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HomeMy WebLinkAboutZ-8042 Staff AnalysisJuly 6, 2006 ITEM NO.: E NAME: LOCATION: OWNER/APPLICANT: FILE NO.: Z Chenal - Highway 10 Car Wash — Conditional Use Permit NE corner of Chenal Parkway and Cantrell Road Eugene M. Pfeifer, III / White-Daters & Associates PROPOSAL: A conditional use permit is requested to allow for construction of a car wash on this C-3 zoned, 1.6 acre tract. SITE LOCATION: The property is located within the commercial node at the northeast corner of the intersection of Chenal Parkway and Cantrell Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The surrounding properties are principally commercial in use and zoning. The PCD zoned property to the west contains a convenience store with a single bay automatic car wash. A mini warehouse development is adjacent to the north. A Walmart Store is located to the south. The site is adjacent to R-2 zoned property to the east but that property is occupied by a utility substation, not a residence. This site will be developed to comply with the Highway 10 Overlay. The proposed development should be compatible with uses and zoning 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 and the Duquesne Place, Aberdeen, Maryland Manor and Coalition of West Little Rock Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The applicant has proposed two points of access a right-in/right-out driveway off of Cantrell and a driveway onto Chenal Parkway. Staff does not support the Cantrell driveway which does not comply with ordinance spacing requirements. There is sufficient parking and stacking space on the site to accommodate the use. July 6, 2006 ITEM NO.: E (Cont.) FILE NO.: Z-8042 4. SCREENING AND BUFFERS: Site plan must comply with the City's landscape and buffer ordinance requirements and must comply with the Highway 10 Overlay requirements. Recommend relocation of the vacuums to the rear of the property. Berming is encouraged along Scenic Highway 10. A twenty-five foot (25') wide land use buffer is required to separate this proposed development from the residential property on the eastern perimeter of the site. Seventy percent (70%) of this buffer is to remain undisturbed. 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. A small amount of building landscaping is required. An automatic irrigation system to water landscaped area will be required. 5. PUBLIC WORKS COMMENTS: 1. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Little Rock Code requires minimum spacing of 300 feet between driveways and intersections. Due to the size of the lot, a single driveway on Chenal Parkway that aligns with the driveway from the development across the street is allowed. 2. With site development, provide design of Highway 10 and Chenal Parkway conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. 3. Improve corner curb radius to 31.5 feet radius with construction. A right turn lane is required to be constructed on Highway 10 along with intersection improvements to meet Master Street Plan for arterial intersections. 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 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 2 July 6, 2006 ITEM NO.: E Cont. FILE NO.: Z-8042 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 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. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 9. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpot) for more information regarding street light requirements. 10. 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. 11. Chenal Parkway is classified on the Master Street Plan as a minor arterial. A right-of-way 45 feet from centerline is required. Per Section 7 of the Master Street Plan, at minor arterial -principal arterial intersections an additional 10 feet of right-of-way measured from the centerline of the right-of-way for a right turn lane is required and 250 feet in length measured from the intersecting right-of-way. At the intersection, a right-of-way dedication of 55 feet is required. The intersecting right-of-way line shall have a radius of 75 to 100 feet. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available. Oil and sand interceptor required per Little Rock Wastewater Utility standards. Entergy: No comments received. CenterPoint Energy: No comments received. Southwestern Bell: No comments received. Water: Waterline easement (Inst No. 98-052114) should be shown. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. Additional fire hydrant(s) may 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). 3 July 6, 2006 ITEM NO.: E (Cont.) FILE NO.: Z-8042 Fire Department: No comments received. County Planning: No Comments. CATA: During the development of this parcel as part of the Chenal/Highway 10 Car Wash project, located on Chenal Parkway at Highway 10, the Central Arkansas Transit Authority requests that a bus turnout be included on northbound Chenal Parkway just north of Highway 10. This improvement will enhance operating safety, as it will allow the bus to pull out of the traveled lane while discharging customers along Chenal Parkway. As an alternative, a paved shoulder with a width of 10 feet or greater would also be sufficient to ensure a safe bus stop location. Contact CATA's Planning Manager Eric Meyerson at 375-6717 for questions. SUBDIVISION COMMITTEE COMMENT: (MAY 4, 2006) The applicant was present. Staff presented the item and asked the applicant to provide days and hours of operation as well as a signage plan. Staff noted the pavement on the west perimeter needed to be removed from the required buffer. Staff recommended moving the vacuum islands to the rear of the property. The applicant was asked to provide information on the vacuum island canopies; noting no signage was permitted on the canopies which denoted the name of the facility. The applicant responded that the vacuums were placed at the front for safety purposes. Public Works, Utility and Landscape comments were discussed. Staff noted the proposed driveway onto Cantrell Road was not permitted. Staff noted CATA's request for a bus turn -out. The applicant stated he would get with staff on these issues. The applicant requested a variance from the screening requirement on the east perimeter since that R-2 zoned property was occupied by a utility substation. The applicant was advised to respond to staff issues by May 10, 2006. The Committee forwarded the item to the full Commission. 4 July 6, 2006 ITEM NO.: E (Cont. STAFF ANALYSI FILE NO.: Z-8042 A conditional use permit is requested to allow for construction of a car wash on this undeveloped, 1.62 acre, C-3 zoned tract. The development will consist of a single building housing three automatic car wash bays and two manual car wash bays. Three vacuum islands will be located at the rear of the site. The applicant has proposed driveways onto both Cantrell Road and Chenal Parkway. The site has been designed to comply with the Highway 10 Overlay District standards regarding setbacks, buffers and signage. A variance is requested from the screening on the east perimeter where the adjacent, R-2 zoned property is occupied by a utility substation. The proposed building structure is 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. Signage will consist of wall signs on the south and west facades and a single ground -mounted sign which complies with the Highway 10 maximum of six (6) feet in height and seventy-two (72) square feet in area. Lighting will be shielded downward and into the site. Hours of operation are twenty-four (24) hours a day, seven (7) days a week. An employee will be on site two (2) hours, Sunday — Thursday and six (6) hours on Fridays and Saturdays. The dumpster is located at the back corner of the site and will be screened as required by the ordinance. Three vacuum islands are located at the rear of the property. A CATA bus turnout is being provided as requested; on Chenal Parkway. There is no Bill of Assurance issue. The applicant submitted responses to most of the issues raised at Subdivision Committee and reflected in the analysis above. The applicant is requesting a waiver of the screening requirement on the east perimeter where the site is adjacent to R-2 zoned property. Staff is supportive of the waiver since that adjacent property is developed with an Entergy Substation, not a residential use. The required twenty-five (25) foot landscaped buffer will be installed on the perimeter of the site. The applicant is requesting to have a right-in/right-out driveway on Cantrell Road. Staff does not support this request. The proposed driveway does not comply with Ordinance spacing requirements. 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. All site lighting is to be shielded downward and into the site. 3. The site is to be cleaned on a daily basis. 5 July 6, 2006 ITEM NO.: E Cont. FILE NO.: Z-8042 4. There is to be no signage on the vacuum islands denoting the name of the facility. Staff recommends approval of the requested waiver of the screening requirement along the eastern perimeter of the site. Staff recommends denial of the applicant's request to have a driveway onto Cantrell Road. PLANNING COMMISSION ACTION: (MAY 25, 2006) The applicant was present. There were no objectors present. Staff informed the Commission that the applicant had, on May 25, 2006, requested deferral of the item to continue discussions with staff regarding the driveway issue. There was no further discussion. A motion was made to approve a bylaw waiver to accept the late request for deferral. The motion was seconded and approved by a vote of 7 ayes, 0 noes and 4 absent. The item was then placed on the Consent Agenda approved for deferral to the July 6, 2006 meeting by a vote of 7 ayes, 0 noes and 4 absent. STAFF UPDATE: The applicant has continued to work with staff regarding the Cantrell Road driveway. The driveway as now proposed is a right-in/right-out only with an 8" curbed island to control movement. Staff now supports the driveway, as proposed. PLANNING COMMISSION ACTION: (JULY 6, 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 out lined in the "staff recommendation" above. Staff also recommended approval of the requested waiver of the screening requirement along the eastern perimeter of the site and of the applicant's request to have a driveway onto Cantrell rd. with the design approved by staff. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. 1.1