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HomeMy WebLinkAboutZ-7015 Staff AnalysisT May 3, 2001 ITEM NO.: 18 FILE NO.: Z-7015 NAME: Integra Addition Car Wash - Conditional Use Permit LOCATION: 8900 Geyer Springs Road OWNER/APPLICANT: Baseline Partners, LLC / John Pownall, Thomas Engineeting PROPOSAL. To obtain a conditional use permit for a car wash with a mix of five self -serve and one unmanned automatic car wash bays on property zoned C-3, General Commercial. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This 0.69 acre site is located on the west side of Geyer Springs Road, a short distance south of Baseline Road and north of Senate Drive. 2. COMPATIBILITY WITH NEIGHBORHOOD: The proposed site is zoned C-3, General Commercial, and is bounded on the north and west by C-3 zoning. To the east across Geyer Springs Road the zoning is R-2, Single Family Residential. To the south is a strip of C-3 which would be an access easement to the property behind this site. Further to the south next to the C-3 is a strip of R-2, which separates the C-3 zoning from what used to be R-2 zoning, but is now zoned 0-3, General Office. Staff believes the proposed use would be compatible with the neighborhood. The Cloverdale and Windamere Neighborhood Associations and Southwest Little Rock United for Progress, all property owners within 200 feet, and all residents within 300 feet that could be identified, were notified of the public hearing. May 3, 2001 ITEM NO.: 18 (Cont.) FILE NO.: Z-7015 3. ON SITE DRIVES AND PARKING: This site is currently a parking area for a larger C-3 zoned property. The larger tract would be re -platted and this site would become a separate lot. It is, and would continue to be, surrounded by paved parking. There are existing curb cuts just off the northeast and southeast corners of this proposed site which would provide access from Geyer Springs. The most northern drive would be two-way while the southern one would be one-way out only. A car washing facility is required to have 5 parking spaces plus 1 space for every 250 square feet of gross building area. The proposed structures have approximately 4865 square feet of area which would require 19 parking spaces. The total required parking would be 24 spaces. The proposed site plan provides adequate parking. 4. SCREENING AND BUFFERS: Since this is a separate plat of property it will be necessary to provide a nine -foot wide landscape strip along the northern, eastern and western site perimeters exclusive of designated driveways; this is a requirement of the Landscape Ordinance. The south side would not require landscaping once it is re -platted as an access easement. A street on-site buffer width of 12 feet is required. Curb and gutter will be required to protect landscaped areas from vehicular traffic. After allowing for reasonable access, the proposed landscaping and buffers is adequate. 5. PUBLIC WORKS COMMENTS: a. Geyer Springs Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2 May 3, 2001 ITEM NO.: 18 (Cont.) FILE NO.: Z-7015 b. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. c. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. d. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Water: Due to the nature of the processes used in this facility, installation of a reduced pressure zone backflow preventer will be required on the domestic water service. Contact the Water Works regarding meter size and location. Wastewater: Sewer available, not adversely affected. Southwestern Bell: Approved as submitted. AR LA: No comments received. Entergy: Approved as submitted. Any pole relocation will require contribution from applicant. Fire Department: Approved as submitted. CATA: Site is on bus routes #17 and 17A and has no effect on bus radius, turnout and route. 7. STAFF ANALYSIS: The applicant has requested a conditional use permit for a car wash with a mix of five self -serve and one unmanned automatic car wash bays. The facility would be one story. The self -serve wand bays would be open 24 hours a day. The automatic bay would be open from 7:00 a.m. to 7:00 p.m. daily. Signage would comply with the requirements allowed within C-3 zoning. All siting requirements such as setbacks, height, parking, landscaping and buffers are met by the proposal. Landscape islands are proposed that would set boundaries outlining the proposed site and separate it from the rest of the tract. Traffic flow is set up so that queuing for the various bays would all occur on 3 May 3, 2001 ITEM NO.: 18 (Cont.) FILE NO.: Z-7015 site and exiting would be into the access easement on the south side of the site. From there easy exiting onto Geyer Springs could be made. The applicant previously agreed to final plat lots 2 & 3, the car wash is on lot 3, and clean the drainage ditch on the south side of the property outside of the existing wood privacy fence. Also, the final plat should include a cross -access easement along the entire south side of Lot 3. Staff believes the proposed use is reasonable and would be compatible with the neighborhood. 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. c. All exterior lighting must be low intensity and directed downward and inward to the property and not towards any residential zoned area. d. Final plat lots two and three and include a cross - access easement along the entire south side of Lot 3. e. Clean the drainage ditch on the south side of the property outside of the existing wood privacy fence. SUBDIVISION COMMITTEE COMMENTS: (APRIL 12, 2001) John Pownall and Mike Berg were present representing the application. Staff gave a brief description of the proposal and briefly reviewed the comments provided to the applicant. Staff emphasized the need to include landscaping and buffers on the north, east and west sides, show a traffic flow plan including where cars would wait to use the wash bays, and to show parking areas. Staff reminded the applicant to provide notification by certified mail to property owners within 200 feet no later 4 May 3, 2001 ITEM NO.: 18 (Cont.) FILE NO.: Z-7015 than April 18; 2001, and that the applicant must provide postmarked certified outgoing receipts, the abstract list of property owners, and the original notification letter with affidavit completed, to Staff no later than six days prior to the public hearing. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. PLANNING COMMISSION ACTION: (MAY 3, 2001) John Pownall and Mike Berg were present representing the application. There were no registered objectors and one proponent, Norm Floyd from Southwest Little Rock United for Progress, present. Staff presented the item with a recommendation for approval subject to compliance with the conditions listed under "Staff Recommendation," paragraph 8 above. The item was placed on the Consent Agenda and approved as submitted to include staff comments and recommendations. The vote was 10 ayes, 0 nays and 1 absent. 0