by a vote of 0 ayes, 8 nays and 3 absent.