HomeMy WebLinkAboutZ-8022 Staff AnalysisMay 25, 2006
ITEM NO.: B
NAME:
LOCATION:
OWNER/APPLICANT
PROPOSAL:
1, SITE LOCATION:
FILE NO.: Z-8022
Splash Car Wash —Conditional Use Permit
12700 Chenal Parkway
Gene Cauley/White-Daters
A conditional use permit is requested to allow for
construction of a car wash on this C-3 zoned property.
The lot is located on the north side of Chenal Parkway at its intersection
with the west leg of Kanis Road; west of Kirk Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The site is located in a commercial node containing a variety of
commercial uses and commercially zoned properties. Numerous
commercial and office uses are located adjacent to the north.
Undeveloped C-3 zoned properties are located to the east, south and
west. Other uses include a PCD for a golf driving range, a grocery store,
banks and automobile dealerships. The proposed use is compatible with
uses in the area.
All owners of property located within 200 feet of the site, all residents
within 300 feet of the site who could be identified were notified. There is
no neighborhood association in the area.
3. ON SITE DRIVES AND PARKING:
Access to the site is via a shared driveway and access easement from the
east side of the lot to the east or from an access easement and driveway
to the north. The site is designed to facilitate one-way movement only
through the car wash or to the ATM and vacuum islands.
4. SCREENING AND BUFFERS:
A site plan must comply with the City's landscape and buffer ordinance
requirements.
An automatic irrigation system to water landscaped area will be required.
Areas set aside appear to meet with minimum city requirements.
May 25, 2006
ITEM NO.: B (Cont.) FILE NO.: Z-8022
5. PUBLIC WORKS COMMENTS:
1. Remove driveway between Lot 1 and Lot 2. Driveway will conflict with
function of intersection and does not meet driveway spacing
requirement from an intersection. Due to high volumes on Chenal
Parkway and Kanis Road at this location, time cannot be taken from
traffic movement on Chenal Parkway and Kanis Road for service to a
couple of lots.
2. Sidewalks with appropriate handicap ramps are required in accordance
with Section 31-175 of the Little Rock Code and the Master Street
Plan.
3. All driveways shall be concrete aprons per City Ordinance.
4. Plans of all work in right-of-way shall be submitted for approval prior to
start of work. Obtain barricade permit prior to doing any work in the
right-of-way from Traffic Engineering at (501) 379-1817 (Derrick
Bergfield).
5. A grading permit in accordance with Section 29-186 (c) & (d) will be
required prior to any land clearing or grading activities at the site. Site
grading, and drainage plans will need to be submitted and approved
prior to the start of construction.
6. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
7. If disturbed area is 1 or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to
the start of construction.
6. UTILITY. FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer main extension required with easements if service is
required for project.
Entergy: No comments received.
CenterPoint Energy: No comments received.
Southwestern Bell: No comments received.
Water: All Central Arkansas Water requirements in effect at the time of
request for water service must be met. A Capital Investment
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May 25, 2006
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FILE NO.: Z-8022
Charge based on the size of connection(s) will apply to this project
in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system. Due to
the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZA) is required on
the domestic water service. This assembly must be installed prior
to the first point of use. Central Arkansas Water (CAW) requires
that upon installation of the RPZA, successful tests of the assembly
must be completed by a Certified Assembly Tester licensed by the
State of Arkansas and approved by CAW. The test results must be
sent to CAW's Cross Connection Section within ten days of
installation and annually thereafter. Contact Carroll Keatts at 377-
1226 if you would like to discuss backflow prevention requirements
for this project. Care must be taken to protect the raw water
facilities in the easement located on Parcel B. If there are facilities
that need to be adjusted and/or relocated, contact Central Arkansas
Water. That work would be done at the expense of the developer.
Additional fire hydrant(s) will be required. Contact the Little Rock
Fire Department to obtain information regarding the required
placement of the hydrant(s) and contact Central Arkansas Water
regarding procedures for installation of the hydrant(s). This
development will have minor impact on the existing water
distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection.
Fire Department: Fire hydrant may be required.
County Planning: No Comments.
CATA: This site is not located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT: (MARCH 23, 2006)
The applicant was present. Staff presented the item and noted additional
information was needed regarding signage, fencing, lighting and dumpster
location. Public Works, Utility and Landscape Comments were presented. The
majority of the discussion focused on the proposed driveway on the east side of
the lot. Public Works staff noted that the driveway did not comply with ordinance
requirements for spacing and created a potential traffic conflict. The applicant
suggested the driveway might be a right -in only, with no exit. He was advised to
discuss the issue with Public Works staff.
The applicant was advised to respond to staff issues by March 29, 2006. The
Committee forwarded the item to the full Commission.
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May 25, 2006
ITEM NO.: B (Cont.) FILE NO.: Z-8022
STAFF ANALYSIS:
A conditional use permit is requested to allow for construction of a carwash on
this C-3 zoned, 1.08 acre tract. The development consists of a single building
containing two automatic car wash bays, a mechanical room and one manual car
wash bay, two vacuum islands; and an ATM machine. Access to the site is via
shared driveways and access easements. There is no direct access from this lot
to Chenal Parkway.
The building is to be constructed of concrete block and glazed block with an EIFS
and simulated stone veneer. The roof system is wood truss, 7/12 pitch with OSB
decking and simulated slate shingles. Site lighting will be shielded downward
and into the site. Hours of operation are 6:00 am — 10:00 pm, seven (7) days a
week. An employee will be on-site two hours each day, Sunday — Thursdays and
six hours on Fridays and Saturdays. Signage will consist of a single, ground -
mounted sign which complies with the Chenal Overlay District standard of eight
(8) feet in height and one hundred (100) square feet in area; and the "Splash"
logo on the building facade. The building has street orientation on the south and
west which would allow wall signs on these two facades.
Two vacuum islands and an ATM are also proposed. No signage with the name
of the facility is allowed on the vacuum islands.
Staff does not support the proposed dumpster location. The dumpster needs to
be located more to the north and away from the Parkway. As proposed, the
dumpster has the appearance of being located between the building and the
street. Staff also believes the dumpster enclosure/screening should be
constructed of the same material as the building.
To staff's knowledge, there are no other outstanding issues. The proposed car
wash should be compatible with other uses in this commercial area. The
applicant responded to issues raised at Subdivision Committee, as reflected in
the analysis above. There is no Bill of Assurance issue.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the following conditions:
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the agenda staff report.
2. Compliance with the Chenal Overlay District requirements regarding signage,
site lighting and utilities.
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May 25, 2006
ITEM NO.: B (Cont.
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3. There is to be no signage on the vacuum islands denoting the name of the
facility.
4. The dumpster is to be relocated to the north, away from the Parkway and
screened with material that matches the building.
5. All site lighting is to be directed downward and into the site.
STAFF REPORT:
On April 4, 2006, the applicant requested deferral of this item to allow time to
work with Public Works on driveway issues. Staff recommends deferral to the
May 25, 2006 meeting.
PLANNING COMMISSION ACTION:
(APRIL 13, 2006)
The applicant was present. There were no objectors present. Staff informed the
Commission of the requested deferral. There was no further discussion. The
item was placed on the Consent Agenda and deferred to the May 25, 2006
Agenda by a vote of 8 ayes, 0 noes and 3 absent.
PLANNING COMMISSION ACTION:
(MAY 25, 2006)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval subject to compliance with the
conditions outlined in the "Staff Recommendation" above. There was no further
discussion.
The item was placed on the Consent Agenda and approved as recommended by
staff. The vote was 7 ayes, 0 noes and 4 absent.
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