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HomeMy WebLinkAboutZ-8037 Staff AnalysisFILE NO.: Z-8037 NAME: John Barrow Appearance Center Short -form PCD LOCATION: Located on the Northeast corner of West 32nd Street and John Barrow Road DEVELOPER: Greg King — Riverfront Details 2420 Cantrell Road Little Rock, AR 72202 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.66 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential PCD FT. NEW STREET: 0 LF PROPOSED USE: Carwash — Detail shop, General and Professional Office VARIANCES/WAIVERS REQUESTED: 1. A waiver of the required undisturbed buffer along the eastern perimeter of the site. 2. A waiver of the required street improvements to West: 31St and West 32nd Streets. 3. A variance to allow off site grading along the eastern perimeter of the site. A. PROPOSAUREQUEST: The proposed development plan includes the construction of a single bay automatic carwash on the south end of the property and an L-shaped office building with an indoor detailing shop on the north end of the property. The L- shaped building will have four bays with overhead doors. Two bays will be utilized for hand detailing of cars, the other two bays will be for indoor storage of cars which have been detailed. The L-shaped building will also contain the office FILE NO.: Z-8037 (Cont. for the detailing operation along with 800 square feet of leasable area. The developer currently owns the property directly east of the site. The request includes a waiver of the required land use buffer along the eastern perimeter of the site and a variance to allow off site grading in this area. Two vacuum stations are proposed on the site along John Barrow Road. A single pole mounted sign 36 -feet in height and 160 square feet in area is also proposed. B. EXISTING CONDITIONS: The site is a gravel lot with a steep elevation change to the east. South of the site is a commercial center containing a carwash and a strip retail center. To the east and northeast are single-family homes located along West 32nd Street and West 31St Street. West 31 t Street does not exist adjacent to the site and West 32nd Street has been constructed to residential street standards. John Barrow Road has been constructed as a four lane road with a center turn lane adjacent to the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200 -feet of the site, all residents, who could be identified located within 300 -feet of the site and the Twin Lakes A Neighborhood Association, the Twin Lakes B Property Owners Association, the Camps Place Neighborhood Association, the Brownwood Terrace Neighborhood Association and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. The proposed land use would classify West 31St Street and West 32nd Street on the Master Street Plan as commercial streets. Dedicate right-of-way to 30 feet from centerline. 2. With the site development, provide the design of the streets conforming to the Master Street Plan. Construct one-half street improvement to West 31St and West 32nd Streets including 5 -foot sidewalks with the planned development. 18 feet of pavement with curb, gutter, and sidewalks should be provided on West 31St Street or petition the City to abandon the right of way. 3. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Provide details of wall sections and proposed drainage for adjacent properties to the east. If existing ditch is filled, drainage must be provided for the property to the east. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. Traffic circulation on interior of site is not acceptable. Cars exiting wash bay can not see other cars entering property. It is suggested to move driveway location; make West 32nd Street driveway exit only; shift wash bay to the south; and exit on the south side of wash bay. 2 FILE NO.: Z-8037 (Cont. 6. A grading permit in accordance with Section 29-186 (c) and (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. 7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING.- Wastewater: LANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planninci: No comment. CATA: The site is not located on a CATA Bus Route. F. ISSUES/TECHN ICAUDESIGN: Planning_ Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Commercial District for a car wash. A land use plan amendment for a change to Mixed Use is a separate item on this agenda (File No. LU06-10-01). Master Street Plan: John Barrow Road is shown as an Arterial on the plan. An Arterial functions to move traffic through and around the urban area or from activity centers to the Arterial system. They are not intended to provide access to adjacent land. Right-of-way and street improvements may need to be made at the time of development. 3 FILE NO.: Z-8037 (Cont. Bicvcle Plan: The Little Rock Bike Plan does not show any bike routes adjacent to the site. The closest Bike Route is a Class II Route ,Tong 28th Street to the north. City Recognized Neighborhood Action Plan: The site is in the John Barrow Neighborhoods Plan Area. The Plan calls for creation of a development climate in the John Barrow Neighborhood Area that would attract job -generating businesses. The Plan also calls for development design standards, but does not specifically recommend any other than to state that traffic and pedestrian flows should be improved and efficient. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The area shown to be filled is located on another platted piece of property. 3. A minimum nine foot (9) wide land use buffer and landscaping strip is required along the eastern perimeter of the site. Seventy percent (70%) of this buffer is to remain undisturbed; current proposal is eliminating this buffer. A variance from this requirement will require approval from both the Planning Commission and the City Beautiful Commission. 4. The street buffer along John Barrow drops down to five foot (5) in one area. This minimum is nine foot (9). This is a requirement of both the landscape ordinance and the zoning/buffer ordinance. A variance from this requirement will require approval from the City Beautiful Commission. 5. The street buffer requirement along West 32nd Street is shown at ten feet (10) in width. The requirement is to average sixteen feet (16) and in no case be less than half. The current site plan is not meeting the average of sixteen feet (16) it is six hundred and seventy-two 672 square feet less than the minimum requirement. 6. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the eastern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. G. SUBDIVISION COMMITTEE COMMENT: (April 20, 2006) Mr. Joe White of White Daters and Associates was present representing the request. Staff presented an overview of the proposed development indicating there were outstanding issues associated with the proposed request. Staff requested Mr. White provide details of the total area covered by buildings, areas designated for landscaping and parking. Staff also requested details of any proposed signage including wall signage. Staff questioned if there would be vacuum stations located on the site. Staff also requested details of the proposed construction materials of the proposed carwash facility. Public Works comments were addressed. Staff questioned the proposed height of the indicated retaining wall. Mr. White stated the wall was proposed no more 0 FILE NO.: Z-8037 Cont. than ten (10) feet in height. Staff also stated grading was taking place off the applicant's property. Mr. White stated his client did own the property to the east as well. He stated grading of the indicated area was necessary to lower the overall wall height and to correct an existing drainage problem. Staff stated West 31St Street was located along the northern boundary of the site. Staff stated a dedication of right-of-way and street construction was required per the Master Street Plan, or an abandonment sought. Landscaping comments were addressed. Staff stated the indicated buffer along the eastern perimeter was not adequate to meet the current minimum ordinance standards. Staff stated a variance to the minimum standard would require approval from the City Beautiful Commission as well as the Planning Commission. Staff stated the street buffer along John Barrow Road was not adequate to meet minimum ordinance standards. Staff stated this too would require a variance from the City Beautiful Commission. Staff stated screening would be required along the eastern perimeter of the site where adjacent to residentially zoned or used property. Staff stated screening could be provided with the placement of a fence, wall or dense evergreen plantings. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues raised at the April 20, 2006, Subdivision Committee meeting. The applicant has indicated landscaping adequate to meet the typical minimum standards of the Landscape and Zoning Ordinances along the roadways, located the proposed vacuum stations and indicated the proposed location of the trash dumpster. The revised plan also indicates wall signage on each building fronting John Barrow Road consistent with building signage allowed in commercial zones or a maximum of ten percent of the fagade area. The proposal includes 800 square feet of leaseable area which is slated for use by a general or professional office user. The request includes a waiver of the required street construction to West 32nd Street and West 31St Street. According to the applicant, the grades from east to west along West 31St Street are extreme and there would be little benefit in connecting the street to John Barrow Road. West 32nd Street is constructed with curb, gutter and sidewalk. The applicant has indicated the street currently dead -ends just east of this site and the street services a limited number of residential units. Staff is not supportive of the request. Staff feels the abandonment of West 31St Street should be sought or the right-of-way and roadway improved per Master Street Plan requirements. Staff also feels West 32nd Street should be constructed to Master Street Plan standards. The road is 5 FILE NO.: Z-8037 (Cont.) constructed to residential street standard, 24 -feet of pavement, and should be constructed to a commercial standard, 36 -feet of pavement if the development is approved. The site plan indicates the placement of two (2) vacuum stations along John Barrow Road. The vacuum stations are proposed with a canopy and a logo identifying the business on the canopy. The canopy is not to exceed ten feet in height. The site plan also indicates the placement of a trash dumpster along the eastern perimeter of the site. A note indicates the dumpster will be screened per the current ordinance requirement with a wood fence a minimum of two feet above the finished container height. The site plan indicates the placement of a two bay manual wash facility, an office area, indoor parking, lease area and a single bay automatic carwash facility. The office space is proposed to be used by the owner of the facility for record keeping and billing. The indoor parking will be used to store automobiles after cleaning and prior to the owners picking up the car. The manual wash bays will be used by the owner only and not available to the public. The hours of operation of the C�XA facility will be from 7:00 am to 6:00 pm daily with the automatic carwash facility operating 24 -hours per day. _ pole A nis gel e mounted sign 36 -feet in height and 160 square feet in area is being r proposed. The indicated signage is consistent with signage allowed in commercial zones. As indicated previously building signage is proposed I consistent with signage allowed in commercial zones or a maximum of 10 percent of the fagade area. The site plan indicates the placement of eleven (11) on site parking spaces. The total building area for the office and details shop is 2,930 square feet. Based on typical commercial parking ratios 9 parking spaces would typically be required. The car wash building structure is concrete block and glazed block construction with a veneer of the building in EIFS and simulated stone. The roof system is wood truss 7/12 pitch with OSB decking and simulated slate shingles. The site lighting is proposed with 30 -foot tall poles and 1000 watt metal halide shielded downward lighting. The site is proposed to be illuminated all night. A six foot wood fence is proposed along the eastern perimeter of the site. The site plan notes the fence will be placed with its finished side facing outward. Grading is proposed along the entire eastern perimeter and a segmented block wall is proposed along the southern portion. The maximum wall height is proposed at 12 -feet. The site plan indicates an area to be filled along the northeastern perimeter of the site. A portion of the fill is located outside the applicant's ownership. Staff is not supportive of the applicant's request. The proposed use is inconsistent with the City's Future Land Use Plan. A land use plan amendment FILE NO.: Z-8037 has been filed as a separate item on this agenda and staff is not support the associated Land Use Plan Amendment. Staff feels West 32nd Street is a logical breaking point for the commercial activities. There are existing single-family homes located to the east of this site which staff feels should be protected from such an intense commercial activity. The proposed use is allowed as a by -right activity under the C-4 Zoning District. Staff does not support having a C-4 use in such proximity to residential uses. In addition, staff feels to allow additional commercial along the roadway in this area will create a creeping effect with the potential of ultimately stripping out John Barrow Road. Currently there are areas identified for commercial activities along the roadway which staff feels would be a more appropriate location for commercial activities. STAFF RECOMMENDATION: Staff recommends denial of the request, PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had submitted a request dated May 11, 2006, requesting a deferral of the item to the June 22, 2006, public hearing. Staff stated the deferral request would require a waiver of the Commission's By-laws with regard to the late deferral request. Staff stated they were supportive of the By-law waiver request and the deferral request. A motion was made to approve the By-law waiver with regard to the late deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: There as been , no change in the application since the previous public hearing. Staff continues to recommend denial of the applicant's request to place the proposed use on the site. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There was one registered objector present. Staff presented the item with a recommendation of denial. 7 FILE NO.: Z-8037 (Cont. Mr. Joe White addressed the Commission on the merits of the request. He stated the developer currently leased a site in the Riverdale area and was being forced to relocate. He stated the developer had been in business for twenty plus years and was not new to the City. He stated the developer owned a portion of the property to the east of the site and the single-family home was occupied by the seller of the property. He stated there was an existing car wash located south of the site which was not an automatic carwash. He stated there were a number of commercial uses located south of the site along John Barrow Road and he felt this site was acceptable for the proposed use. Mr. Greg King addressed the Commission on the merits of his request. He stated his reasoning for locating in John Barrow was the proximity to his cliental. He stated he had a number of customers working at the medical facilities in the area. He stated there were a number of elderly residents in the area who could not utilize the existing carwash facility and felt an automatic carwash facility would better serve their needs. He stated the facility would be constructed to look like a house. He stated there would not be any loitering at the facility and he would police the site daily. He stated he felt the development would have a positive impact on the area. He stated he did not have plans for the property located to the east of the site. He stated he would work with the neighborhood to ensure the site was redeveloped for the community. He stated his desire was to gain the City Beautiful award for landscaping and site appearance. He stated the John Barrow Neighborhood was in a transition mode and he wanted to be a positive part of the future growth of the area. Ms. Doris Wright addressed the Commission in support of the request. She stated the neighborhood had work to change their image and the major asset the area had was location, location, location. She stated the site was easily accessible for 1-430 and 1-630. She stated the neighborhood did not want intensity but diversity. She stated the neighborhood felt this was an appropriate location of the proposed facility. She stated the neighborhood did not want single-family fronting onto John Barrow Road in this area. She stated with the placement of the proposed facility this would be an asset to the community and potentially spur additional development in the area. The Commission questioned Ms. Wright as to her knowledge of Mr. King's existing facility. She stated she had visited his facility and felt his operation was a clean well managed operation. There was a general discussion concerning the proposed street improvements. Staff stated one option would be the closure of West 31St Street. Staff stated this was not a part of the applicant's current request and could not be acted upon by the Commission. Staff stated the applicant could request a deferral of the improvements to West 31St Street and at a later date request the abandonment of the right-of-way. Mr. White stated he would like to amend his application request to a deferral of the required street improvements to West 31St Street. There was also a general discussion concerning the required street improvements and dedication to West 32nd Street. Staff stated the applicant was not requesting a waiver n. FILE NO.: Z-8037 (Cont_ but a reduced standard. Staff stated the Commission could recommend approval of a reduced standard for West 32nd Street. A motion was made to approve the deferral requests for West 31St Street. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A motion was made to approve the request for a reduced standard to West 32nd Street. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A motion was made to approve the proposed PCD zoning request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 9 June 22, 2006 ITEM NO.: H.1 FILE NAME: John Barrow Appearance Center Short -form PCD LOCATION: Located on the Northeast corner of West 32nd Street and John Barrow Road DEVELOPER: Greg King — Riverfront Details 2420 Cantrell Road Little Rock, AR 72202 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.66 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential PCD Z-8037 FT. NEW STREET: 0 LF Carwash — Detail shop, General and Professional Office VARIANCESMAIVERS REQUESTED: 1. A waiver of the required undisturbed buffer along the eastern perimeter of the site. 2. A waiver of the required street improvements to West 31St and West 32nd Streets. 3. A variance to allow off site grading along the eastern perimeter of the site. A. PROPOSAL/REQUEST: The proposed development plan includes the construction of a single bay automatic carwash on the south end of the property and an L-shaped office building with an indoor detailing shop on the north end of the property. The L- shaped building will have four bays with overhead doors. Two bays will be utilized for hand detailing of cars, the other two bays will be for indoor storage of June 22, 2006 SUBDIVISION ITEM NO.: H.1 (Cont.) FILE NO.: Z-8037 cars which have been detailed. The L-shaped building will also contain the office for the detailing operation along with 800 square feet of leasable area. The developer currently owns the property directly east of the site. The request includes a waiver of the required land use buffer along the eastern perimeter of the site and a variance to allow off site grading in this area. Two vacuum stations are proposed on the site along John Barrow Road. A single pole mounted sign 36 -feet in height and 160 square feet in area is also proposed. B. EXISTING CONDITIONS: The site is a gravel lot with a steep elevation change to the east. South of the site is a commercial center containing a carwash and a strip retail center. To the east and northeast are single-family homes located along West 32"d Street and West 316t Street. West 31 t Street does not exist adjacent to the site and West 32"d Street has been constructed to residential street standards. John Barrow Road has been constructed as a four lane road with a center turn lane adjacent to the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200 -feet of the site, all residents, who could be identified located within 300 -feet of the site and the Twin Lakes A Neighborhood Association, the Twin Lakes B Property Owners Association, the Camps Place Neighborhood Association, the Brownwood Terrace Neighborhood Association and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS - Public Works Conditions: 1. The proposed land use would classify West 31St Street and West 32nd Street on the Master Street Plan as commercial streets. Dedicate right-of-way to 30 feet from centerline. 2. With the site development, provide the design of the streets conforming to the Master Street Plan. Construct one-half street improvement to West 31St and West 32nd Streets including 5 -foot sidewalks with the planned development. 18 feet of pavement with curb, gutter, and sidewalks should be provided on West 31St Street or petition the City to abandon the right of way. 3. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Provide details of wall sections and proposed drainage for adjacent properties to the east. If existing ditch is filled, drainage must be provided for the property to the east. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 2 June 22, 2006 SUBDIVISION ITEM NO.: H.1 (Cont. FILE NO.: Z 5. Traffic circulation on interior of site is not acceptable. Cars exiting wash bay can not see other cars entering property. It is suggested to move driveway location; make West 32nd Street driveway exit only; shift wash bay to the south; and exit on the south side of wash bay. 6. A grading permit in accordance with Section 29-186 (c) and (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. 7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a CATA Bus Route. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Commercial District for a car wash. A land use plan amendment for a change to Mixed Use is a separate item on this agenda (File No. LU06-10-01). 3 June 22, 2006 SUBDIVISION ITEM NO.: H.1 Cont.) FILE NO.: Z-8037 Master Street Plan: John Barrow Road is shown as an Arterial on the plan. An Arterial functions to move traffic through and around the urban area or from activity centers to the Arterial system. They are not intended to provide access to adjacent land. Right-of-way and street improvements may need to be made at the time of development. Bicycle Plan: The Little Rock Bike Plan does not show any bike routes adjacent to the site. The closest Bike Route is a Class 11 Route along 28th Street to the north. City -Recognized Neighborhood Action Plan: The site is in the John Barrow Neighborhoods Plan Area. The Plan calls for creation of a development climate in the John Barrow Neighborhood Area that would attract job -generating businesses. The Plan also calls for development design standards, but does not specifically recommend any other than to state that traffic and pedestrian flows should be improved and efficient. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The area shown to be filled is located on another platted piece of property. 3. A minimum nine foot (9) wide land use buffer and landscaping strip is required along the eastern perimeter of the site. Seventy percent (70%) of this buffer is to remain undisturbed; current proposal is eliminating this buffer. A variance from this requirement will require approval from both the Planning Commission and the City Beautiful Commission. 4. The street buffer along John Barrow drops down to five foot (5) in one area. This minimum is nine foot (9). This is a requirement of both the landscape ordinance and the zoning/buffer ordinance. A variance from this requirement will require approval from the City Beautiful Commission. 5. The street buffer requirement along West 32nd Street is shown at ten feet (10) in width. The requirement is to average sixteen feet (16) and in no case be less than half. The current site plan is not meeting the average of sixteen feet (16) it is six hundred and seventy-two 672 square feet less than the minimum requirement. 6. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the eastern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. G. SUBDIVISION COMMITTEE COMMENT: (April 20, 2006) Mr. Joe White of White Daters and Associates was present representing the request. Staff presented an overview of the proposed development indicating E June 22, 2006 SUBDIVISION ITEM NO.: H.1 FILE NO.: Z-8037 there were outstanding issues associated with the proposed request. Staff requested Mr. White provide details of the total area covered by buildings, areas designated for landscaping and parking. Staff also requested details of any proposed signage including wall signage. Staff questioned if there would be vacuum stations located on the site. Staff also requested details of the proposed construction materials of the proposed carwash facility. Public Works comments were addressed. Staff questioned the proposed height of the indicated retaining wall. Mr. White stated the wall was proposed no more than ten (10) feet in height. Staff also stated grading was taking place off the applicant's property. Mr. White stated his client did own the property to the east as well. He stated grading of the indicated area was necessary to lower the overall wall height and to correct an existing drainage problem. Staff stated West 31St Street was located along the northern boundary of the site. Staff stated a dedication of right-of-way and street construction was required per the Master Street Plan, or an abandonment sought. Landscaping comments were addressed. Staff stated the indicated buffer along the eastern perimeter was not adequate to meet the current minimum ordinance standards. Staff stated a variance to the minimum standard would require approval from the City Beautiful Commission as well as the Planning Commission. Staff stated the street buffer along John Barrow Road was not adequate to meet minimum ordinance standards. Staff stated this too would require a variance from the City Beautiful Commission. Staff stated screening would be required along the eastern perimeter of the site where adjacent to residentially zoned or used property. Staff stated screening could be provided with the placement of a fence, wall or dense evergreen plantings. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues raised at the April 20, 2006, Subdivision Committee meeting. The applicant has indicated landscaping adequate to meet the typical minimum standards of the Landscape and Zoning Ordinances along the roadways, located the proposed vacuum stations and indicated the proposed location of the trash dumpster. The revised plan also indicates wall signage on each building fronting John Barrow Road consistent with building signage allowed in commercial zones 5 June 22, 2006 SUBDIVISION ITEM NO.: H.1 (Cont.) FILE NO.: Z-8037 or a maximum of ten percent of the facade area. The proposal includes 800 square feet of leaseable area which is slated for use by a general or professional office user. The request includes a waiver of the required street construction to West 32nd Street and West 31St Street. According to the applicant, the grades from east to west along West 31St Street are extreme and there would be little benefit in connecting the street to John Barrow Road. West 32nd Street is constructed with curb, gutter and sidewalk. The applicant has indicated the street currently dead -ends just east of this site and the street services a limited number of residential units. Staff is not supportive of the request. Staff feels the abandonment of West 31St Street should be sought or the right-of-way and roadway improved per Master Street Plan requirements. Staff also feels West 32nd Street should be constructed to Master Street Plan standards. The road is constructed to residential street standard, 24 -feet of pavement, and should be constructed to a commercial standard, 36 -feet of pavement if the development is approved. The site plan indicates the placement of two (2) vacuum stations along John Barrow Road. The vacuum stations are proposed with a canopy and a logo identifying the business on the canopy. The canopy is not to exceed ten feet in height. The site plan also indicates the placement of a trash dumpster along the eastern perimeter of the site. A note indicates the dumpster will be screened per the current ordinance requirement with a wood fence a minimum of two feet above the finished container height. The site plan indicates the placement of a two bay manual wash facility, an office area, indoor parking, lease area and a single bay automatic carwash facility. The office space is proposed to be used by the owner of the facility for record keeping and billing. The indoor parking will be used to store automobiles after cleaning and prior to the owners picking up the car. The manual wash bays will be used by the owner only and not available to the public. The hours of operation of the facility will be from 7:00 am to 6:00 pm daily with the automatic carwash facility operating 24 -hours per day. A- single pole mounted sign 36 -feet in height and 160 square feet in area is being proposed. The indicated signage is consistent with signage allowed in commercial zones. As indicated previously building signage is proposed consistent with signage allowed in commercial zones or a maximum of 10 percent of the facade area. The site plan indicates the placement of eleven (11) on site parking spaces. The total building area for the office and details shop is 2,930 square feet. Based on typical commercial parking ratios 9 parking spaces would typically be required. C^ June 22, 2006 SUBDIVISION ITEM NO.: H.1 (Cont. FILE NO.: Z-8037 The car wash building structure is concrete block and glazed block construction with a veneer of the building in EIFS and simulated stone. The roof system is wood truss 7/12 pitch with OSB decking and simulated slate shingles. The site lighting is proposed with 30 -foot tall poles and 1000 watt metal halide shielded downward lighting. The site is proposed to be illuminated all night. A six foot wood fence is proposed along the eastern perimeter of the site. The site plan notes the fence will be placed with its finished side facing outward. Grading is proposed along the entire eastern perimeter and a segmented block wall is proposed along the southern portion. The maximum wall height is proposed at 12 -feet. The site plan indicates an area to be filled along the northeastern perimeter of the site. A portion of the fill is located outside the applicant's ownership. Staff is not supportive of the applicant's request. The proposed use is inconsistent with the City's Future Land Use Plan. A land use plan amendment has been filed as a separate item on this agenda and staff is not support the associated Land Use Plan Amendment. Staff feels West 32nd Street is a logical breaking point for the commercial activities. There are existing single-family homes located to the east of this site which staff feels should be protected from such an intense commercial activity. The proposed use is allowed as a by -right activity under the C-4 Zoning District. Staff does not support having a C-4 use in such proximity to residential uses. In addition, staff feels to allow additional commercial along the roadway in this area will create a creeping effect with the potential of ultimately stripping out John Barrow Road. Currently there are areas identified for commercial activities along the roadway which staff feels would be a more appropriate location for commercial activities. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had submitted a request dated May 11, 2006, requesting a deferral of the item to the June 22, 2006, public hearing. -Staff stated the deferral request would require a waiver of the Commission's By-laws with regard to the late deferral request. Staff stated they were supportive of the By-law waiver request and the deferral request. A motion was made to approve the By-law waiver with regard to the late deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. II June 22, 2006 SUBDIVISION ITEM NO.: H.1 (Cont. FILE NO.: Z-8037 There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: There as been no change in the application since the previous public hearing. Staff continues to recommend denial of the applicant's request to place the proposed use on the site. PLANNING COMMISSION ACTION: (JUNE 22, 2006) The applicant was present representing the request. There was one registered objector present. Staff presented the item with a recommendation of denial. Mr. Joe White addressed the Commission on the merits of the request. He stated the developer currently leased a site in the Riverdale area and was being forced to relocate. He stated the developer had been in business for twenty plus years and was not new to the City. He stated the developer owned a portion of the property to the east of the site and the single-family home was occupied by the seller of the property. He stated there was an existing car wash located south of the site which was not an automatic carwash. He stated there were a number of commercial uses located south of the site along John Barrow Road and he felt this site was acceptable for the proposed use. Mr. Greg King addressed the Commission on the merits of his request. He stated his reasoning for locating in John Barrow was the proximity to his cliental. He stated he had a number of customers working at the medical facilities in the area. He stated there were a number of elderly residents in the area who could not utilize the existing carwash facility and felt an automatic carwash facility would better serve their needs. He stated the facility would be constructed to look like a house. He stated there would not be any loitering at the facility and he would police the site daily. He stated he felt the development would have a positive impact on the area. He stated he did not have plans for the property located to the east of the site. He stated he would work with the neighborhood to ensure the site was redeveloped for the community. He stated his desire was to gain the City Beautiful award for landscaping and site appearance. He stated the John Barrow Neighborhood was in a transition mode and he wanted to be a positive part of the future growth of the area. Ms. Doris Wright addressed the Commission in support of the request. She stated the neighborhood had work to change their image and the major asset the area had was location, location, location. She stated the site was easily accessible for 1-430 and 1-630. She stated the neighborhood did not want intensity but diversity. She stated the 9 June 22, 2006 SUBDIVISION ITEM NO.: H.1 (Cont. FILE NO.: Z-8037 neighborhood felt this was an appropriate location of the proposed facility. She stated the neighborhood did not want single-family fronting onto John Barrow Road in this area. She stated with the placement of the proposed facility this would be an asset to the community and potentially spur additional development in the area. The Commission questioned Ms. Wright as to her knowledge of Mr. King's existing facility. She stated she had visited his facility and felt his operation was a clean well managed operation. There was a general discussion concerning the proposed street improvements. Staff stated one option would be the closure of West 31St Street. Staff stated this was not a part of the applicant's current request and could not be acted upon by the Commission. Staff stated the applicant could request a deferral of the improvements to West 31st Street and at a later date request the abandonment of the right-of-way. Mr. White stated he would like to amend his application request to a deferral of the required street improvements to West 31St Street. There was also a general discussion concerning the required street improvements and dedication to West 32nd Street. Staff stated the applicant was not requesting a waiver but a reduced standard. Staff stated the Commission could recommend approval of a reduced standard for West 32nd Street. A motion was made to approve the deferral requests for West 31St Street. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A motion was made to approve the request for a reduced standard to West 32nd Street. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A motion was made to approve the proposed PCD zoning request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 9 ITEM NO.: 21.1. NAME: John Barrow Appearance Center Short -form PCD Z-8037 LOCATION: located on the Northeast corner of West 32nd Street and John Barrow 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. The notice must be mailed no later than April 26, 2006. The Office of Planning and Development must receive the proof of notice no later than May 5, 2006. 2. Provide the total area covered by buildings, parking and to be designated as green space. 3. Provide details of any proposed signage including location, height and area. 4. Provide details of proposed building signage including location and total fagade area to be covered. 5. Provide details of the proposed lease area and potential uses of this area. 6. Provide the location of any proposed dumpsters including a note concerning the required screening. 7. Provide a note concerning the retaining wall height. 8. The site plan indicates grading off site. 9. Are any vacuum stations being proposed? If so indicate the location. 10. Provide details of the indoor parking area. 11. Provide details of the construction materials of the proposed carwash facility. 12. The indicated drive lanes around the building are excessive. Redesign for a one- way drive around the building with a maximum of 12 -foot drive lane. Also the indicated parking lot is shown at 65 -feet. Reduced this area to 60 -feet. Variance/Waivers: Public Works Conditions: 1. The proposed land use would classify 31St Street & 32nd Street on the Master Street Plan as commercial streets. Dedicate right-of-way to 30 feet from centerline. 2. With the site development, provide the design of the streets conforming to the Master Street Pian. Construct one-half street improvement to 31St and 32nd Streets including 5 -foot sidewalks with the planned development. 18 feet of pavement with curb, gutter, and sidewalks should be provided on 31St Street or petition the City to abandon the right of way. 3. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). Provide details of wall sections and proposed drainage for adjacent properties to the east. If existing ditch is filled, drainage must be provided for the property to Item # 21.1 the east. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. Traffic circulation on interior of site is not acceptable. Cars exiting wash bay can not see other cars entering property. It is suggested to move driveway location; make West 32nd Street driveway exit only; shift wash bay to the south; and exit on the south side of wash bay. 6. A grading permit in accordance with Section 29-186 (c) and (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. 7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a CATA Bus Route. Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Commercial District for a car wash. A land use plan amendment for a change to Mixed Use is a separate item on this agenda (File No. LU06-10-01). Master Street Plan: John Barrow Road is shown as an Arterial on the plan. An Arterial functions to move traffic through and around the urban area or from activity centers to the Arterial system. They are not intended to provide access to adjacent land. Right-of- way and street improvements may need to be made at the time of development. Item # 21.1 Bicycle Plan: The Little Rock Bike Plan does not show any bike routes adjacent to the site. The closest Bike Route is a Class II Route along 28th Street to the north. City Recognized Neighborhood Action Plan: The site is in the John Barrow Neighborhoods Plan Area. The Plan calls for creation of a development climate in the John Barrow Neighborhood Area that would attract job -generating businesses. The Plan also calls for development design standards, but does not specifically recommend any other than to state that traffic and pedestrian flows should be improved and efficient. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The area shown to be filled is located on another platted piece of property. 3. A minimum nine foot (9) wide land use buffer and landscaping strip is required along the eastern perimeter of the site. Seventy percent (70%) of this buffer is to remain undisturbed; current proposal is eliminating this buffer. A variance from this requirement will require approval from both the Planning Commission and the City Beautiful Commission. 4. The street buffer along John Barrow, drops down to five foot (5) in one area. This minimum is nine foot (9). This is a requirement of both the landscape ordinance and the zoning/buffer ordinance. A variance from this requirement will require approval from the City Beautiful Commission. 5. The street buffer requirement along West 32nd Street is shown at ten feet (10) in width. The requirement is to average sixteen feet (16) and in no case be less than half. The current site plan is not meeting the average of sixteen feet (16) it is six hundred and seventy-two 672 square feet less than the minimum requirement. 6. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the eastern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, April 26, 2006. Item # 21.1