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HomeMy WebLinkAboutZ-7015-A Staff AnalysisMay 23, 2002 ITEM NO.: 6 FILE NO.: Z -7015-A NAME: Lot 3, Integra Addition — Revised Conditional Use Permit LOCATION: 9020 Geyer Springs Road OWNER/APPLICANT: Clean Tech Ventures, Inc./Paul Stagg PROPOSAL: A revised conditional use permit is requested to allow for placement of vacuum islands and a reduced setback for the ground -mounted sign on this existing carwash site. The property is zoned C-3 with a previously approved C.U.P. ORDINANCE DESIGN STANDARDS: SITE LOCATION: The property is located on the west side of Geyer Springs Road, one block south of Baseline Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located within the commercial node established around the intersection of Geyer Springs and Baseline Roads. The car wash itself is an appropriate use that was found by the Planning Commission to be compatible with the neighborhood: Staff does have concerns about the addition of vacuum islands on the west side of the development. The addition of these elements on the side closest to the single family homes brings the issue of compatibility into question. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Cloverdale, Windamere, Allendale and SWLRUP Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The car wash has no specifically defined parking spaces. Vehicles park at the vacuum islands or wash bays. Access to the site is gained via entrances off of access easements. No changes are proposed to the driveways other than a portion of the driveway at the front is now proposed to be used as parking for two new vacuum islands. May 23, 2002 ITEM NO.: 6 (Cont.) FILE NO.: Z -7015-A 4. SCREENING AND BUFFERS: The proposed vacuums along Geyer Springs Road are located within the minimum 9 -foot wide landscape buffer area required by both the zoning and landscape ordinances. 5. PUBLIC WORKS COMMENTS: 1. A Grading Permit for Special Flood Hazard Area will be required per Sec. 8-283. 2. Construction of the south entrance ramp does not meet the previously approved site plan and building permit. Contact Mel Hall at Public Works, (501) 371-4856. 6. UTILITY, FIRE DEPT, AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Reliant: Approved as submitted. Southwestern Bell: No Comments received. Water: Installation of an RPZA backflow preventer will be required prior to the first outlet on the line servicing the carwash. Contact Caroll Keatts, Central Arkansas Water's Cross Connection Program Administrator at 992-2431. Fire Department: Approved as submitted. County Planning: No Comments. CATA: No Comments received. SUBDIVISION COMMITTEE COMMENT: (MAY 2, 2002) Mike Berg and Thomas Pownall were present representing the application. Staff asked that the vacuum bases be removed from the landscape strip adjacent to the street. Staff noted the screen around the dumpster should be 8 feet in height. Staff also suggested that additional screening be placed or planted along the western perimeter of the site, where the new vacuum islands were proposed. During the ensuing discussion, Mr. Berg stated he would possibly reduce the number of proposed 2 May 23, 2002 ITEM NO.: 6 (Cont.) FILE NO.: Z -7015-A vacuum islands on the west perimeter and increase screening in that area. He voiced his desire to keep the two vacuum islands near the front, but to pull them back out of the landscape strip. Public Works and Landscape Comments were present. The applicant was advised to respond to staff issues no later than Wednesday, May 8, 2002. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: On May 3, 2001, the Planning Commission approved a conditional use permit to allow for the construction of a car wash on the C-3 zoned property located at 9020 Geyei Springs Road (Lot 3, Integra Addition). The approved plan included one structure containing an automatic car wash tunnel and 5 car wash bays and a separate canopy structure over vacuum islands. The development was recently completed and is in operation. Final review of the project revealed that the ground -mounted sign had been placed 3.88 feet closer to the front property line than permitted by Ordinance. The Code requires a minimum setback of 5 feet. The new sign has a setback of 1.12 feet. Additionally, 3 vacuum islands were constructed in the front landscape area, adjacent to Geyer Springs Road. The vacuums were subsequently removed but the concrete bases remain. The applicant was advised to file for an amended C.U.P. if he desired to keep the sign where it was located and the vacuum islands. The applicant subsequently filed asking for approval of a variance for the sign and to keep the 3 vacuum islands as well as to add 6 more vacuum islands on the west perimeter of the site. After the Subdivision Committee meeting, the applicant modified the request to include the sign, 2 vacuum islands in the front setback/landscape area and 3 vacuum islands adjacent to the landscape strip on the west perimeter. Staff supports the amendment to allow the sign to remain as it has been placed. Although the closest edge of the sign is located 1.12 feet from the property line, it is located 15 feet behind the curb of Geyer Springs Road and lines up with other signs along the street. There is good visual clearance under the sign so it does not seem to impact traffic visibility. Staff does not support the other elements of the request. The 2 vacuum islands adjacent to Geyer Springs Road are located in the landscape bed which is already at the minimum allowed by Code. They are located within a 25 foot platted setback area and, in staffs opinion, add to congestion at the front of the site. Moving those vacuum islands out of the landscape strip into the driveway/parking lot would not remedy the setback issue and would create probable traffic congestion within the site. The placement of driveways and the existing, canopy -covered vacuum island is not 3 May 23, 2002 ITEM NO.: 6 (Cont.) FILE NO.: Z -7015-A conducive to adding the vacuum islands at this location. Staff's concern with placing the vacuum islands at the rear (west) of the site is centered around noise and the possible impact on the residential properties adjacent to the southwest. As the car wash was originally approved, the enclosed, automatic car wash tunnel serves as a sound barrier, focusing the activities and noise of the site toward the street. Bringing the vacuum islands onto the west side of that tunnel would focus the noise of the vacuums and the associated noise from people at the vacuums to the west. Staff feels that there may be some negative impact on the nearby residential properties from such a revision to the C.U.P. STAFF RECOMMENDATION: Staff recommends approval of the amendment to allow the ground -mounted sign to remain as it has been placed. Staff recommends denial of the request to have the vacuum islands at either the street side or west perimeters of the site as proposed. PLANNING COMMISSION ACTION: (MAY 23, 2002) Paul Stagg and Mike Berg were present representing the issue. There were three objectors present. One letter of opposition had been received from the SWLRUP Neighborhood Association. Staff presented the item and noted that a revised plan had been submitted that showed two, uncovered vacuum islands remaining in the front landscape strip and two additional vacuum islands being located at the northwest corner of the site. Staff recommended approval of the sign and of the two vacuum islands at the northwest corner. Staff recommended denial of the request to have the islands at the front of the site. Paul Stagg stated the amount of business at the site created the need for additional vacuums. He stated the vacuums were proposed at the front of the site for safety reasons. He presented a slide -show that highlighted the site. Mr. Stagg stated the site was well landscaped. He proposed to add a few more trees to the site and to place vine -covered lattice around the vacuums to provide additional screenings. Commissioner Floyd asked why the vacuum islands had been placed in the landscape strip in the first place, since the previously approved site plan clearly did not show then. Mr. Stagg responded that he did not know. Commissioner Floyd expressed his disappointment that the approved plan had not been followed after all the work that the neighborhood and applicant had put into the original application. Mr. Stagg apologized and stated it was his desire that the car wash be a good neighbor. 2 May 23, 2002 ITEM NO.: 6 Cont. FILE NO.: Z -7015-A Troy Laha spoke on behalf of Kay Coleman, president of the Allendale Neighborhood Association. He voiced the Association's opposition to placing vacuum islands on the west side of the site and of allowing vacuums in the front landscape strip. Commissioner Nunnley asked Mr. Laha where the proposed vacuums could be placed. Mr. Laha responded that he was not going to design the site for the applicant. Mr. Laha stated the placement of the vacuums was an important issue when the original application was being considered. Janet Berry, president of SWLRUP, voiced opposition to having vacuums either on the west side of the site or in the landscape strip. She stated did not oppose allowing the sign to remain as it had been erected. Pam Adcock, president of the Cloverdale Neighborhood Association, stated she felt what Mr. Staggs had done was a "slap in the face" to those residents who worked on the original plan. She suggested leaving the two uncovered vacuums on the east side of the site, but moving them out of the landscape strip. Ms. Adcock voiced her opposition to allowing any vacuums west of the automatic tunnel. During the subsequent discussion of relocating the vacuums, staff suggested placing them immediately east of the automatic tunnel, more in the middle of the site. Mr. Stagg responded that placing vacuums in that location might interfere with access to one of the self-service bays. In response to a question from Chairman Lowry, Mr. Stagg stated placing the vacuums east of the tunnel could work but it would be an inconvenience. Commissioner Nunnley voiced his inclination to vote against the item since the applicant did not follow the originally approved plan. A motion was made to approve the request to allow the sign to remain as it had been erected. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. A motion was made to approve the placement of the vacuum islands, as proposed by the applicant (two in the front landscape strip and two at the northwest corner of the site). The motion failed with a vote of 0 ayes, 9 noes and 2 absent. 5 FILE NO.: Z -7015-A NAME: Lot 3, Integra Addition — Revised Conditional Use Permit LOCATION: 9020 Geyer Springs Road OWNER/APPLICANT: Clean Tech Ventures, Inc./Paul Stagg PROPOSAL: A revised conditional use permit is requested to allow for placement of vacuum islands and a reduced setback for the ground -mounted sign on this existing carwash site. The property is zoned C-3 with a previously approved C.U.P. ORDINANCE DESIGN STANDARDS: SITE LOCATION: The property is located on the west side of Geyer Springs Road, one block south of Baseline Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located within the commercial node established around the intersection of Geyer Springs and Baseline Roads. The car wash itself is an appropriate use that was found by the Planning Commission to be compatible with the neighborhood. Staff does have concerns about the addition of vacuum islands on the west side of the development. The addition of these elements on the side closest to the single family homes brings the issue of compatibility into question. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Cloverdale, Windamere, Allendale and SWLRUP Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The car wash has no specifically defined parking spaces. Vehicles park at the vacuum islands or wash bays. Access to the site is gained via entrances off of access easements. No changes are proposed to the driveways other than a portion of the driveway at the front is now proposed to be used as parking for two new vacuum islands. FILE NO.: Z -7015-A Cont. 4. SCREENING AND BUFFERS: The proposed vacuums along Geyer Springs Road are located within the minimum 9 -foot wide landscape buffer area required by both the zoning and landscape ordinances. 5. PUBLIC WORKS COMMENTS: 1. A Grading Permit for Special Flood Hazard Area will be required per Sec. 8-283. 2. Construction of the south entrance ramp does not meet the previously approved site plan and building permit. Contact Mel Hall at Public Works, (501) 371-4856. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Reliant: Approved as submitted. Southwestern Bell: No Comments received. Water: Installation of an RPZA backflow preventer will be required prior to the first outlet on the line servicing the carwash. Contact Caroll Keatts, Central Arkansas Water's Cross Connection Program Administrator at 992-2431. Fire Department: Approved as submitted. County Planning: No Comments. CATA: No Comments received. SUBDIVISION COMMITTEE COMMENT: (MAY 2, 2002) Mike Berg and Thomas Pownall were present representing the application. Staff asked that the vacuum bases be removed from the landscape strip adjacent to the street. Staff noted the screen around the dumpster should be 8 feet in height. Staff also suggested that additional screening be placed or planted along the western perimeter of the site, where the new vacuum islands were proposed. During the ensuing discussion, Mr. Berg stated he would possibly reduce the number of proposed vacuum islands on the west perimeter and increase screening in that area. He voiced 2 FILE NO.: Z -7015-A (Cont.) his desire to keep the two vacuum islands near the front, but to pull them back out of the landscape strip. Public Works and Landscape Comments were present. The applicant was advised to respond to staff issues no later than Wednesday, May 8, 2002. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: On May 3, 2001, the Planning Commission approved a conditional use permit to allow for the construction of a car wash on the C-3 zoned property located at 9020 Geyer Springs Road (Lot 3, Integra Addition). The approved plan included one structure containing an automatic car wash tunnel and 5 car wash bays and a separate canopy structure over vacuum islands. The development was recently completed and is in operation. Final review of the project revealed that the ground -mounted sign had been placed 3.88 feet closer to the front property line than permitted by Ordinance. The Code requires a minimum setback of 5 feet. The new sign has a setback of 1.12 feet. Additionally, 3 vacuum islands were constructed in the front landscape area, adjacent to Geyer Springs Road. The vacuums were subsequently removed but the concrete bases remain. The applicant was advised to file for an amended C.U.P. if he desired to keep the sign where it was located and the vacuum islands. The applicant subsequently filed asking for approval of a variance for the sign and to keep the 3 vacuum islands as well as to add 6 more vacuum islands on the west perimeter of the site. After the Subdivision Committee meeting, the applicant modified the request to include the sign, 2 vacuum islands in the front setback/landscape area and 3 vacuum islands adjacent to the landscape strip on the west perimeter. Staff supports the amendment to allow the sign to remain as it has been placed. Although the closest edge of the sign is located 1.12 feet from the property line, it is located 15 feet behind the curb of Geyer Springs Road and lines up with other signs along the street. There is good visual clearance under the sign so it does not seem to impact traffic visibility. Staff does not support the other elements of the request. The 2 vacuum islands adjacent to Geyer Springs Road are located in the landscape bed which is already at the minimum allowed by Code. They are located within a 25 foot platted setback area and, in staff's opinion, add to congestion at the front of the site. Moving those vacuum islands out of the landscape strip into the driveway/parking lot would not remedy the setback issue and would create probable traffic congestion within the site. The placement of driveways and the existing, canopy -covered vacuum island is not conducive to adding the vacuum islands at this location. 3 FILE NO.: Z -7015-A (Cant. Staff's concern with placing the vacuum islands at the rear (west) of the site is centered around noise and the possible impact on the residential properties adjacent to the southwest. As the car wash was originally approved, the enclosed, automatic car wash tunnel serves as a sound barrier, focusing the activities and noise of the site toward the street. Bringing the vacuum islands onto the west side of that tunnel would focus the noise of the vacuums and the associated noise from people at the vacuums to the west. Staff feels that there may be some negative impact on the nearby residential properties from such a revision to the C.U.P. STAFF RECOMMENDATION: Staff recommends approval of the amendment to allow the ground -mounted sign to remain as it has been placed. Staff recommends denial of the request to have the vacuum islands at either the street side or west perimeters of the site as proposed. PLANNING COMMISSION ACTION: (MAY 23, 2002) Paul Stagg and Mike Berg were present representing the issue. There were three objectors present. One letter of opposition had been received from the SWLRUP Neighborhood Association. Staff presented the item and noted that a revised plan had been submitted that showed two, uncovered vacuum islands remaining in the front landscape strip and two additional vacuum islands being located at the northwest corner of the site. Staff recommended approval of the sign and of the two vacuum islands at the northwest corner. Staff recommended denial of the request to have the islands at the front of the site. Paul Stagg stated the amount of business at the site created the need for additional vacuums. He stated the vacuums were proposed at the front of the site for safety reasons. He presented a slide -show that highlighted the site. Mr. Stagg stated the site was well landscaped. He proposed to add a few more trees to the site and to place vine -covered lattice around the vacuums to provide additional screenings. Commissioner Floyd asked why the vacuum islands had been placed in the landscape strip in the first place, since the previously approved site plan clearly did not show then. Mr. Stagg responded that he did not know. Commissioner Floyd expressed his disappointment that the approved plan had not been followed after all the work that the neighborhood and applicant had put into the original application. Mr. Stagg apologized and stated it was his desire that the car wash be a good neighbor. Troy Laha spoke on behalf of Kay Coleman, president of the Allendale Neighborhood Association. He voiced the Association's opposition to placing vacuum islands on the west side of the site and of allowing vacuums in the front landscape strip. 4 FILE NO.: Z -7015-A (Cont Commissioner Nunnley asked Mr. Laha where the proposed vacuums could be placed. Mr. Laha responded that he was not going to design the site for the applicant. Mr. Laha stated the placement of the vacuums was an important issue when the original application was being considered. Janet Berry, president of SWLRUP, voiced opposition to having vacuums either on the west side of the site or in the landscape strip. She stated did not oppose allowing the sign to remain as it had been erected. Pam Adcock, president of the Cloverdale Neighborhood Association, stated she felt what Mr. Staggs had done was a "slap in the face" to those residents who worked on the original plan. She suggested leaving the two uncovered vacuums on the east side of the site, but moving them out of the landscape strip. Ms. Adcock voiced her opposition to allowing any vacuums west of the automatic tunnel. During the subsequent discussion of relocating the vacuums, staff suggested placing them immediately east of the automatic tunnel, more in the middle of the site. Mr. Stagg responded that placing vacuums in that location might interfere with access to one of the self-service bays. In response to a question from Chairman Lowry, Mr. Stagg stated placing the vacuums east of the tunnel could work but it would be an inconvenience. Commissioner Nunnley voiced his inclination to vote against the item since the applicant did not follow the originally approved plan. A motion was made to approve the request to allow the sign to remain as it had been erected. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. A motion was made to approve the placement of the vacuum islands, as proposed by the applicant (two in the front landscape strip and two at the northwest corner of the site). The motion failed with a vote of 0 ayes, 9 noes and 2 absent. 5