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HomeMy WebLinkAboutZ-8223 Staff AnalysisJune 7, 2007 ITEM NO.: 15 FILE NO.: Z-8223 NAME: Best Carwash — Conditional Use Permit LOCATION: 7019 Kentucky Avenue OWNER/APPLICANT: Willis Smith/Terry Burruss PROPOSAL: A conditional use permit is requested to allow for reconstruction of this existing carwash to include the addition of automatic carwash facilities. The property is zoned C-3. 1. SITE LOCATION: The property is located on the south side of Kentucky Avenue, just west of Cantrell Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located within a commercial area fronting along Cantrell Road. A variety of commercial uses extend in both directions, on both sides of the road. An R-5 zoned apartment building is adjacent to the west and a newer, PD-R zoned condominium project is adjacent to the south. There is a substantial change in grade between the carwash site and the adjacent apartments and condominiums; with the carwash site being much higher. Appropriate screening, in the form of fencing and landscaping will help the carwash to be compatible with the adjacent uses. All owners of properties located within 200 feet of the site, all residents within 300 feet of the site who could be identified and the Meriwether Neighborhood Associations were notified of this proposal. 3. ON SITE DRIVES AND PARKING: The site is accessed via a single driveway off of Kentucky Avenue. The driveway will be reconfigured to comply with the maximum allowable width of 36 feet. There is some shared access with the property adjacent to the east. Staff suggests that a proper cross access easement be executed and filed prior to issuance of a building permit for the first phase of the carwash project. 4. SCREENING AND BUFFERS: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. June 7, 2007 ITEM NO.: 15(Cont.)FILE NO.: Z-8223 5 [1 The landscape ordinance requires a minimum nine foot landscape strip around the sites entirety. A variance from this requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. The zoning buffer requires an average nine foot wide street buffer along Kentucky Avenue and in no case less than half. Current proposal does not reflect this minimal amount. The zoning buffer ordinance requires a nine foot wide land use buffer along the southern perimeter of the site next to the residentially zoned property. 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 southern perimeter, of the site next to the residentially zoned property. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. PUBLIC WORKS COMMENTS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Kentucky Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed thirty-six (36) feet. 3. Provide an existing and a proposed sketch Grading and Drainage Plan per Section 29-186(e). 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this property. Entergy: No comment received. Centerpoint Energy: Approved as submitted. AT&T (SBC): No comment received. 2 June 7, 2007 ITEM NO.: 15 (Cont.) FILE NO.: Z-8223 Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. The location of the existing water facilities in this area needs to be determined. 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. Existing watermine easements should be shown. Fire Department: Fire hydrant may be required. County Planning: No Comments. CATA: The site is not located on a CATA bus route. A bus route is located on Cantrell Road, north of the site. SUBDIVISION COMMITTEE COMMENT: (MAY 17, 2007) The applicant was present. Staff presented the item and noted additional information was needed regarding building design and height, building setbacks, signage, days and hours of operation, site lighting, fencing and dumpster location. The applicant was asked to dimension the landscape areas on the plan and to locate the order box and vehicle stacking. The applicant was asked to describe measures to keep the site clean and to describe the noise created by the machinery and what measures would be taken to reduce noise impact on adjacent residential properties. Public Works, Utility and Landscape Comments were noted to discussed. The applicant was instructed to respond to staff issues by May 23, 2007. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: The C-3 zoned property located at 7019 Kentucky Avenue is occupied by a four - bay, self service carwash. The applicants propose the two -phased redevelopment of the site. Phase I is the removal of the two western bays and the construction of a new automatic carwash tunnel. Phase II is the removal of the two eastern bays and the construction of a second automatic carwash tunnel. The one-story building will be built with a plaster and rock (block) exterior and metal roof. Signage will consist of a wall mounted sign facing Kentucky Avenue. The facility will be open 24 hours a day, 7 days a week. The site will be cleaned 3 times a day by a company maintenance person. The site will be upgraded regarding landscaping and screening. The existing dumpster will be screened to comply with code. 3 June 7, 2007 ITEM NO.: 15 (Cont. 101111:01111►101WA 3W The applicant submitted responses to most of the issues raised at Subdivision Committee. Staff's principal concern was the noise created by the machinery and the possible effect on nearby residences. The applicants stated the carwash will not use a blower system and the equipment is hydraulic which will minimize the noise. The visual and auditory impact can be further lessened by construction of a solid screening fence and planting of evergreen trees and shrubs on the south and west perimeters. Staff is supportive of the application. Upgrading the site with a new facility will be a positive move for the area. Additionally, changing the facility from self -serve to automatic will reduce the potential impact created by loud vehicle music and persons loitering on the site. There is no bill of assurance issue. One outstanding issue remains as of the time of this writing. The applicant had not responded to Public Works staff request for an existing and a proposed sketch grading and drainage plan. Staff is continuing to work with the applicant on this issue and the Commission will be provided an update. STAFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. subject to compliance with the following conditions: 1. Compliance with the staff 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 directed into the site. 3. Screening in the form of a 6-foot tall wood fence and evergreen trees and shrubs is to be placed along the south and west perimeters. Landscaping and screening is to be installed with Phase I of the project. 4. A cross access easement with the property adjacent to the east is to be executed and filed prior to issuance of a building permit for Phase I. PLANNING COMMISSION ACTION: (JUNE 7, 2007) The applicant was present. There were no objectors present. One letter of opposition had been received by staff and forwarded to the Commission. Staff informed the Commission that the required sketch grading and drainage plan had be submitted by the applicant and approved by Public Works. 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 9 ayes, 0 noes, 1 absent and 1 open position. N