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Home My WebLink AboutZ-6973-C Staff AnalysisJanuary 20, 2005 ITEM NO.: F FILE NO.: Z -6973-C NAME: Big Red Fina Car Wash — Conditional Use Permit LOCATION: SW corner of David O Dodd and Colonel Glenn OWNER/APPLICANT: TerraForma, LLC/Andrew Hicks, Architect PROPOSAL: A conditional use permit is requested to allow for construction of an automatic car wash in conjunction with a proposed convenience store on this C-3 zoned property. The application is associated with a proposed commercial plat; (S -1423-A) The Village at Colonel Glenn Revised Preliminary Plat. 1. SITE LOCATION: The property is located at the southwest corner of David O Dodd and Colonel Glenn Roads. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located within the large commercial node which extends along Colonel Glenn Road from Lawson Road to Talley Road. The area is characterized by new commercial and office warehouse developments. Several new developments are under construction or in the planning phase; including a bank, car dealership and a 500,000 square foot shopping center. The proposed convenience store and automatic car wash are compatible with uses and zoning in the area. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the SWLR United for Progress and John Barrow Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKIN Access to the site is off of two proposed access easements; one on the south and one on the west. The access easements also serve the other lots in this commercial subdivision. There is no direct access to either David O Dodd or Colonel Glenn Roads. Thirty-seven (37) parking spaces are provided on the site in addition to stacking space at the pump islands, the restaurant's drive-through window and the car wash. There appears to be sufficient parking on the site for the proposed uses. January 20, 2005 ITEM NO.: F (Cont.) FILE NO.: Z -6973-C 4. SCREENING AND BUFFERS: Compliance with the City's landscape and buffer ordinances is required. Areas set aside for buffers and landscaping appear to meet with ordinance requirements. An irrigation system to water landscaped areas is required. 5. PUBLIC WORKS COMMENTS: 1. From the previous comment on rezoning a portion of this property: Colonel Glenn Road is classified on the Master Street Plan as a principal arterial. A minimum dedication of right-of-way to 55 feet from centerline will be required plus additional right-of-way for turn lanes at the arterial to arterial intersection. An additional 10 feet of right-of-way must be shown on the plat. 2. From the previous comment on rezoning a portion of this property: David O Dodd is classified on the Master Street Plan as a minor arterial. A minimum dedication of right-of-way 45 feet from centerline will be required plus additional right-of-way for turn lanes at the arterial to arterial intersection. An additional 10 feet of right-of-way must be shown on the plat. 3. The site plan does not match the approved preliminary plat. An access and utility easement must be shown along the entire western property line between lots 1 and 2. The shared driveway is to be located at least 300 feet back from the adjacent right-of-way line. 4. Provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. Two additional lanes are required on David O Dodd and 2 Y2 lanes on Colonel Glenn. 5. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any additional land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. Storm water detention ordinance applies to this property. 7. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 8. Street Improvements plans shall include signage, striping and signal modifications. Traffic Engineering must approve completed plans prior to construction. 2 January 20, 2005 ITEM NO.: F (Cont.) FILE NO.: Z -6973-C 6. UTILITY_ FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: Fifteen (15) foot additional easement needed adjacent to and south of right-of-way of Colonel Glenn Road due to OSHA, if any sign to be erected at a later time. CenterPoint Energy: No Comments received Southwestern Bell: No Comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in additional to normal charges. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Fire Department: Fire hydrant may be required. County Planning: No Comments. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT (NOVEMBER 11, 2004) The applicants were present. Staff presented the item and noted that additional information was needed regarding signage, building design and fencing. Public Works, Landscape and Utility Comments were presented and discussed. Staff noted that the plan did not correspond with the previous approved plat. Staff stated the plat needed to be amended to add the additional property and to address the issues related to driveway locations and access easements. Staff stated this item needed to be deferred due to the outstanding plat issues. It was suggested that the application could be placed on the same agenda as the 3 January 20, 2005 ITEM NO.: F Cant ] FILE NO.: Z -6973-C amended plat. The applicants asked if there was any way to keep this C.U.P. application on this agenda. Staff responded again that the item needs to be deferred due to the outstanding plat -related issues. The applicant was advised to continue to address staff issues on this application. STAFF ANALYSIS: A conditional use permit is requested to allow for construction of a single -tunnel, automatic car wash in conjunction with a convenience store with gas pumps/restaurant to be constructed on this C-3 zoned, 1.78 acre lot. The convenience store/restaurant development is allowed by -right in C-3. The proposed car wash requires a C.U.P. The proposed development consists of a single building containing the convenience store and fast food restaurant; a detached canopy over six (6) fuel pumps; and the car wash tunnel building. Thirty-seven (37) parking spaces and the associated driveways are also included. The facility will operate 24 hours a day, 7 days a week. The car wash building is fourteen (14) feet in height and will be built of split face block. A prefab, internally illuminated awning will wrap around the structure. The awning will not extend above the vertical wall of the building. All car wash equipment will be located within the building. A single sign reading "Touch Free Car Wash" will be incorporated into the awnings on each of the four (4) sides. Signage on the awnings is not to exceed fifty percent (50%) of the surface area of the awning. The applicant has responded to various issues raised by staff. The lot has been reconfigured slightly to conform to the proposed preliminary plat. The car wash building has been reoriented and the driveways have been altered to eliminate traffic conflicts. Landscape issues appear to have been addressed and signage on the site will conform to commercial district standards. Although not shown on the site plan, the menu board speakers for the restaurant drive-through must comply with the baffle and screen wall requirements of Section 36-298.(1) of the Code. To staff's knowledge, there are no outstanding issues. STAFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. for the single -tunnel, automatic car wash subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the Staff Report. 0 January 20, 2005 ITEM NO.: F (Cont_ FILE NO.: Z -6973-C Staff recommends approval of a variance to allow awning signage on each of the 4 facades of the car wash building subject to the signage not exceeding 50% of the surface area of the awning. PLANNING COMMISSION ACTION: (DECEMBER 16, 2004) The applicant was not present. There were no registered objectors present. Staff recommended that the item be deferred to the January 20, 2005 agenda to be heard at the same time as a revised preliminary plat for the subdivision. There was no.further discussion. The item was placed on the Consent Agenda and deferred to the January 20, 2005 meeting by a vote of 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION: (JANUARY 20, 2005) 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; including the awning sign variance. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. 4