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HomeMy WebLinkAboutZ-7435 Staff AnalysisFILE NO.: Z - NAME: Splash Carwash on Kanis Road Short -form PD -C LOCATION: 15823 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: 1.04 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD -C PROPOSED USE: Carwash VARIANCESNVAIVERS 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 five vacuum stations. The FILE NO.: Z-7435 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 collector street standards will be provided. The applicant is proposing the placement of a single-entry drive on the south side of the site. The applicant is proposing the placement a single pylon sign near the northern boundary of the site near Kanis Road. The site is located outside the city limits but within the city's extraterritorial planning jurisdiction. The applicant has proposed, should the Commission recommend approval of the request, the owner would then seek annexation to allow the development to tie into city sewer, which is located just south of the owner's property. B. EXISTING CONDITIONS: The site is located adjacent to a creek running along the southern and western property lines. The site contains an existing single-family residence, a storage building and several very significant trees. The Kroger development borders the site to the west and the One Source development is located to the east across Kanis Road. Other uses in the area include a PCD for Chenal Gardens located southeast of the site along Kanis Road and a vacant C-3 zoned piece of property located at the Kanis Road and Chenal Parkway intersection. Kinco Construction Company is located adjacent to One Source fronting on Chenal Parkway with a secondary access to Kanis Road. Street improvements have been installed along Kanis Road adjoining the Kroger development and stop at the northern property line of this site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an adjoining property owner. The Parkway Place 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. 2 FILE NO.: Z-7435 (Cont.) D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to the streets including 5 -foot sidewalks with the planned development. 2. All driveways shall be concrete aprons per City Ordinance. Comply with maximum grade requirements in Section 31-210. 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. Street Improvement Plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. Stripe left turn at north end of property. 5. A grading permit and development permit for special flood hazard area is required prior to construction. 6. Stormwater detention ordinance applies to this property. 7. Finish floor elevation must be set by professional engineer. 8. Easements shown for proposed storm drainage are required. 9. Wash water is not permitted into the stormdrain system. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Outside the service area. No comment. If the property is annexed into the City of Little Rock sewer service is available, not adversely affected. Enter- : No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. 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. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. 3 LE NO.: Z-7435 (Cont. F. County Planning: 1. Provide any existing restrictions (original bill of assurance). 2. Provide a drainage plan. 3. Provide a certification or approval by the fire district to serve the development. 4. Provide elevation datum and source. 5. Provide a 40 foot building line. 6. Show the 100 -year floodplain line and elevation on the site plan. 7. Show the minimum finished floor elevation for buildings and equipment room. 8. Provide the state flood zone north of the creek. 9. Provide paving details. 10. A state clearing permit will be required. 11. A floodplain development permit will be required. 12. Provide the source of water supply on the site plan. 13. Provide the means of wastewater disposal on the site plan. 14. Provide the erosion control plan. 15. Provide a vicinity map on the site plan. 16. Remove or flood proof existing storage within the floodway. 17. Define property lines / lot lines and dimensions. 18. Provide the basis of bearings. 19. Provide state plane coordinates and datum. 20. Replat the development into a single lot. 21. Provide a legend of symbols. CATA: No comment received. ISSUES/TECHNICAL/DESIGN: Planninq Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial and Park / Open Space for this property. The applicant has applied for a Planned Commercial Development for a car wash. The request is consistent with the Planned Zoning Development part of Mixed Office Commercial. A portion of the applicant's property is in the floodway for Rock Creek but will remain undeveloped. 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: Areas set aside for buffers and landscaping meet with ordinance requirements. 4 FILE NO.: Z-7435 Cont. Buildin 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 Kanis Road near the intersection with Chenal Parkway and adjacent to a floodway. 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 noted the proposed development was located outside the city limits. Staff stated the city would not extend sewer service outside the city limits. Mr. White stated he would contact the owner and decide how to proceed. Staff stated the containment of the waste from the carwash would need to be resolved either through annexation or approval from the Health Department prior to construction. Public Works comments were addressed. Staff stated the applicant would be required to dedicate right-of-way on Kanis 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. Staff noted comments from County Planning. Staff suggested Mr. White contact the County Planning Department for further clarification of their requirements. 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 areas set aside for buffers appeared to meet with ordinance requirements. 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 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 proposed landscaping plan appears to meet with the minimum ordinance requirements. Staff is supportive of the proposed landscaping plan as submitted. 5 FILE NO.: Z-7435 Cont. The proposed development is located in an area of transition. The site is shown as Mixed Office Commercial on the City's Future Land Use plan, which would allow for a mixture of office and commercial uses. The area is developing primarily with non-residential uses with the Kroger development located to the north and west of the site and One Source located to the east. The site is located adjacent to a floodway, which is shown as Park/Open Space on the City's Future Land Use Plan. The applicant does not intend to develop in the floodway and the proposed development will not affect this land use designation. Staff is supportive of the request. The site will have 24-hour access and the possibility of activity on the site at all times. Adverse impacts should be minimized by the location of the carwash facility. There are not any single-family homes located in close proximity to the proposed facility. The only unresolved issue related to the site is the availability of sewer. With the site not being located within the city limits, the applicant will not be allowed to connect to the city sewer system. Staff would recommend the applicant apply to the County for annexation prior to the rezoning request being forwarded to the Board of Directors. If the applicant elects not to annex to the City, then he will be required to submit to staff an approved septic disposal plan from the Arkansas Department of Health prior to submission to the Board of Directors. 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. 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. Staff recommends the applicant apply to the County for annexation to the City of Little Rock or furnish staff with an approved septic system from the Arkansas Department of Health. PLANNING COMMISSION ACTION: (JULY 24, 2003) Mr. Joe White of White-Daters and Associates was present representing the request. There were objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also stated the request was located outside the city limits and stated as a part of the recommendation the applicant would be required to apply to the County for n FILE NO.: Z-7435 Cont. annexation to the City of Little Rock or furnish staff with an approved septic system from the Arkansas Department of Health. Mr. Stephen Giles representing the applicant spoke in opposition of the proposed development. He stated he was representing the owners of the Kroger Development located to the north. He indicated the proposed street design did not meet the Master Street Plan design standard for the area. Mr. Giles stated there was currently confusion concerning the Master Street Plan and the current requirement for the street in the area. He stated Kanis Road in this area was classified as a Minor Arterial street segment. He stated the concern was with the staff comment indicating street construction to collector street standard. Mr. Giles stated the property owners to the north had constructed their street segment to minor arterial standard. He stated if the adjacent property was not developed in the same standard this would create a unsafe traffic situation. Mr. Giles stated the Kroger development did not have access to Chenal Parkway westbound except for the Kanis Road intersection. He stated the medians cut-off the development and the intersection of Kanis Road and Chenal Parkway was critical. Mr. Giles stated the text and the map for the Master Street Plan both indicated this section of Kanis Road as a minor arterial. He stated the confusion was why staff was recommending the road be constructed to a collector standard. Staff stated this section of Kanis Road was down graded to a local street when it was determined that Kanis Road should turn north, east of One Source and connect with Wellington Village Road. Staff stated an agreement was made with the property owner to the east through a public/private partnership to purchase land for the right-of-way. Mr. Giles stated this section of Kanis Road was never addressed. He stated the Master Street Plan map and text continue to show this section as a minor arterial. There was a general discussion concerning the street and the classification of the street. Staff stated there was an ordinance drafted and adopted to reclassify the street. Staff stated the map had been changed from a line map to a GIS map. Staff stated on the Dairy Land plat the street was shown as a collector street. Staff also stated as other properties in the area had redeveloped and collector street standard right-of-way had been dedicated. Staff stated the Traffic Engineer was allowed by ordinance to increase the street width at intersections. Staff stated this was the case at the intersection of Kanis and Chenal. Staff stated the Wisenhunts wanted a traffic signal and wanted the intersection increased to allow for the traffic signal to benefit their development. Staff stated this did not change the classification of the entire segment of the street. Staff stated the original traffic signal was to be located at Villages of Wellington. Staff stated this was the section of Kanis Road that was to remain as the minor arterial and the remainder of the road, from the Rock Creek Bridge west was to become a local street. Staff stated property owners who have redeveloped in the area were not required to install street improvements to arterial standard because the street was reclassified as a collector street. 7 FILE NO.: Z-7435 Cont. The Commission questioned if the proposed development would have an impact on traffic if the road was not widened at this time. Staff stated a small carwash would not have an impact on traffic in the area. There was a discussion concerning the Master Street Plan text and the map. The Commission questioned if the map was an official document. Staff stated with the Pagis system a line segment could not be split mid -block. Staff stated this was a GIS glitch. Staff stated there would be an amendment to the Master Street Plan, which would clarify the confusion of the street segment and more clearly indicate this segment of Kanis Road as a collector street. Commissioner Lowry questioned whose role it was to determine the classification of the street segment. Staff stated the Commission was guided by staff. Mr. Doug Robertson spoke in opposition of the proposed street design. He stated he was the representative of Kroger property located to the north. Mr. Robertson stated he had visited with the owners of the carwash site and they had indicated they would construct the street to whatever standard the city required. Mr. Robertson stated the Kanis and Chenal intersection was a heavily traveled intersection. He stated the road needed to be constructed to a minor arterial standard to allow traffic to continue moving. Mr. Robertson stated staff could request some form of reduced standard of street in this area for now and then develop the street as a minor arterial at some point in the future. Mr. Eugene Pheifer spoke in support of the development. He stated he had worked with Mr. Lawson and a former city manager to develop a north south connection between the Village of Wellington and Kanis Road. He stated the city had spent $90,000 to purchase a portion of the right-of-way for the road. Mr. Pheifer stated there was currently $200,000 in a pool being held to construct the intersection of the north south connection of Kanis Road. He stated this was not enough money and through a public/private partnership the group was seeking additional funds. Commissioner Rector questioned Mr. Robinson as to if the street were being constructed to minor arterial standard would he be opposed to the proposed request. Mr. Robinson stated he was not opposed to the carwash he was opposed to the street standard being considered for construction. He stated the street should be constructed to Master Street Plan standard as a minor arterial. Commissioner Rector stated the request was a zoning request and not a request to amend the Master Street Plan. Mr. Robertson stated the staff comment requested the street be constructed to a collector standard and his objection was to the street standard. He stated the street should be constructed to Master Street Plan standard as was the roadway to the north. There was a discussion concerning the street and the width of the street adjacent to the site. Staff stated practice had been to require dedication and construction of the street in this area as a collector street. Staff stated even though there was some confusion on the part of Mr. Robinson and others staff has been consistent in the requirement. 0 FILE NO.: Z-7435 Cont. Staff stated they would proceed with an amendment to the Master Street Plan to correct the problem and hopefully clear up any confusion. A motion was made to approve the proposed development as filed. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 9 July 24, 2003 ITEM NO.: 9 FILE NO.: Z-7435 NAME: Splash Carwash on Kanis Road Short -form PD -C LOCATION: 15823 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: 1.04 Acres NUMBER OF LOTS: 1 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD -C PROPOSED USE: Carwash VARIANCESIWAIVERS REQUESTED: A. PROPOSAL/REQUEST: 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 five vacuum stations. The July 24, 2003 SUBDIVISION ITEM NO.: 9(Cont.) FILE NO.: Z-7435 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 collector street standards will be provided. The applicant is proposing the placement of a single-entry drive on the south side of the site. The applicant is proposing the placement a single pylon sign near the northern boundary of the site near Kanis Road. The site is located outside the city limits but within the city's extraterritorial planning jurisdiction. The applicant has proposed, should the Commission recommend approval of the request, the owner would then seek annexation to allow the development to tie into city sewer, which is located just south of the owner's property. B. EXISTING CONDITIONS: The site is located adjacent to a creek running along the southern and western property lines. The site contains an existing single-family residence, a storage building and several very significant trees. The Kroger development borders the site to the west and the One Source development is located to the east across Kanis Road. Other uses in the area include a PCD for Chenal Gardens located southeast of the site along Kanis Road and a vacant C-3 zoned piece of property located at the Kanis Road and Chenal Parkway intersection. Kinco Construction Company is located adjacent to One Source fronting on Chenal Parkway with a secondary access to Kanis Road. Street improvements have been installed along Kanis Road adjoining the Kroger development and stop at the northern property line of this site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an adjoining property owner. The Parkway Place 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. E July 24, 2003 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7435 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to the streets including 5 -foot sidewalks with the planned development. 2. All driveways shall be concrete aprons per City Ordinance. Comply with maximum grade requirements in Section 31-210. 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. Street Improvement Plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. Stripe left turn at north end of property. 5. A grading permit and development permit for special flood hazard area is required prior to construction. 6. Stormwater detention ordinance applies to this property. 7. Finish floor elevation must be set by professional engineer. 8. Easements shown for proposed storm drainage are required. 9. Wash water is not permitted into the stormdrain system. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service area. No comment. If the property is annexed into the City of Little Rock sewer service is available, not adversely affected. Entergy: No comment received. Center -Paint Energy: Approved as submitted. SBC: No comment received. 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. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. 3 July 24, 2003 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z-7435 County Planning 1. Provide any existing restrictions (original bill of assurance). 2. Provide a drainage plan. 3. Provide a certification or approval by the fire district to serve the development. 4. Provide elevation datum and source. 5. Provide a 40 foot building line. 6. Show the 100 -year floodplain line and elevation on the site plan. 7. Show the minimum finished floor elevation for buildings and equipment room. 8. Provide the state flood zone north of the creek. 9. Provide paving details. 10. A state clearing permit will be required. 11. A floodplain development permit will be required. 12. Provide the source of water supply on the site plan. 13. Provide the means of wastewater disposal on the site plan. 14. Provide the erosion control plan. 15. Provide a vicinity map on the site plan. 16. Remove or flood proof existing storage within the floodway. 17. Define property lines / lot lines and dimensions. 18. Provide the basis of bearings. 19. Provide state plane coordinates and datum. 20. Replat the development into a single lot. 21. Provide a legend of symbols. CATA: No comment received. F. ISSUES/TEC HN ICAUDESI GN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial and Park / Open Space for this property. The applicant has applied for a Planned Commercial Development for a car wash. The request is consistent with the Planned Zoning Development part of Mixed Office Commercial. A portion of the applicant's property is in the floodway for Rock Creek but will remain undeveloped. Cily 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. 4 July 24, 2003 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z-7435 Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. 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 Kanis Road near the intersection with Chenal Parkway and adjacent to a floodway. 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 noted the proposed development was located outside the city limits. Staff stated the city would not extend sewer service outside the city limits. Mr. White stated he would contact the owner and decide how to proceed. Staff stated the containment of the waste from the carwash would need to be resolved either through annexation or approval from the Health Department prior to construction. Public Works comments were addressed. Staff stated the applicant would be required to dedicate right-of-way on Kanis 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. Staff noted comments from County Planning. Staff suggested Mr. White contact the County Planning Department for further clarification of their requirements. 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 areas set aside for buffers appeared to meet with ordinance requirements. 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 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. 5 July 24, 2003 SUBDIVISION ITEM NO.: 9(Cont.)FILE NO.: Z-7435 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 proposed landscaping plan appears to meet with the minimum ordinance requirements. Staff is supportive of the proposed landscaping plan as submitted. The proposed development is located in an area of transition. The site is shown as Mixed Office Commercial on the City's Future Land Use plan, which would allow for a mixture of office and commercial uses. The area is developing primarily with non-residential uses with the Kroger development located to the north and west of the site and One Source located to the east. The site is located adjacent to a floodway, which is shown as Park/Open Space on the City's Future Land Use Plan. The applicant does not intend to develop in the floodway and the proposed development will not affect this land use designation. Staff is supportive of the request. The site will have 24-hour access and the possibility of activity on the site at all times. Adverse impacts should be minimized by the location of the carwash facility. There are not any single-family homes located in close proximity to the proposed facility. The only unresolved issue related to the site is the availability of sewer. With the site not being located within the city limits, the applicant will not be allowed to connect to the city sewer system. Staff would recommend the applicant apply to the County for annexation prior to the rezoning request being forwarded to the Board of Directors. If the applicant elects not to annex to the City, then he will be required to submit to staff an approved septic disposal plan from the Arkansas Department of Health prior to submission to the Board of Directors. 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. To Staffs knowledge there are no outstanding issues associated with the proposed request. 1. 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. Staff recommends the applicant apply to the County for annexation to the City of Little Rock or furnish staff with an approved septic system from the Arkansas Department of Health. n July 24, 2003 ITEM NO.: 9 FILE NO.: Z-7435 NAME: Splash Carwash on Kanis Road Short -form PD -C LOCATION: 15823 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: 1.04 Acres NUMBER OF LOTS: 1 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD -C PROPOSED USE: Carwash VARIANCES/WAIVERS REQUESTED: A. PROPOSALIREQUEST: 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 five vacuum stations. The July 24, 2003 SUBDIVISION [TEM NO.: 9 Cont_ FILE NO.: Z-7435 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 collector street standards will be provided. The applicant is proposing the placement of a single-entry drive on the south side of the site. The applicant is proposing the placement a single pylon sign near the northern boundary of the site near Kanis Road. The site is located outside planning jurisdiction. The recommend approval of the allow the development to tie owner's property. B. EXISTING CONDITIONS: the city limits but within applicant has proposed, request, the owner would into city sewer, which is the city's extraterritorial should the Commission then seek annexation to located just south of the The site is located adjacent to a creek running along the southern and western property lines. The site contains an existing single-family residence, a storage building and several very significant trees. The Kroger development borders the site to the west and the One Source development is located to the east across Kanis Road. Other uses in the area include a PCD for Chenal Gardens located southeast of the site along Kanis Road and a vacant C-3 zoned piece of property located at the Kanis Road and Chenal Parkway intersection. Kinco Construction Company is located adjacent to One Source fronting on Chenal Parkway with a secondary access to Kanis Road. Street improvements have been installed along Kanis Road adjoining the Kroger development and stop at the northern property line of this site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an adjoining property owner. The Parkway Place 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. 2 July 24, 2003 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z-7435 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to the streets including 5 -foot sidewalks with the planned development. 2. All driveways shall be concrete aprons per City Ordinance. Comply with maximum grade requirements in Section 31-210. 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. Street Improvement Plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. Stripe left turn at north end of property. 5. A grading permit and development permit for special flood hazard area is required prior to construction. 6. Stormwater detention ordinance applies to this property. 7. Finish floor elevation must be set by professional engineer. 8. Easements shown for proposed storm drainage are required. 9. Wash water is not permitted into the stormdrain system. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Outside the service area. No comment. If the property is annexed into the City of Little Rock sewer service is available, not adversely affected. Entergy: No comment received. Center -Point Energy- Approved as submitted. SBC: No comment received. 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. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. �3 July 24, 2003 SUBDIVISION ITEM NO.: 9 (Cont. County Planning: FILE NO.: Z-7435 1. Provide any existing restrictions (original bill of assurance). 2. Provide a drainage plan. 3. Provide a certification or approval by the fire district to development. 4. Provide elevation datum and source. 5. Provide a 40 foot building line. 6. Show the 100 -year floodplain line and elevation on the site plan. 7. Show the minimum finished floor elevation for buildings and room. 8. Provide the state flood zone north of the creek. 9. Provide paving details. 10. A state clearing permit will be required. 11. A floodplain development permit will be required. 12. Provide the source of water supply on the site plan. 13. Provide the means of wastewater disposal on the site plan. 14. Provide the erosion control plan. 15. Provide a vicinity map on the site plan. 16. Remove or flood proof existing storage within the floodway. 17. Define property lines / lot lines and dimensions. 18. Provide the basis of bearings. 19. Provide state plane coordinates and datum. 20. Replat the development into a single lot. 21. Provide a legend of symbols. CATA: No comment received. F. ISSUES/ ECHNICAUDESIGN: serve the equipment Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial and Park / Open Space for this property. The applicant has applied for a Planned Commercial Development for a car wash. The request is consistent with the Planned Zoning Development part of Mixed Office Commercial. A portion of the applicant's property is in the floodway for Rock Creek but will remain undeveloped. 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. 4 July 24, 2003 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7435 Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. 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 Kanis Road near the intersection with Chenal Parkway and adjacent to a floodway. 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 noted the proposed development was located outside the city limits. Staff stated the city would not extend sewer service outside the city limits. Mr. White stated he would contact the owner and decide how to proceed. Staff stated the containment of the waste from the carwash would need to be resolved either through annexation or approval from the Health Department prior to construction. Public Works comments were addressed. Staff stated the applicant would be required to dedicate right-of-way on Kanis 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. Staff noted comments from County Planning. Staff suggested Mr. White contact the County Planning Department for further clarification of their requirements. 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 areas set aside for buffers appeared to meet with ordinance requirements. 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 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. 5 July 24, 2003 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z-7435 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 proposed landscaping plan appears to meet with the minimum ordinance requirements. Staff is supportive of the proposed landscaping plan as submitted. The proposed development is located in an area of transition. The site is shown as Mixed Office Commercial on the City's Future Land Use plan, which would allow for a mixture of office and commercial uses. The area is developing primarily with non-residential uses with the Kroger development located to the north and west of the site and One Source located to the east. The site is located adjacent to a floodway, which is shown as Park/Open Space on the City's Future Land Use Plan. The applicant does not intend to develop in the floodway and the proposed development will not affect this land use designation. Staff is supportive of the request. The site will have 24-hour access and the possibility of activity on the site at all times. Adverse impacts should be minimized by the location of the carwash facility. There are not any single-family homes located in close proximity to the proposed facility. The only unresolved issue related to the site is the availability of sewer. With the site not being located within the city limits, the applicant will not be allowed to connect to the city sewer system. Staff would recommend the applicant apply to the County for annexation prior to the rezoning request being forwarded to the Board of Directors. If the applicant elects not to annex to the City, then he will be required to submit to staff an approved septic disposal plan from the Arkansas Department of Health prior to submission to the Board of Directors. 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. 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. Staff recommends the applicant apply to the County for annexation to the City of Little Rock or furnish staff with an approved septic system from the Arkansas Department of Health. L July 24, 2003 SUBDIVISION ITEM NO.: 9 (Cont FILE NO.: Z-7435 PLANNING COMMISSION ACTION: (JULY 24, 2003) Mr. Joe White of White-Daters and Associates was present representing the request. There were objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also stated the request was located outside the city limits and stated as a part of the recommendation the applicant would be required to apply to the County for annexation to the City of Little Rock or furnish staff with an approved septic system from the Arkansas Department of Health. Mr. Stephen Giles representing the applicant spoke in opposition of the proposed development. He stated he was representing the owners of the Kroger Development located to the north. He indicated the proposed street design did not meet the Master Street Plan design standard for the area. Mr. Giles stated there was currently confusion concerning the Master Street Plan and the current requirement for the street in the area. He stated Kanis Road in this area was classified as a Minor Arterial street segment. He stated the concern was with the staff comment indicating street construction to collector street standard. Mr. Giles stated the property owners to the north had constructed their street segment to minor arterial standard. He stated if the adjacent property was not developed in the same standard this would create a unsafe traffic situation. Mr. Giles stated the Kroger development did not have access to Chenal Parkway westbound except for the Kanis Road intersection. He stated the medians cut-off the development and the intersection of Kanis Road and Chenal Parkway was critical. Mr. Giles stated the text and the map for the Master Street Plan both indicated this section of Kanis Road as a minor arterial. He stated the confusion was why staff was recommending the road be constructed to a collector standard. Staff stated this section of Kanis Road was down graded to a local street when it was determined that Kanis Road should turn north, east of One Source and connect with Wellington Village Road. Staff stated an agreement was made with the property owner to the east through a public/private partnership to purchase land for the right-of-way. Mr. Giles stated this section of Kanis Road was never addressed. He stated the Master Street Plan map and text continue to show this section as a minor arterial. There was a general discussion concerning the street and the classification of the street. Staff stated there was an ordinance drafted and adopted to reclassify the street. Staff stated the map had been changed from a line map to a GIS map. Staff stated on the Dairy Land plat the street was shown as a collector street. Staff also stated as other properties in the area had redeveloped and collector street standard right-of-way had been dedicated. 7 July 24, 2003 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z-7435 Staff stated the Traffic Engineer was allowed by ordinance to increase the street width at intersections. Staff stated this was the case at the intersection of Kanis and Chenal. Staff stated the Wisenhunts wanted a traffic signal and wanted the intersection increased to allow for the traffic signal to benefit their development. Staff stated this did not change the classification of the entire segment of the street. Staff stated the original traffic signal was to be located at Villages of Wellington. Staff stated this was the section of Kanis Road that was to remain as the minor arterial and the remainder of the road, from the Rock Creek Bridge west was to become a local street. Staff stated property owners who have redeveloped in the area were not required to install street improvements to arterial standard because the street was reclassified as a collector street. The Commission questioned if the proposed development would have an impact on traffic if the road was not widened at this time. Staff stated a small carwash would not have an impact on traffic in the area. There was a discussion concerning the Master Street Plan text and the map. The Commission questioned if the map was an official document. Staff stated with the Pagis system a line segment could not be split mid -block. Staff stated this was a GIS glitch. Staff stated there would be an amendment to the Master Street Plan, which would clarify the confusion of the street segment and more clearly indicate this segment of Kanis Road as a collector street. Commissioner Lowry questioned whose role it was to determine the classification of the street segment. Staff stated the Commission was guided by staff. Mr. Doug Robertson spoke in opposition of the proposed street design. He stated he was the representative of Kroger property located to the north. Mr. Robertson stated he had visited with the owners of the carwash site and they had indicated they would construct the street to whatever standard the city required. Mr. Robertson stated the Kanis and Chenal intersection was a heavily traveled intersection. He stated the road needed to be constructed to a minor arterial standard to allow traffic to continue moving. Mr. Robertson stated staff could request some form of reduced standard of street in this area for now and then develop the street as a minor arterial at some point in the future. Mr. Eugene Pheifer spoke in support of the development. He stated he had worked with Mr. Lawson and a former city manager to develop a north south connection between the Village of Wellington and Kanis Road. He stated the city had spent $90,000 to purchase a portion of the right-of-way for the road. Mr. Pheifer stated there 0 July 24, 2003 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7435 was currently $200,000 in a pool being held to construct the intersection of the north south connection of Kanis Road. He stated this was not enough money and through a public/private partnership the group was seeking additional funds. Commissioner Rector questioned Mr. Robinson as to if the street were being constructed to minor arterial standard would he be opposed to the proposed request. Mr. Robinson stated he was not opposed to the carwash he was opposed to the street standard being considered for construction. He stated the street should be constructed to Master Street Plan standard as a minor arterial. Commissioner Rector stated the request was a zoning request and not a request to amend the Master Street Plan. Mr. Robertson stated the staff comment requested the street be constructed to a collector standard and his objection was to the street standard. He stated the street should be constructed to Master Street Plan standard as was the roadway to the north. There was a discussion concerning the street and the width of the street adjacent to the site. Staff stated practice had been to require dedication and construction of the street in this area as a collector street. Staff stated even though there was some confusion on the part of Mr. Robinson and others staff has been consistent in the requirement. Staff stated they would proceed with an amendment to the Master Street Plan to correct the problem and hopefully clear up any confusion. A motion was made to approve the proposed development as filed. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. p ITEM NO.: 9 FILE NO.: Z-7435 NAME: Splash Carwash on Kanis Road LOCATION: 15823 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. 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. Provide design of street conforming to "MSP" (Master Street Plan). Construct one- half street improvement to these streets including 5 -foot sidewalks with planned development. 2. All driveways shall be concrete aprons per City Ordinance. Comply with maximum grade requirements in Section 31-210. 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. Street Improvement Plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. Stripe left turn at north end of property. 5. A grading permit and development permit for special flood hazard area is required prior to construction. 6. Stormwater detention ordinance applies to this property. 7. Finish floor elevation must be set by professional engineer. 8. Easements shown for proposed storm drainage are required. 9. Wash water is not permitted into the stormdrain system. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Enter : No comment received. Center -Point Ener. Approved as submitted. SBC: No comment received. 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. Contact Central Arkansas Water at 992-2438 for additional details. Fire De artment: Approved as submitted. County Planning: No comment received. CATA: No comment received. Planning Division: No comment. Cit Ry ecognized Neighborhood Action Plan: No comment. Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, July 9, 2003.