Loading...
HomeMy WebLinkAboutZ-7375 Staff AnalysisApril 3, 2003 ITEM NO.: 16 FILE NO.: Z-7375 NAME: Splash Car Wash — Conditional Use Permit LOCATION: 7100 Cantrell Road OWNER/APPLICANT: S. Gene Cauley/Splash Car Wash PROPOSAL: A conditional use permit is requested to allow for construction of a single -tunnel, automatic car wash on this C-3 zoned property. ORDINANCE DESIGN STANDARDS: SITE LOCATION: The property is located on the north side of Cantrell Road, at Kentucky Street. 2, COMPATIBILITY WITH NEIGHBORHOOD; The property is located in an area of fairly intense commercial uses along Cantrell Road. Use of the property as a single -bay automatic car wash is compatible with uses and zoning in the area. The uses include a variety of retail business and several auto related uses, including an auto repair business and convenience stores with gas pumps and an auto sales business. The nature of development along Cantrell does not lend itself to pedestrian oriented businesses and the car wash seems an appropriate use. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Meriwether Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The site is accessed by a one-way driveway off of Cantrell Road. A single lane goes through the car wash and a bypass lane circles around the building. After either going through the wash or circling around the building, customers exit the site by a one-way driveway back onto Cantrell Road. There is one parking space located in front of the dumpster for use by a technician servicing the facility. April 3, 2003 M NO.: 16 (Cont.) FILE NO.: Z-7375 4. SCREENING AND BUFFERS: Areas set aside for buffers and landscaping meet with ordinance requirements. 5. PUBLIC WORKS COMMENTS: 0 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 45 feet from centerline in this mature area of development will be required. 2. The proposed land use would classify Kentucky Street on the Master Street Plan as a minor commercial street. Dedicate right-of-way to 25 feet from centerline. 3. 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. Improvements may qualify for a contribution in -lieu of construction. 4. Service trucks and customers that do not proceed through the car wash would have to back out onto Highway 10 to exit, presenting a traffic hazard. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Existing sewer main located under proposed retaining wall. Relocation of sewer main required prior to construction. Contact Little Rock Wastewater Utility for details. Entergy: Approved as submitted. Reliant: No Comments received. Southwestern Bell: Approved as submitted. Water: Existing water facilities in this area need to be located to determine whether conflicts will be a problem. 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. 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 Planninq: No Comments. K April 3, 2003 ITEM NO.: 16 (Cont.) FILE NO.: Z-7375 CATH: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. SUBDIVISION COMMITTEE COMMENT: (MARCH 13, 2003) The applicant was present. Staff presented the item and noted that additional information was needed regarding building design, signage, employees, site lighting, dumpster screening and fencing. Staff was informed that the order station was located under the building's eave, at the entrance to the tunnel. Staff noted variances would be needed for the proposed building setback. Staff voiced concern about the impact on traffic on Cantrell Road. Staff noted that there would be limited stacking space and no way to exit the site other than for going through the car wash or backing onto Cantrell Road. The applicant stated that there should be adequate stacking space. He also suggested that a driveway could be installed to provide access around the car wash for those persons who do not use the car wash. Public Works Comments were presented. It was suggested that a deferral or waiver of the required Kentucky Street improvements might be appropriate. Landscape Comments were noted. The applicant was advised to respond to staff issues no later than noon, Wednesday March 19, 2003. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: Splash Car Wash proposes to construct a single -bay, automatic car wash on the C-3 zoned property at 7100 Cantrell Road. A one-way driveway enters the site east of the building and exits on the west. A driveway wraps around the building, providing a way for vehicles to exit the site without having to drive through the wash. The building is 22'3" in height and will be constructed of concrete block and glazed block with a veneer of EIFS and simulated stone. The roof will have a 7/12 pitch with simulated slate shingles. Signage consists of a single ground - mounted sign meeting commercial standards (36' in height and 160 square feet in area) and a wall sign on the east wall of the building. Lettering on the pavement and directional signs should be used to clearly identify the driveways as one-way. No vacuum islands are proposed. Once the right-of-way for Cantrell Road is dedicated, the building will have a setback of 5 feet from the front property line; although the setback from the curb of the road is actually 30t feet. 3 April 3, 2003 ITEM NO.: 16 FILE NO.: Z-7375 Staff is supportive of the requested conditional use permit. The proposed use is compatible with uses and zoning in the area. The site is very small and would be very difficult to develop as any other commercial use that would require on-site parking. The applicant has done a good job of addressing site plan related issues. Staff's primary issue of concern was the need to provide better circulation on the site to prohibit vehicles from backing into Cantrell Road. The applicant has addressed the concern by providing a bypass lane around the building. The applicant is requesting a waiver of the requirement to dedicate right-of-way for Kentucky Street and to have to build the street. Staff supports this waiver. Staff had previously supported a request to abandon that right-of-way. Staff's support for this conditional use permit is contingent upon the right-of-way and street improvement waiver being granted. If not, the affect on the site plan is such that the issue would need to be reconsidered by the Commission. On March 19, 2003, the applicant submitted a revised site plan and responses to issues raised by staff at Subdivision Committee. To staff's knowledge, there are no outstanding issues. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: Compliance with staff comments and conditions outlined in Sections 4, 5 and 6 of this report. 2. Directional signs must be installed at each driveway and lettering and arrows painted on each driveway clearly indicating one-way entrance and exit. 3. Site lighting must be low-level and directional, aimed inward to the site. 4. Signage is to be limited to one ground -mounted sign meeting commercial standards (36 feet in height and 160 square feet in area) and wall signage on the east wall of the building not to exceed 10% of that fagade. 5. If the right-of-way dedication and street improvement variances are not approved for Kentucky Street, the issue must return to the Planning Commission for reconsideration. Staff recommends approval of the requested waivers from the requirement to dedicate right-of-way for Kentucky Street and to construct Master Street Plan street improvements to Kentucky Street. Staff recommends approval of the variance to allow a front yard setback of 5 feet once right-of-way has been dedicated for Cantrell Road. 4 April 3, 2003 EM NO.: 16 [Cont. FILE NO.: Z-7375 PLANNING COMMISSION ACTION: (APRIL 3, 2003) 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. Staff also recommended approval of the right-of-way and boundary street waivers and of the setback variance. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 8 ayes, 0 noes and 3 absent. 5 April 13, 2006 ITEM NO.: 7 FILE NO.: Z-7375 NAME: Splash Car Wash — Conditional Use Permit Time Extension LOCATION: 7100 Cantrell Road OWNER/APPLICANT: Gene Cauley PROPOSAL: A one-year extension of a previously approved conditional use permit is requested to allow for construction of a car wash on this C-3 zoned lot. STAFF REPORT: On April 3, 2003, the Planning Commission approved a conditional use permit to allow for construction of a single -tunnel, automatic car wash on this C-3 zoned lot. Section 36-108(c) of the Code states: "Conditions may include time limits for exercise of authorization. However, the maximum allowable time shall be limited to three (3) years. Required permits must be obtained within the allotted period. On February 10, 2006, the applicant submitted a request for a one (1) year extension of the C.U.P. approval. No changes are proposed to the approved plan and all previous comments and conditions will be adhered to. A copy of the Commission's previous action is attached. Notice of the extension request was sent to the Meriwether Neighborhood Association and to all residents within 300 feet of the site who could be identified. STAFF RECOMMENDATION: Staff recommends approval of a one-year time extension, through April 3, 2007, subject to compliance with all previously approved comments and conditions as outlined in Zoning Case File No. Z-7375. PLANNING COMMISSION ACTION: (APRIL 13, 2006) 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. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 8 ayes, 0 noes and 3 absent. PREVIOUS WRITE-UP FOR APRIL 3, 2003 ITEM NO.: 16 FILE NO.: Z-7375 NAME: Splash Car Wash — Conditional Use Permit LOCATION: 7100 Cantrell Road OWNER/APPLICANT: S. Gene Cauley/Splash Car Wash PROPOSAL: A conditional use permit is requested to allow for construction of a single -tunnel, automatic car wash on this C-3 zoned property. ORDINANCE DESIGN STANDARDS: SITE LOCATION: The property is located on the north side of Cantrell Road, at Kentucky Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area of fairly intense commercial uses along Cantrell Road. Use of the property as a single -bay automatic car wash is compatible with uses and zoning in the area. The uses include a variety of retail business and several auto related uses, including an auto repair business and convenience stores with gas pumps and an auto sales business. The nature of development along Cantrell does not lend itself to pedestrian oriented businesses and the car wash seems an appropriate use. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Meriwether Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The site is accessed by a one-way driveway off of Cantrell Road. A single lane goes through the car wash and a bypass lane circles around the building. After either going through the wash or circling around the building, customers exit the site by a one-way driveway back onto Cantrell Road. There is one parking space located in front of the dumpster for use by a technician servicing the facility. April 3, 2003 ITEM NO.: 16 (Cont. E SCREENING AND BUFFERS: FILE NO.: Z-7375 Areas set aside for buffers and landscaping meet with ordinance requirements. 5. PUBLIC WORKS COMMENTS: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 45 feet from centerline in this mature area of development will be required. 2. The proposed land use would classify Kentucky Street on the Master Street Plan as a minor commercial street. Dedicate right-of-way to 25 feet from centerline. 3. 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. Improvements may qualify for a contribution in -lieu of construction. 4. Service trucks and customers that do not proceed through the car wash would have to back out onto Highway 10 to exit, presenting a traffic hazard. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Existing sewer main located under proposed retaining wall. Relocation of sewer main required prior to construction. Contact Little Rock Wastewater Utility for details. Entergy: Approved as submitted. Reliant: No Comments received. Southwestern Bell: Approved as submitted. Water: Existing water facilities in this area need to be located to determine whether conflicts will be a problem. 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. 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. 2 April 3, 2003 ITEM NO.: 16 (Cont. FILE NO_: Z-7375 CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. SUBDIVISION COMMITTEE COMMENT: (MARCH 13, 2003) The applicant was present. Staff presented the item and noted that additional information was needed regarding building design, signage, employees, site lighting, dumpster screening and fencing. Staff was informed that the order station was located under the building's eave, at the entrance to the tunnel. Staff noted variances would be needed for the proposed building setback. Staff voiced concern about the impact on traffic on Cantrell Road. Staff noted that there would be limited stacking space and no way to exit the site other than for going through the car wash or backing onto Cantrell Road. The applicant stated that there should be adequate stacking space. He also suggested that a driveway could be installed to provide access around the car wash for those persons who do not use the car wash. Public Works Comments were presented. It was suggested that a deferral or waiver of the required Kentucky Street improvements might be appropriate. Landscape Comments were noted. The applicant was advised to respond to staff issues no later than noon, Wednesday March 19, 2003. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: Splash Car Wash proposes to construct a single -bay, automatic car wash on the C-3 zoned property at 7100 Cantrell Road. A one-way driveway enters the site east of the building and exits on the west. A driveway wraps around the building, providing a way for vehicles to exit the site without having to drive through the wash. The building is 22'3" in height and will be constructed of concrete block and glazed block with a veneer of EIFS and simulated stone. The roof will have a 7/12 pitch with simulated slate shingles. Signage consists of a single ground - mounted sign meeting commercial standards (36' in height and 160 square feet in area) and a wall sign on the east wall of the building. Lettering on the pavement and directional signs should be used to clearly identify the driveways as one-way. No vacuum islands are proposed. Once the right-of-way for Cantrell Road is dedicated, the building will have a setback of 5 feet from the front property line; although the setback from the curb of the road is actually 30t feet. 3 April 3, 2003 ITEM NO,: 16 (Cont. FILE NO.: Z-7375 Staff is supportive of the requested conditional use permit. The proposed use is compatible with uses and zoning in the area. The site is very small and would be very difficult to develop as any other commercial use that would require on-site parking. The applicant has done a good job of addressing site plan related issues. Staffs primary issue of concern was the need to provide better circulation on the site to prohibit vehicles from backing into Cantrell Road. The applicant has addressed the concern by providing a bypass lane around the building. The applicant is requesting a waiver of the requirement to dedicate right-of-way for Kentucky Street and to have to build the street. Staff supports this waiver. Staff had previously supported a request to abandon that right-of-way. Staff's support for this conditional use permit is contingent upon the right-of-way and street improvement waiver being granted. If not, the affect on the site plan is such that the issue would need to be reconsidered by the Commission. On March 19, 2003, the applicant submitted a revised site plan and responses to issues raised by staff at Subdivision Committee. To staff's knowledge, there are no outstanding issues. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with staff comments and conditions outlined in Sections 4, 5 and 6 of this report. 2. Directional signs must be installed at each driveway and lettering and arrows painted on each driveway clearly indicating one-way entrance and exit. 3. Site lighting must be low-level and directional, aimed inward to the site. 4. Signage is to be limited to one ground -mounted sign meeting commercial standards (36 feet in height and 160 square feet in area) and wall signage on the east wall of the building not to exceed 10% of that fagade. 5. If the right-of-way dedication and street improvement variances are not approved for Kentucky Street, the issue must return to the Planning Commission for reconsideration. Staff recommends approval of the requested waivers from the requirement to dedicate right-of-way for Kentucky Street and to construct Master Street Plan street improvements to Kentucky Street. Staff recommends approval of the variance to allow a front yard setback of 5 feet once right-of-way has been dedicated for Cantrell Road. 4 April 3, 2003 ITEM NO.: 16 Cont. FILE NO.: Z-7375 PLANNING COMMISSION ACTION: (APRIL 3, 2003) 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. Staff also recommended approval of the right-of-way and boundary street waivers and of the setback variance. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 8 ayes, 0 noes and 3 absent. 5 April 3, 2003 ITEM NO.: 16 FILE NO.: Z-7375 NAME: Splash Car Wash — Conditional Use Permit LOCATION: 7100 Cantrell Road OWNER/APPLICANT: S. Gene Cauley/Splash Car Wash PROPOSAL: A conditional use permit is requested to allow for construction of a single -tunnel, automatic car wash on this C-3 zoned property. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: The property is located on the north side of Cantrell Road, at Kentucky Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located -in an area of fairly intense commercial uses along Cantrell Road. Use of the property as a single -bay automatic car wash is compatible with uses and zoning in the area. The uses include a variety of retail business and several auto related uses, including an auto repair business and convenience stores with gas pumps and an auto sales business. The nature of development along Cantrell does not lend itself to pedestrian oriented businesses and the car wash seems an appropriate use. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Meriwether Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The site is accessed by a one-way driveway off of Cantrell Road. A single lane goes through the car wash and a bypass lane circles around the building. After either going through the wash or circling around the building, customers exit the site by a one-way driveway back onto Cantrell Road. There is one parking space located in front of the dumpster for use by a technician servicing the facility. April 3, 2003 ITEM NO.: 16 (Cont.) FILE NO.: Z-7375 4. SCREENING AND BUFFERS: Areas set aside for buffers and landscaping meet with ordinance requirements. 5. PUBLIC WORKS COMMENTS: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 45 feet from centerline in this mature area of development will be required. 2. The proposed land use would classify Kentucky Street on the Master Street Plan as a minor commercial street. Dedicate right-of-way to 25 feet from centerline. 3. 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. Improvements may qualify for a contribution in -lieu of construction. 4. Service trucks and customers that do not proceed through the car wash would have to back out onto Highway 10 to exit, presenting a traffic hazard. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Existing sewer main located under proposed retaining wall. Relocation of sewer main required prior to construction. Contact Little Rock Wastewater Utility for details. Entergy: Approved as submitted. Reliant: No Comments received. Southwestern Bell: Approved as submitted. Water: Existing water facilities in this area need to be located to determine whether conflicts will be a problem. 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. 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. 2 April 3, 2003 ITEM NO.: 16 (Cont. FILE NO.: Z- CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. SUBDIVISION COMMITTEE COMMENT: (MARCH 13, 2003) The applicant was present. Staff presented the item and noted that additional information was needed regarding building design, signage, employees, site lighting, dumpster screening and fencing. Staff was informed that the order station was located under the building's eave, at the entrance to the tunnel. Staff noted variances would be needed for the proposed building setback. Staff voiced concern about the impact on traffic on Cantrell Road. Staff noted that there would be limited stacking space and no way to exit the site other than for going through the car wash or backing onto Cantrell Road. The applicant stated that there should be adequate stacking space. He also suggested that a driveway could be installed to provide access around the car wash for those persons who do not use the car wash. Public Works Comments were presented. It was suggested that a deferral or waiver of the required Kentucky Street improvements might be appropriate. Landscape Comments were noted. The applicant was advised to respond to staff issues no later than noon, Wednesday March 19, 2003, The Committee forwarded the item to the full Commission. STAFF ANALYSIS: Splash Car Wash proposes to construct a single -bay, automatic car wash on the C-3 zoned property at 7100 Cantrell Road. A one-way driveway enters the site east of the building and exits on the west. A driveway wraps around the building, providing a way for vehicles to exit the site without having to drive through the wash. The building is 22'3" in height and will be constructed of concrete block and glazed block with a veneer of EIFS and simulated stone. The roof will have a 7/12 pitch with simulated slate shingles. Signage consists of a single ground - mounted sign meeting commercial standards (36' in height and 160 square feet in area) and a wall sign on the east wall of the building. Lettering on the pavement and directional signs should be used to clearly identify the driveways as one-way. No vacuum islands are proposed. Once the right-of-way for Cantrell Road is dedicated, the building will have a setback of 5 feet from the front property line; although the setback from the curb of the road is actually 30t feet. 3 April 3, 2003 ITEM NO.: 16 (Cont.) FILE NO.: Z-7375 Staff is supportive of the requested conditional use permit. The proposed use is compatible with uses and zoning in the area. The site is very small and would be very difficult to develop as any other commercial use that would require on-site parking. The applicant has done a good job of addressing site plan related issues. Staff's primary issue of concern was the need to provide better circulation on the site to prohibit vehicles from backing into Cantrell Road. The applicant has addressed the concern by providing a bypass lane around the building. The applicant is requesting a waiver of the requirement to dedicate right-of-way for Kentucky Street and to have to build the street. Staff supports this waiver. Staff had previously supported a request to abandon that right-of-way. Staff's support for this conditional use permit is contingent upon the right-of-way and street improvement waiver being granted. If not, the affect on the site plan is such that the issue would need to be reconsidered by the Commission. On March 19, 2003, the applicant submitted a revised site plan and responses to issues raised by staff at Subdivision Committee. To staffs knowledge, there are no outstanding issues. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with staff comments and conditions outlined in Sections 4, 5 and 6 of this report. 2. Directional signs must be installed at each driveway and lettering and arrows painted on each driveway clearly indicating one-way entrance and exit. 3. Site lighting must be low-level and directional, aimed inward to the site. 4. Signage is to be limited to one ground -mounted sign meeting commercial standards (36 feet in height and 160 square feet in area) and wall signage on the east wall of the building not to exceed 10% of that facade. 5. If the right-of-way dedication and street improvement variances are not approved for Kentucky Street, the issue must return to the Planning Commission for reconsideration. Staff recommends approval of the requested waivers from the requirement to dedicate right-of-way for Kentucky Street and to construct Master Street Plan street improvements to Kentucky Street. Staff recommends approval of the variance to allow a front yard setback of 5 feet once right-of-way has been dedicated for Cantrell Road. 4