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HomeMy WebLinkAboutZ-7434 Staff AnalysisJuly 24, 2003 ITEM NQ.: 8 FILE NO.: Z-7343 NAME: Splash Carwash on Bowman Road Short -form PD -C LOCATION: On South Bowman Road approximately 850 feet south of Kanis Road DEVELOPER: Dickson Flake Partners P.O. Box 3546 Little Rock, AR 72203 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 2.14 Acres NUMBER OF LOTS: 1 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD -C PROPOSED USE: Carwash VARIANCESNMAIVERS REQUESTED: A. PROPOSAUREQUEST: FT. NEW STREET: 0 None requested. The applicant proposes the construction of a two bay automatic carwash on the site and the placement of an island containing two vacuum stations. The July 24, 2003 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z-7343 applicant is proposing the building to be approximately 2500 square feet and the building materials are proposed as concrete block and glazed block. The applicant has indicated the veneer of the buildings to be EIFS and simulated stone. The roof system is wood truss on 7/12 pitch with OSB decking and simulated slate shingles. The maximum building height proposed is 23 feet. The hours of operation are proposed as twenty-four hours per day and seven days per week. The applicant has indicated right-of-way dedication along with half street improvements to minor arterial street standards will be provided. The applicant is proposing the placement of a single-entry drive near the center of the site. The applicant is proposing the placement a single pylon sign near the northern boundary of the site near Bowman Road. The applicant has indicated the signage will be consistent with signage allowed in commercial zones. B. EXISTING CONDITIONS: The site contains a vacant single-family structure located in the mid-section of the site. There are single-family homes located to the north and south of this site very close to the property lines. The ice skating arena is located to the east of the site and a commercial development with multiple uses is located to the north of the adjoining single-family home. To the southeast of the site is a large office/warehouse development adjoining vacant 0-3 zoned property. The proposed development site is very deep, abutting the Cherry Creek Subdivision to the west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The John Barrow Neighborhood Association, the Gibralter Heights/Point West/Timber Ridge Neighborhood Association along with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bowman 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. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to the street including 5 -foot sidewalks with the planned development. 2 July 24, 2003 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z-7343 3. "Streetlights". Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 4. Driveways shall conform to Section 31-210 or Ordinance 18,031. Relocated the driveway to the center of the property. 5. Stormwater detention ordinance applies to this property. 6. A Grading Permit will be required per Section 29-186 (c) and (d). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Not enough information submitted to locate property. No comment at this time. Contact the Little Rock Wastewater at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Can not determine location by information given. If any existing gas lines are located on the property, Center -Point Energy will require easements. Contact Center -Point Energy at 377-4539 for additional details. SBC: Approved as submitted. Central Arkansas 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 connection(s) will apply to this project in addition to normal charges for new meter(s) or increased meter size. Due to the nature of the processes used in this facility, installation of an approved reduced pressure zone backflow preventer assembly, installed before the first outlet, will be required on the domestic water service. The Little Rock Fire Department may require an additional public fire hydrant in conjunction with this development. The fire hydrant could be installed by Central Arkansas Water's forces at Developer's expense, but would need to be coordinated with the contractor for this project. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHN ICAUDESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Service Trades District for this property. The applicant has applied for a Planned Commercial Development for a car wash. 3 July 24, 2003 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z-7343 The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. City Recognized Nei hborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: Portions of the widths of the proposed land use buffers along both the northern and southern perimeters drop below the nine (9) foot minimums allowed. A six (6) foot high opaque screen, either wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required north and south of this development. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 3, 2003) Mr. Jae White was present representing the request. Staff stated the proposed development was for a carwash to be located on South Bowman Road. Staff noted there were additional items needed to be shown on the proposed site plan. Staff questioned if the vacuum islands would be covered and requested the details (height/construction material) if a cover was proposed. Staff requested the applicant move the vacuum island to the rear of the site away from the existing single-family structures. Mr. White stated he felt the area would not remain residential. Staff stated they agreed with Mr. White's assessment but there were currently homes located on each side of the site. Staff stated the residents should not be forced to endure the noise of the vacuums prior to the redevelopment and while the structures remained residential. Public Works comments were addressed. Staff stated the applicant would be required to dedicate right-of-way on Bowman Road and to construct the street to Master Street Plan standard. Staff stated the driveway should be relocated to the center of the property as required by ordinance. Landscaping comments were addressed. Staff noted if existing trees on the site were properly preserved extra credit could be given toward fulfilling the requirements of the landscape ordinance. Staff also noted the southern and northern perimeters dropped below the nine foot minimum allowed. There being no further items for discussion. The Committee then forwarded the item to the full Commission for final action. rd July 24, 2003 SUBDIVISION ITEM NO.: 8 Gont. H. ANALYSIS: FILE NO.: Z-7343 The applicant submitted a revised plan to staff addressing the issues raised at the July 3, 2003 Subdivision Committee meeting. The applicant has relocated the vacuum islands to the rear away from the single-family homes. The applicant has also relocated the driveway to the center of the property as requested by staff. The applicant has stated there will not be a canopy over the vacuum islands. The applicant has also indicated the site is not covered under a bill of assurance. The applicant has requested signage per the zoning ordinance for signage allowed in commercial zones. The applicant is requesting a maximum of thirty- six feet in height and one hundred sixty square feet in area. Staff is supportive of the requested signage. The applicant has indicated screening will be placed along the northern and southern perimeters. The applicant has also increased the minimum landscape strip to ten feet along the northern perimeter and twelve feet along the southern perimeter. Staff is supportive of the proposed landscaping. The proposed development is located in an area of transition. The site is shown as Service Trades District on the City's Future Land Use plan which would allow for a mixture of office, warehousing and industrial park activities. The development requires a planned zoning district when not wholly office. A carwash facility is not considered an industrial use. The use appears to be less intensive than is allowed in the Service Trades District category. The applicant has applied for a planned commercial development to allow the construction of the carwash facility as required by the Service Trades District category. The applicant has also moved the facility to the front of the property thus allowing for the rear yard area to remain in its natural state. The area to the west is the Cherry Creek Subdivision and will more than likely remain residential for a very long time in the future. Staff feels it appropriate to buffer this subdivision as much as possible to maintain the integrity of the neighborhood. Staff is supportive of the request. The site will have 24-hour access and the possibility of activity on the site at all times. This should be minimized by the applicant placing the vacuum islands in the rear of the development portion of the site and the applicant has indicated the new dryers for the carwash have a lower decibel level. 5 July 24, 2003 SUBDIVISION M NO.: 8 (Cont.) FILE NO.: Z-734 Staff feels the applicant has done a good job in minimizing the negative impacts to the surrounding area and if developed should have limited impact on the area. With the exception of the homes located on either side of the proposed development the remainder of the area has developed and redeveloped with non-residential uses. To Staff's knowledge there are no outstanding issues associated with the proposed request. STAFF RECOMMENDATION - Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (JULY 24, 2003) Mr. Joe White of White-Daters and Associates was present representing the request. There were no objectors present. Staff stated the applicant had submitted a letter on July 17, 2003 requesting the item be withdrawn from consideration. Staff stated they were supportive of the request. There was no further discussion of the item. The Chair entertained a motion to place the item on the consent agenda for withdrawal. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. July 24, 2003 ITEM NO.: 8 FILE NO.: Z-7343 NAME: Splash Carwash on Bowman Road Short -form PD -C LOCATION: On South Bowman Road approximately 850 feet south of Kanis Road DEVELOPER: Dickson Flake Partners P.O. Box 3546 Little Rock, AR 72203 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 2.14 Acres NUMBER OF LOTS: 1 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD -C PROPOSED USE: Carwash FT. NEW STREET: 0 VARIANCESANAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes the construction of a two bay automatic carwash on the site and the placement of an island containing two vacuum stations. The July 24, 2003 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z-7343 applicant is proposing the building to be approximately 2500 square feet and the building materials are proposed as concrete block and glazed block. The applicant has indicated the veneer of the buildings to be EIFS and simulated stone. The roof system is wood truss on 7/12 pitch with OSB decking and simulated slate shingles. The maximum building height proposed is 23 feet. The hours of operation are proposed as twenty-four hours per day and seven days per week. The applicant has indicated right-of-way dedication along with half street improvements to minor arterial street standards will be provided. The applicant is proposing the placement of a single-entry drive near the center of the site. The applicant is proposing the placement a single pylon sign near the northern boundary of the site near Bowman Road. The applicant has indicated the signage will be consistent with signage allowed in commercial zones. B. EXISTING CONDITIONS: The site contains a vacant single-family structure located in the mid-section of the site. There are single-family homes located to the north and south of this site very close to the property lines. The ice skating arena is located to the east of the site and a commercial development with multiple uses is located to the north of the adjoining single-family home. To the southeast of the site is a large office/warehouse development adjoining vacant 0-3 zoned property. The proposed development site is very deep, abutting the Cherry Creek Subdivision to the west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The John Barrow Neighborhood Association, the Gibralter Heights/Point West/Timber Ridge Neighborhood Association along with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bowman 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. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to the street including 5 -foot sidewalks with the planned development. 2 July 24, 2003 SUBDIVISION ITEM NO • 8 (Cont.) FILE NO.: Z-7343 3. "Streetlights". Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 4. Driveways shall conform to Section 31-210 or Ordinance 18,031. Relocated the driveway to the center of the property. 5. Stormwater detention ordinance applies to this property. 6. A Grading Permit will be required per Section 29-186 (c) and (d). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Not enough information submitted to locate property. No comment at this time. Contact the Little Rock Wastewater at 688-1414 for additional details. Entergy: No comment received. Center -Point Ener : Can not determine location by information given. If any existing gas lines are located on the property, Center -Point Energy will require easements. Contact Center -Point Energy at 377-4539 for additional details. SBC: Approved as submitted. Central Arkansas 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 connection(s) will apply to this project in addition to normal charges for new meter(s) or increased meter size. Due to the nature of the processes used in this facility, installation of an approved reduced pressure zone backflow preventer assembly, installed before the first outlet, will be required on the domestic water service. The Little Rock Fire Department may require an additional public fire hydrant in conjunction with this development. The fire hydrant could be installed by Central Arkansas Water's forces at Developer's expense, but would need to be coordinated with the contractor for this project. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA. No comment received. F. ISSU ES/TECHN ICAUDESIGN: Planninq Division_: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Service Trades District for this property. The applicant has applied for a Planned Commercial Development for a car wash. K, July 24, 2003 SUBDIVISION ITEM NO.: $(Cont.) -FILE NO.: Z-7343 The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: Portions of the widths of the proposed land use buffers along both the northern and southern perimeters drop below the nine (9) foot minimums allowed. A six (6) foot high opaque screen, either wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required north and south of this development. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 3, 2003) Mr. Joe White was present representing the request. Staff stated the proposed development was for a carwash to be located on South Bowman Road. Staff noted there were additional items needed to be shown on the proposed site plan. Staff questioned if the vacuum islands would be covered and requested the details (height/construction material) if a cover was proposed. Staff requested the applicant move the vacuum island to the rear of the site away from the existing single-family structures. Mr. White stated he felt the area would not remain residential. Staff stated they agreed with Mr. White's assessment but there were currently homes located on each side of the site. Staff stated the residents should not be forced to endure the noise of the vacuums prior to the redevelopment and while the structures remained residential. Public Works comments were addressed. Staff stated the applicant would be required to dedicate right-of-way on Bowman Road and to construct the street to Master Street Plan standard. Staff stated the driveway should be relocated to the center of the property as required by ordinance. Landscaping comments were addressed. Staff noted if existing trees on the site were properly preserved extra credit could be given toward fulfilling the requirements of the landscape ordinance. Staff also noted the southern and northern perimeters dropped below the nine foot minimum allowed. There being no further items for discussion. The Committee then forwarded the item to the full Commission for final action. July 24, 2003 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-7343 H. ANALYSIS: The applicant submitted a revised plan to staff addressing the issues raised at the July 3, 2003 Subdivision Committee meeting. The applicant has relocated the vacuum islands to the rear away from the single-family homes. The applicant has also relocated the driveway to the center of the property as requested by staff. The applicant has stated there will not be a canopy over the vacuum islands. The applicant has also indicated the site is not covered under a bill of assurance. The applicant has requested signage per the zoning ordinance for signage allowed in commercial zones. The applicant is requesting a maximum of thirty- six feet in height and one hundred sixty square feet in area. Staff is supportive of the requested signage. The applicant has indicated screening will be placed along the northern and southern perimeters. The applicant has also increased the minimum landscape strip to ten feet along the northern perimeter and twelve feet along the southern perimeter. Staff is supportive of the proposed landscaping. The proposed development is located in an area of transition. The site is shown as Service Trades District on the City's Future Land Use plan which would allow for a mixture of office, warehousing and industrial park activities. The development requires a planned zoning district when not wholly office. A carwash facility is not considered an industrial use. The use appears to be less intensive than is allowed in the Service Trades District category. The applicant has applied for a planned commercial development to allow the construction of the carwash facility as required by the Service Trades District category. The applicant has also moved the facility to the front of the property thus allowing for the rear yard area to remain in its natural state. The area to the west is the Cherry Creek Subdivision and will more than likely remain residential for a very long time in the future. Staff feels it appropriate to buffer this subdivision as much as possible to maintain the integrity of the neighborhood. Staff is supportive of the request. The site will have 24-hour access and the possibility of activity on the site at all times. This should be minimized by the applicant placing the vacuum islands in the rear of the development portion of the site and the applicant has indicated the new dryers for the carwash have a lower decibel level. 5 July 24, 2003 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z-7343 Staff feels the applicant has done a good job in minimizing the negative impacts to the surrounding area and if developed should have limited impact on the area. With the exception of the homes located on either side of the proposed development the remainder of the area has developed and redeveloped with non-residential uses. To Staffs knowledge there are no outstanding issues associated with the proposed request. I. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. ITEM NO.: 8 FILE NO.: Z-7343 NAME: Splash Carwash on Bowman Road LOCATION: On South Bowman Road approximately 850 feet south of Kanis Road Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Will there be a canopy over the vacuum islands? If so indicate on the site plan the height, construction material and location. 3. Provide details of proposed signage on the site plan (height/area). 4. Dimension the building setbacks from all property lines. 5. Provide a vicinity map on the proposed site plan indicating the location of the development. 6. Is there a Bill of Assurance for the proposed site? If so provide a copy of the Bill of Assurance to Staff. If not provide a statement to the effect that there is not a valid Bill of Assurance for the subdivision Variance/Waivers: 1. None requested. Public Works: 1. Bowman 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. Provide design of street conforming to "MSP" (Master Street Plan). Construct one- half street improvements to this street including 5 -foot sidewalks with planned development. 3. "Streetlights". Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 4. Driveways shall conform to Section 31-210 or Ordinance 18,031. Move to the center. 5. Stormwater detention ordinance applies to this property. 6. A Grading Permit will be required per Section 29-186 (c) and (d). Utilities and Fire Department/County Planning: Wastewater Not enough information submitted to locate property. No comment at this time. Contact the Little Rock Wastewater at 688-1414 for additional details. Entergy: No comment received. Center -Point _Energy: Can not determine location by information given. If any existing gas lines are located on the property, Center -Point Energy will require easements. Contact Center -Point Energy at 377-4539 for additional details. SBC: Approved as submitted. Central Arkansas 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 connection(s) will apply to this project in addition to normal charges for new meter(s) or increased meter size. Due to the nature of the processes used in this facility, installation of an approved reduced pressure zone backflow preventer assembly, installed before the first outlet, will be required on the domestic water service. The Little Rock Fire Department may require an additional public fire hydrant in conjunction with this development. The fire hydrant could be installed by Central Arkansas Water's forces at Developer's expense, but would need to be coordinated with the contractor for this project. Contact Central Arkansas Water at 992-2438 for additional details. Fire De artment: Approved as submitted. County Planner: No comment received. CATA: No comment received. Planning Division: No comment. City Recognized Neighborhood Action Plan: No comment. Landscape: Portions of the widths of the proposed land use buffers along both the northern and southern perimeters drop below the nine (9) foot minimums allowed. A six (6) foot high opaque screen, either wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required north and south of this development. Revised platlplan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, July 9, 2003. Item 8 JULY 24, 2003 ITEM NO.: 8 FILE NO.: NAME: LOCATION: DEVELOPER: Z-7343 Splash Carwash on Bowman Road Short -form PD -C Page 1 of 5 On South Bowman Road approximately 850 feet south of Kanis Road Dickson Flake Partners P.O. Box 3546 Little Rock, AR 72203 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 2.14 Acres CURRENT ZONING: NUMBER OF LOTS: 1 R-2, Single-family FT. NEW STREET: 0 ALLOWED USES: Single-family residential PROPOSED ZONING: PD -C PROPOSED USE: Carwash VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant proposes the construction of a two bay automatic carwash on the site and the placement of an island containing two vacuum stations. The applicant is proposing the building to be approximately 2500 square feet and the building materials are proposed as concrete block and glazed block. The applicant has indicated the veneer of the buildings to be EIFS and simulated stone. The roof system is wood truss on 7/12 pitch with OSB decking and simulated slate shingles. The maximum building height proposed is 23 feet. The hours of operation are proposed as twenty-four hours per day and seven days per week. http://www.accesslittlerock.org/calendar/itempc_8.htm 7/20/2003 Item 8 Page 2 of 5 The applicant has indicated right-of-way dedication along with half street improvements to minor arterial street standards will be provided. The applicant is proposing the placement of a single-entry drive near the center of the site. The applicant is proposing the placement a single pylon sign near the northern boundary of the site near Bowman Road. The applicant has indicated the signage will be consistent with signage allowed in commercial zones. B. EXISTING CONDITIONS: The site contains a vacant single-family structure located in the mid-section of the site. There are single-family homes located to the north and south of this site very close to the property lines. The ice skating arena is located to the east of the site and a commercial development with multiple uses is located to the north of the adjoining single-family home. To the southeast of the site is a large office/warehouse development adjoining vacant 0-3 zoned property. The proposed development site is very deep, abutting the Cherry Creek Subdivision to the west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The John Barrow Neighborhood Association, the Gibralter Heights/Point West/Timber Ridge Neighborhood Association along with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bowman 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. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to the street including 5 -foot sidewalks with the planned development. 3. "Streetlights". Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 4. Driveways shall conform to Section 31-210 or Ordinance 18,031. Relocated the driveway to the center of the property. 5. Stormwater detention ordinance applies to this property. 6. A Grading Permit will be required per Section 29-186 (c) and (d). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Not enough information submitted to locate property. No comment at this time. Contact the Little Rock Wastewater at 688-1414 for additional details. Entergy: No comment received. http://www.accesslittlerock.org/calendar/itempc_8.htm 7/20/2003 Item 8 Page 3 of 5 Center -Point Energy: Can not determine location by information given. If any existing gas lines are located on the property, Center -Point Energy will require easements. Contact Center -Point Energy at 377-4539 for additional details. SBC: Approved as submitted. Central Arkansas 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 connection(s) will apply to this project in addition to normal charges for new meter(s) or increased meter size. Due to the nature of the processes used in this facility, installation of an approved reduced pressure zone backflow preventer assembly, installed before the first outlet, will be required on the domestic water service. The Little Rock Fire Department may require an additional public fire hydrant in conjunction with this development. The fire hydrant could be installed by Central Arkansas Water's forces at Developer's expense, but would need to be coordinated with the contractor for this project. Contact Central Arkansas !Nater at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received.. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Service Trades District for this property. The applicant has applied for a Planned Commercial Development for a car wash. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: Portions of the widths of the proposed land use buffers along both the northern and southern perimeters drop below the nine (9) foot minimums allowed. A six (6) foot high opaque screen, either wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required north and south of this development. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 3, 2003) Mr. Joe White was present representing the request. Staff stated the proposed http://www.accesslittlerock.org/calendar/itempc_8.htm 7/20/2003 Item 8 Page 4 of 5 development was for a carwash to be located on South Bowman Road. Staff noted there were additional items needed to be shown on the proposed site plan. Staff questioned if the vacuum islands would be covered and requested the details (height/construction material) if a cover was proposed. Staff requested the applicant move the vacuum island to the rear of the site away from the existing single-family structures. Mr. White stated he felt the area would not remain residential. Staff stated they agreed with Mr. White's assessment but there were currently homes located on each side of the site. Staff stated the residents should not be forced to endure the noise of the vacuums prior to the redevelopment and while the structures remained residential. Public Works comments were addressed. Staff stated the applicant would be required to dedicate right-of-way on Bowman Road and to construct the street to Master Street Plan standard. Staff stated the driveway should be relocated to the center of the property as required by ordinance. Landscaping comments were addressed. Staff noted if existing trees on the site were properly preserved extra credit could be given toward fulfilling the requirements of the landscape ordinance. Staff also noted the southern and northern perimeters dropped below the nine foot minimum allowed. There being no further items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS - The applicant submitted a- revised plan to staff addressing the issues raised at the July 3, 2003 Subdivision Committee meeting. The applicant has relocated the vacuum islands to the rear away from the single-family homes. The applicant has also relocated the driveway to the center of the property as requested by staff: The applicant has stated there will not be a canopy over the vacuum islands. The applicant has also indicated the site is not covered under a bill of assurance. The applicant has requested signage per the zoning ordinance for signage allowed in ccmmercial zones. The applicant is requesting a maximum of thirty-six fent in height and one hundred sixty square feet in area. Staff is supportive of the requested signage. The applicant has indicated screening will be placed along the northern and southern perimeters. The applicant has also increased the minimum landscape strip to ten feet along the northern perimeter and twelve feet along the southern perimeter. Staff is supportive of the proposed landscaping. The proposed development is located in an area of transition. The site is shown as Service Trades District on the City's Future Land Use plan which would allow for a mixture of office, warehousing and industrial park activities. The development requires a planned zoning district when not wholly office. http://www.accesslittlerock.org/calendar/itempc_8.htm 7/20/2003 ` Item 8 Page 5 of 5 A carwash facility is not considered an industrial use. The use appears to be less intensive than is allowed in the Service Trades District category. The applicant has applied for a planned commercial development to allow the construction of the carwash facility as required by the Service Trades District category. The applicant has also moved the facility to the front of the property thus allowing for the rear yard area to remain in its natural state. The area to the west is the Cherry Creek Subdivision and will more than likely remain residential for a very long time in the future. Staff feels it appropriate to buffer this subdivision as much as possible to maintain the integrity of the neighborhood. Staff is supportive of the request. The site will have 24-hour access and the possibility of activity on the site at all times. This should be minimized by the applicant placing the vacuum islands in the rear of the development portion of the site and the applicant has indicated the new dryers for the carwash have a lower decibel level. Staff feels the applicant has done a good job in minimizing the negative impacts to the surrounding area and if developed should have limited impact on the area. With the exception of the homes located on either side of the proposed development the remainder of the area has developed and redeveloped with non-residential uses. To Staffs knowledge there are no outstanding issues associated with the proposed request. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F:of this report. http://www.accesslittlerock.org/calendar/itempc_8.htm 7/20/2003 Item 8 JULY 24, 2003 ITEM NO.: 8 FILE NO.: Z-7343 NAME: LOCATION: DEVELOPER: Splash Carwash on Bowman Road Short -form PD -C Page 1 of 5 On South Bowman Road approximately 850 feet south of Kanis Road Dickson Flake Partners P.O. Box 3546 Little Rock, AR 72203 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 2.14 Acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 R-2, Single-family Single-family residential -W 0 Carwash FT. NEW STREET: 0 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes the construction of a two bay automatic carwash on the site and the placement of an island containing two vacuum stations. The applicant is proposing the building to be approximately 2500 square feet and the building materials are proposed as concrete block and glazed block. The applicant has indicated the veneer of the buildings to be EIFS and simulated stone. The roof system is wood truss on 7/12 pitch with OSB decking and simulated slate shingles. The maximum building height proposed is 23 feet. The hours of operation are proposed as twenty-four hours per day and seven days per week. http://www.accesslittlerock.org/calendar/itempc_8.htm 7/20/2003 Item 8 Page 2 of 5 The applicant has indicated right-of-way dedication along with half street improvements to minor arterial street standards will be provided. The applicant is proposing the placement of a single-entry drive near the center of the site. The applicant is proposing the placement a single pylon sign near the northern boundary of the site near Bowman Road. The applicant has indicated the signage will be consistent with signage allowed in commercial zones. B. EXISTING CONDITIONS: The site contains a vacant single-family structure located in the mid-section of the site. There are single-family homes located to the north and south of this site very close to the property lines. The ice skating arena is located to the east of the site and a commercial development with multiple uses is located to the north of the adjoining single-family home. To the southeast of the site is a large office/warehouse development adjoining vacant 0-3 zoned property. The proposed development site is very deep, abutting the Cherry Creek Subdivision to the west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The John Barrow Neighborhood Association, the Gibralter Heights/Point West/Timber Ridge Neighborhood Association along with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bowman 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. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to the street including 5 -foot sidewalks with the planned development. 3. "Streetlights". Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 4. Driveways shall conform to Section 31-210 or Ordinance 18,031. Relocated the driveway to the center of the property. 5. Stormwater detention ordinance applies to this property. 6. A Grading Permit will be required per Section 29-186 (c) and (d). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Not enough information submitted to locate property. No comment at this time. Contact the Little Rock Wastewater at 688-1414 for additional details. Entergy: No comment received. http://www.accesslittlerock.org/calendar/itempc_8.htm 7/20/2003 Item 8 Page 3 of 5 Center -Point Energy: Can not determine location by information given. If any existing gas lines are located on the property, Center -Point Energy will require easements. Contact Center -Point Energy at 377-4539 for additional details. SBC: Approved as submitted. Central Arkansas 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 connection(s) will apply to this project in addition to normal charges for new meter(s) or increased meter size. Due to the nature of the processes used in this facility, installation of an approved reduced pressure zone backflow preventer assembly, installed before the first outlet, will be required on the domestic water service. The Little Rock Fire Department may require an additional public fire hydrant in conjunction with this development. The fire hydrant could be installed by Central Arkansas Water's forces at Develloper's expense, but would need to be coordinated with the contractor for this project. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Service Trades District for this property. The applicant has applied for a Planned Commercial Development for a car wash. . The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: Portions of the widths of the proposed land use buffers along both the northern and southern perimeters drop below the nine (9) foot minimums allowed. A six (6) foot high opaque screen, either wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required north and south of this development. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 3, 2003) Mr. Joe White was present representing the request. Staff stated the proposed http://www.accesslittlerock.org/calendar/itempc_8.htm 7/20/2003 Item 8 Page 4 of 5 development was for a carwash to be located on South Bowman Road. Staff noted there were additional items needed to be shown on the proposed site plan. Staff questioned if the vacuum islands would be covered and requested the details (height/construction material) if a cover was proposed. Staff requested the applicant move the vacuum island to the rear of the site away from the existing single-family structures. Mr. White stated he felt the area would not remain residential. Staff stated they agreed with Mr. White's assessment but there were currently homes located on each side of the site. Staff stated the residents should not be forced to endure the noise of the vacuums prior to the redevelopment and while the structures remained residential. Public Works comments were addressed. Staff stated the applicant would be required to dedicate right-of-way on Bowman Road and to construct the street to Master Street Plan standard. Staff stated the driveway should be relocated to the center of the property as required by ordinance. Landscaping comments were addressed. Staff noted if existing trees on the site were properly preserved extra credit could be given toward fulfilling the requirements of the landscape ordinance. Staff also noted the southern and northern perimeters dropped below the nine foot minimum allowed. There being no further items for discussion. The Committee then forwarded the, item to the full Commission for final action. H. ANALYSIS', ,The. -applicant submitted alevi.sed plan to staff addressing the issues raised at the July 3, 2003 Subdivision Committee meeting. The applicant has relocated the vacuum islands to the rear away from the single-family homes. The applicant has also relocated the driveway to the center of the property as requested by staff. The applicant has stated there will not be a canopy over the vacuum islands. The applicant has also indicated the site is not covered under a bill of assurance. The applicant has requested signage per the zoning ordinance for signage allowed in commercial zones. The applicant is requesting a maximum of thirty-six feet in height and one hundred sixty square feet in area. Staff is supportive of the requested signage. The applicant has indicated screening will be placed along the northern and southern perimeters. The applicant has also increased the minimum landscape strip to ten feet along the northern perimeter and twelve feet along the southern perimeter. Staff is supportive of the proposed landscaping. The proposed development is located in an area of transition. The site is shown as Service Trades District on the City's Future Land Use plan which would allow for a mixture of office, warehousing and industrial park activities. The development requires a planned zoning district when not wholly office. http://www.accesslittlerock.org/calendar/itempc_8.htm 7/20/2003 . Item 8 Page 5 of 5 A carwash facility is not considered an industrial use. The use appears to be less intensive than is allowed in the Service Trades District category. The applicant has applied for a planned commercial development to allow the construction of the carwash facility as required by the Service Trades District category. The applicant has also moved the facility to the front of the property thus allowing for the rear yard area to remain in its natural state. The area to the west is the Cherry Creek Subdivision and will more than likely remain residential for a very long time in the future. Staff feels it appropriate to buffer this subdivision as much as possible to maintain the integrity of the neighborhood. Staff is supportive of the request. The site will have 24-hour access and the possibility of activity on the site at all times. This should be minimized by the applicant placing the vacuum islands in the rear of the development portion of the site and the applicant has indicated the new dryers for the carwash have a lower decibel level. Staff feels the applicant has done a good job in minimizing the negative impacts to the surrounding area and if developed should have limited impact on the area. With the exception of the homes located on either side of the proposed development the remainder of the area has developed and redeveloped with non-residential uses. To Staffs knowledge there are no outstanding issues associated with the proposed request. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. http://www.accesslittlerock.org/calendar/itempc_8.htm 7/20/2003 Item 8 JULY 24, 2003 ITEM NO.: 8 FILE NO.: NAME: LOCATION: DEVELOPER: Z-7343 Splash Carwash on Bowman Road Short -form PD -C On South Bowman Road approximately 850 feet south of Kanis Road Dickson Flake Partners P.O. Box 3546 Little Rock, AR 72203 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 2.14 Acres CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential PD -C Carwash FT. NEW STREET: 0 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: Page 1 of 5 The applicant proposes the construction of a two bay automatic carwash on the site and the placement of an island containing two vacuum stations. The applicant is proposing the building to be approximately 2500 square feet and the building materials are proposed as concrete block and glazed block. The applicant has indicated the veneer of the buildings to be EIFS and simulated stone. The roof system is wood truss on 7/12 pitch with OSB decking and simulated slate shingles. The maximum building height proposed is 23 feet. The hours of operation are proposed as twenty-four hours per day and seven days per week. Imp accesslittlerock.org calendar rtenlhc R.htm 7/20/2003 - • Item 8 Page 2 of 5 The applicant has indicated right-of-way dedication along with half street improvements to minor arterial street standards will be provided. The applicant is proposing the placement of a single-entry drive near the center of the site. The applicant is proposing the placement a single pylon sign near the northern boundary of the site near Bowman Road. The applicant has indicated the signage will be consistent with signage allowed in commercial zones. B. EXISTING CONDITIONS: The site contains a vacant single-family structure located in the mid-section of the site. There are single-family homes located to the north and south of this site very close to the property lines. The ice skating arena is located to the east of the site and a commercial development with multiple uses is located to the north of the adjoining single-family home. To the southeast of the site is a large office/warehouse development adjoining vacant 0-3 zoned property. The proposed development site is very deep, abutting the Cherry Creek Subdivision to the west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The John Barrow Neighborhood Association, the Gibralter Heights/Point WestJTimber Ridge Neighborhood Association along with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS.: PUBLIC WORKS CONDITIONS:. 1. Bowman 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. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to the street including 5 -foot sidewalks with the planned development. 3. "Streetlights". Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 4. Driveways shall conform to Section 31-210 or Ordinance 18,031. Relocated the driveway to the center of the property. 5. Stormwater detention ordinance applies to this property. 6. A Grading Permit will be required per Section 29-186 (c) and (d). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Not enough information submitted to locate property. No comment at this time. Contact the Little Rock Wastewater at 688-1414 for additional details. Entergy: No comment received. http://www.accesslittlerock.org/calendar/itempc_8.htm 7/20/2003 • Item 8 Page 3 of 5 Center -Point Energy: Can not determine location by information given. If any existing gas lines are located on the property, Center -Point Energy will require easements. Contact Center -Point Energy at 377-4539 for additional details. SBC: Approved as submitted. Central Arkansas 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 connection(s) will apply to this project in addition to normal charges for new meter(s) or increased meter size. Due to the nature of the processes used in this facility, installation of an approved reduced pressure zone backflow preventer assembly, installed before the first outlet, will be required on the domestic water service. The Little Rock Fire Department may require an additional public fire hydrant in conjunction with this development. The fire hydrant could be installed by Central Arkansas Water's forces at Developer's expense, but would need to be coordinated with the contractor for this project. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Service Trades District for this property. The applicant has applied for a Planned Commercial Development for a car wash. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: Portions of the widths of the proposed land use buffers along both the northern and southern perimeters drop below the nine (9) foot minimums allowed. A six (6) foot high opaque screen, either wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required north and south of this development. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 3, 2003) Mr. Joe White was present representing the request. Staff stated the proposed http://w-vvw.accesslittlerock.org/calendar/itempc_8.htm 7/20/2003 • Item 8 Page 4 of 5 development was for a carwash to be located on South Bowman Road. Staff noted there were additional items needed to be shown on the proposed site plan. Staff questioned if the vacuum islands would be covered and requested the details (height/construction material) if a cover was proposed. Staff requested the applicant move the vacuum island to the rear of the site away from the existing single-family structures. Mr. White stated he felt the area would not remain residential. Staff stated they agreed with Mr. White's assessment but there were currently homes located on each side of the site. Staff stated the residents should not be forced to endure the noise of the vacuums prior to the redevelopment and while the structures remained residential. Public Works comments were addressed. Staff stated the applicant would be required to dedicate right-of-way on Bowman Road and to construct the street to Master Street Plan standard. Staff stated the driveway should be relocated to the center of the property as required by ordinance. Landscaping comments were addressed. Staff noted if existing trees on the site were properly preserved extra credit could be given toward fulfilling the requirements of the landscape ordinance. Staff also noted the southern and northern perimeters dropped below the nine foot minimum allowed.. There being no further items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing the issues raised at the July 3, 2003 Subdivision Committee meeting. The applicant has relocated the vacuum islands to the rear away from the single-family homes_ The applicant has also relocated the driveway to the center of the property as requested by staff. The applicant has stated there will not be a canopy over the vacuum islands. The applicant has also indicated the site is not covered under a bill of assurance. The applicant has requested signage per the zoning ordinance for signage allowed in commercial zones. The applicant is requesting a maximum of thirty-six feet in height and one hundred sixty square feet in area. Staff is supportive of the requested signage. The applicant has indicated screening will be placed along the northern and southern perimeters. The applicant has also increased the minimum landscape strip to ten feet along the northern perimeter and twelve feet along the southern perimeter. Staff is supportive of the proposed landscaping. The proposed development is located in an area of transition. The site is shown as Service Trades District on the City's Future Land Use plan which would allow for a mixture of office, warehousing and industrial parr activities. The development requires a planned zoning district when not wholly office. http://www.accesslittlerock.org/calendar/itempc_8.htm 7/20/2003 Page 5 of 5 Item 8 A carwash facility is not considered an industrial use. The use appears to be less intensive than is allowed in the Service Trades District category. The applicant has applied for a planned commercial development to allow the construction of the carwash facility as required by the Service Trades District category. The applicant has also moved the facility to the front of the property thus allowing for the rear yard area to remain in its natural state. The area to the west is the Cherry Creek. Subdivision and will more than likely remain residential for a very long time in the future. Staff feels it appropriate to buffer this subdivision as much as possible to maintain the integrity of the neighborhood. Staff is supportive of the request. The site will have 24-hour access and the possibility of activity on the site at all times. This should be minimized by the applicant placing the vacuum islands in the rear of the development portion of the site and the applicant has indicated the new dryers for the carwash have a lower decibel level. Staff feels the applicant has done a good job in minimizing the negative impacts to the surrounding area and if developed should have limited impact on the area. With the exception of the homes located on either side of the proposed development the remainder of the area has developed and redeveloped with non-residential uses. To Staffs knowledge there are no outstanding issues associated with the proposed request. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. http://www.accesslittlerock.org/calendar/itempc_8.htm 7/20/2003 Item 8 JULY 24, 2003 ITEM NO.: 8 FILE NO.: NAME: LOCATION: DEVELOPER: Z-7343 Splash Carwash on Bowman Road Short -form PD -C Page 1 of 5 On South Bowman Road approximately 850 feet south of Kanis Road Dickson Flake Partners P.O. Box 3546 Little Rock, AR 72203 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223. AREA: 2.14 Acres CURRENTZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 R-2, Single-family Single-family residential -A N Carwash FT. NEW STREET: 0 ' VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes the construction of a two bay automatic carwash on the site and the placement of an island containing two vacuum stations. The applicant is proposing the building to be approximately 2500 square feet and the building materials are proposed as concrete block and glazed block. The applicant has indicated the veneer of the buildings to be EIFS and simulated stone. The roof system is wood truss on 7/12 pitch with OSB decking and simulated slate shingles. The maximum building height proposed is, 23 feet. The hours of operation are proposed as twenty-four hours per day and seven days per week. http://www.accesslittlerock.org/calendar/itempc_8.htm 7/20/2003 Item 8 Page 2 of 5 The applicant has indicated right-of-way dedication along with half street improvements to minor arterial street standards will be provided. The applicant is proposing the placement of a single-entry drive near the center of the site. The applicant is proposing the placement a single pylon sign near the northern boundary of the site near Bowman Road. The applicant has indicated the signage will be consistent with signage allowed in commercial zones. B. EXISTING CONDITIONS: The site contains a vacant single-family structure located in the mid-section of the site. There are single-family homes located to the north and south of this site very close to the property lines. The ice skating arena is located to the east of the site and a commercial development with multiple uses is located to the north of the adjoining single-family home. To the southeast of the site is a large office/warehouse development adjoining vacant 0-3 zoned property. The proposed development site is very deep, abutting the Cherry Creek Subdivision to the west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The John Barrow Neighborhood Association, the Gibralter Heights/Point West/Timber Ridge Neighborhood Association along with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bowman 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. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to the street including 5 -foot sidewalks with the planned development. 3. "Streetlights". Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. 4. Driveways shall conform to Section 31-210 or Ordinance 18,031. Relocated the driveway to the center of the property. 5. Stormwater detention ordinance applies to this property. 6. A Grading Permit will be required per Section 29-186 (c) and (d). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Not enough information submitted to locate property. No comment at this time. Contact the Little Rock Wastewater at 688-1414 for additional details. Entergy: No comment received. http://www.accesslittlerock.org/calendar/itempc_8.htm 7/20/2003 Item 8 Page 3 of 5 Center -Point Energy: Can not determine location by information given. If any existing gas lines are located on the property, Center -Point Energy will require easements. Contact Center -Point Energy at 377-4539 for additional details. SBC: Approved as submitted. Central Arkansas 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 connection(s) will apply to this project in addition to normal charges for new meter(s) or increased meter size. Due to the nature of the processes used in this facility, installation of an approved reduced pressure zone backflow preventer assembly, installed before the first outlet, will be required on the domestic water service. The Little Rock Fire Department may require an additional public fire hydrant in conjunction with this development. The fire hydrant could be installed by Central Arkansas Water's forces at Developer's expense, but would need to be coordinated with the contractor for this project. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Service Trades District for this property. The applicant has applied for a Planned Commercial Development for a car wash. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: Portions of the widths of the proposed land use buffers along both the northern and southern perimeters drop below the nine (9) foot minimums allowed. A six (6) foot high opaque screen, either wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required north and south of this development. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (July 3, 2003) Mr. Joe White was present representing the request. Staff stated the proposed http://www.accesslittlerock.org/calendar/itempc_8.htm 7/20/2003 • ' Item 8 Page 4 of 5 development was for a carwash to be located on South Bowman Road. Staff noted there were additional items needed to be shown on the proposed site plan. Staff questioned if the vacuum islands would be covered and requested the details (height/construction material) if a cover was proposed. Staff requested the applicant move the vacuum island to the rear of the site away from the existing single-family structures. Mr. White stated he felt the area would not remain residential. Staff stated they agreed with Mr. White's assessment but there were currently homes located on each side of the site. Staff stated the residents should not be forced to endure the noise of the vacuums prior to the redevelopment and while the structures remained residential. Public Works comments were addressed. Staff stated the applicant would be required to dedicate right-of-way on Bowman Road and to construct the street to Master Street Plan standard. Staff stated the driveway should be relocated to the center of the property as required by ordinance. Landscaping comments were addressed. Staff noted if existing trees on the site were properly preserved extra credit could be given toward fulfilling the requirements of the landscape ordinance. Staff also noted the southern and northern perimeters dropped below the nine foot minimum allowed. There being no further items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing the issues raised at the July 3, 2003 Subdivision Committee meeting. The applicant has relocated the vacuum islands to the rear away from the single-family homes. The applicant has also relocated the driveway to the center of the, property as requested by staff. The applicant has stated there will not be a canopy over the vacuum islands. The applicant has also indicated the site is not covered under a bill of assurance. The applicant has requested signage per the zoning ordinance for signage allowed in commercial zones. The applicant is requesting a maximum of thirty-six feet in height and one hundred sixty square feet in area. Staff is supportive of the requested signage. The applicant has indicated screening will be placed along the northern and southern perimeters. The applicant has also increased the minimum landscape strip to ten feet along the northern perimeter and twelve feet along the southern perimeter. Staff is supportive of the proposed landscaping. The proposed development is located in an area of transition. The site is shown as Service Trades District on the City's Future Land Use plan which would allow for a mixture of office, warehousing and industrial park activities. The development requires a planned zoning district when not wholly office. http://www.accesslittlerock.org/calendar/itempc_8.htm 7/20/2003 Item 8 Page 5 of 5 A carwash facility is not considered an industrial use. The use appears to be less intensive than is allowed in the Service Trades District category. The applicant has applied for a planned commercial development to allow the construction of the carwash facility as required by the Service Trades District category. The applicant has also moved the facility to the front of the property thus allowing for the rear yard area to remain in its natural state. The area to the west is the Cherry Creek Subdivision and will more than likely remain residential for a very long time in the future. Staff feels it appropriate to buffer this subdivision as much as possible to maintain the integrity of the neighborhood. Staff is supportive of the request. The site will have 24-hour access and the possibility of activity on the site at all times. This should be minimized by the applicant placing the vacuum islands in the rear of the development portion of the site and the applicant has indicated the new dryers for the carwash have a lower decibel level. Staff feels the applicant has done a good job in minimizing the negative impacts to the surrounding area and if developed should have limited impact on the area. With the exception of the homes located on either side of the proposed development the remainder of the area has developed and redeveloped with non-residential uses. To Staffs knowledge there are no outstanding issues associated with the proposed request. I . STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, 'E and F of this report. http://www.accesslittlerock.org/calendar/itempc_8.htm 7/20/2003