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CITY OF CRESTWOOD

APPLICATION NUMBER:APPLICATION (PROJECT) NAME:

PROPERTY OWNER NAME:

APPLICANT’S REQUEST:

SITE LOCATION:

PARCEL/LOCATOR NUMBERS:

EXISTING ZONING DISTRICT:

TOTAL SITE AREA:

PLANNING AREA:

PLANNING DISTRICT:

PUBLIC HEARING DATE:

REPORT DATE:

CASE MANAGER:

RECOMMENDATION:

APPLICANT:

REPORT TO PLANNING, ZONING & ARCHITECTURAL REVIEW COMMISSION

ARCH ENERGY, LCA106 E WASHINGTONCUBA, MO 65453

BRITEWORX CAR WASH

ARCP SM ST LOUIS MO LLC

DEMOLITION OF EXISTING BUILDING. CONSTRUCTION OF A NEW AUTOMATED CARWASHERY WITH OUTDOOR VACUUMING

9846 WATSON ROADCRESTWOOD, MO 63126

25M310980

“C-1” LOCAL BUSINESS

APPROXIMATELY 1.72 ACRESWATSON ROAD COMMERCIAL DISTRICTWATSON ROAD COMMERCIAL DISTRICT

P&Z: MARCH 6, 2019BOA: MARCH 26, 2019MARCH 5, 2019

ADAM JONES, AICP

CUP - 1 - 19

DISCUSSION; APPROVAL WOULD REQUIRE CONDITIONS:PETITIONER IS REQUIRED ESTABLISH CROSS ACCESS AGREEMENT WITH SITE TO THE EAST; PETITIONER IS REQUIRED TO REVISE PLANS TO MEET FIRE SAFETY REQUIREMENTS.HOURS OF OPERATION ARE APPROVED BY THE BOARD OF ALDERMEN

CITY OF CRESTWOODREPORT TO PLANNING, ZONING & ARCHITECTURAL REVIEW COMMISSION

CONDITIONAL USE PERMITMARCh 5, 2019

PAGE | 2

EXISTING CONDITIONS MATRIX

DIRECTION EXISTING LAND USE ZONING DISTRICT COMMENTS

North Commercial“PD-C”

“C-1”

Retail Strip CenterAmerican Eagle Credit Union

Grabber School of Hair Design

East Commercial “C-1” Restaurant (Red Lobster)

South Residential “R-3” Single Family (10,000 SF)

West Commercial “C-1” Retail Strip Center

DESCRIPTION OF EXISTING SITE CONDITIONS

NEIGHBORHOOD CONDITIONS/LAND USE

ZONING CONTEXT

The subject site is located at 9846 Watson Road, in the western section of the Watson Road Commercial District. It is approximately 1.72 acres in size. The property consists of one (1) rectangular parcel with one building. The existing building was constructed in 1988 and is approximately 9,559 square feet in area. The former occupant was Sweet Tomatoes, a full service restaurant whose parent company filed for Chapter 11 bankruptcy in October 2017. The building has remained vacant since that time. Parking is located on all sides of the building. The property has cross access with a small commercial strip center to the west. Some parking is also shared with this neighbor. One (1) point of access provides ingress & egress from and to Watson Road.

As mentioned, the site is located in the “Western Watson Road” commercial zone. The local area is known for its automobile oriented commercial buildings and uses. The area’s roadway differs from the rest of the Watson Road Corridor as it lacks the concrete median and instead has a dedicated left turn lane in the middle of the road. Sidewalks are located on both sides of the roadway which accommodate a number of pedestrian uses. These sidewalks are in good condition. Metro transit stops also dot the general area which provide access to the 21 Bus Route. A stop is located approximately directly in front of the property. The closest similar landuse is located approximately 2,500 feet to the west (City of Sunset Hills) on the opposite side of the roadway.

As mentioned before, site is currently zoned “C:1” - Local Business. This district is composed of those areas of the city whose principal use is and ought to be general retail, service, and repair business activities which serve the entire city and surrounding area. This district is provided to permit the development of these business activities, to protect adjacent areas against encroachment by incompatible uses, and to lessen congestion on public streets.

REFER TO APPENDIX—SUPPLEMENTAL MAPS AND EXHIBITS


CITY OF CRESTWOOD

PAGE | 39846 WATSON RD. MARCh 5, 2019

REQUEST

BritWorX is a rain-tunnel self-service style car wash, which relies on a conveyor system to pull a user’s vehicle through an elongated facility. Plans show the addition of a second entrance off Watson Road which will serve as the primary means of ingress to the car wash. Patrons will then pay at a kiosk, located on the western side of the facility, before shuttling to the entrance of the car wash on the southern side. Patrons will then exit the facility on the northern side. BriteWorX has also proposed twenty-four (24) self-service vacuum stalls, which will be free for patrons to use, The vacuum units for the stalls will be centralized; with each motor unit serving multiple stalls. This will be the 4th location for BriteWorX. BriteWorX currently have two (2) operational locations, one in Missouri and one Illinois, with one (1) under construction. The petitioner has proposed general hours of operation from 7AM until 8PM, Sunday through Saturday, seven (7) days a week.

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A TRACT OF LAND BEING ALL OF LOT 1 OF "CRESTWOOD OLIVE GARDEN SUBDIVISION",AS RECORDED IN PLAT BOOK 334, PAGE 36, WITHIN U.S. SURVEY 2453, TOWNSHIP 44 NORTH,

RANGE 6 EAST OF THE FIFTH PRINCIPAL MERIDIAN, ST. LOUIS COUNTY, MISSOURI

SITE & UTILITY MAP

OSM, INC.

DEVELOPER/OWNERWALLIS COMPANIES

ARCHITECTLANDSCAPE ARCHITECTACORN LANDSCAPES

BENCHMARK

CIVIL ENGINEERCIVIL & ENVIRONMENTAL CONSULTANTS, INC.4848 PARK 370 BLVD.; SUITE FHAZELWOOD, MO 63042PH: (314) 656-4566FX: (314) 656-4595CONTACTS: KEVIN KAMP, PE

PEIKER PIATCHEK ASSOCIATES

LIGHTING SPECIALIST

KEVIN T. KAMP2006019670

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REFERENCE

LAND DESCRIPTION

DRAWING LISTNO. NAME TITLE

9846 Watson Road - BriteWorX Proposed Site Plan



PAGE | 4

BACKGROUND

BURDEN OF PROOFIn presenting any application for a Conditional Use Permit, the applicant must demonstrate that the proposed use meets the burden of proof criteria contained in Section 26-302 (b)(2), Burden of proof. An analysis of the eight (8) criteria contained in the Code follows.

ANALYSIS

The applicant, BriteWorX, is seeking to operate a facility classified as a “Car Wash - 811192” under the North American Classification System. This use is considered a conditional use under Section 26-401 of the City of Crestwood Code. The property was formerly the location for Sweet Tomatoes Restaurant until October 2017, when the parent company filed for Chapter 11 bankruptcy. The property has been vacant since that time.

FINDING

The city planner finds that the proposed use to be inconsistent with the general standards of the C-1: Local Business District. The petitioner’s plans do not meet the requirements of Section 26-166(d).(7).a.4. As such, the petitioner is required to obtain a variance to the required minimum width of 24-feet for all interior drives within “C-1” Districts. The City planner advises the Commission to review the proposed site plan, and recommend approval or denial to the Board of Aldermen based on the forthcoming decision of the Board of Zoning Adjustment regarding the variance application. If the Commission wishes to recommend approval the plans, a motion should be made for approval with the condition of “approval of a variance by the Board of Zoning Adjustment.”

ThE PROPOSED CONDITIONAL USE COMPLIES WITh ALL APPLICABLE PROVISIONS OF ThESE APPLICABLE DISTRICT REGULATIONSSection 26-166 regulates the standards of the C-1: Local Business zoning district. This district is composed of those areas of the city whose principal use is and ought to be general retail, service, and repair business activities which serve the entire city and surrounding area. This district is provided to permit the development of these business activities, to protect adjacent areas against encroachment by incompatible uses, and to lessen congestion on public streets. To this end, certain uses which would function more effectively in other districts and would interfere with the operation of these commercial activities and the purpose of this district have been excluded.

ThE PROPOSED CONDITIONAL USE AT ThE SPECIFIED LOCATION WILL CONTRIBUTE TO AND PROMOTE ThE WELFARE OR CONVENIENCE OF ThE PUBLIC.The proposed use will be the only car wash as a primary use within the City limits. A similar use, Zip’s Car Wash, is located at 10215 Watson Road in the City of Sunset hills. Car washes may serve an important role in the community, providing patrons with the ability to wash, dry, and generally clean personal vehicles. The general area around the site is auto oriented, as it most of the Western Watson Commercial Area. The Comprehensive Plan identifies a car wash as an ‘Auto-Service’ industry, which currently represents about 10.2% of Crestwood’s existing land uses. Automotive-related businesses are service-based commercial activities that perform service related work for motor vehicles. In its current format, 9846 Watson Road would be categorized as an “Entertainment”land use, as it served as a restaurant for a considerable amount of time. These uses include restaurants and cafés which support community interaction and provide lunch/dinner options for local employees and residents. These businesses are generally consistent with other adjacent uses. 9846 Watson Road has been vacant since October 2017. No entertainment uses have approached the city regarding occupancy. This is something to be aware of as

https://library.municode.com/mo/crestwood/codes/code_of_ordinances?nodeId=MUCO_CH26ZOSURE_ARTIVZO_DIV16LIPECOUS_S26-401ZOMA

https://library.municode.com/mo/crestwood/codes/code_of_ordinances?nodeId=MUCO_CH26ZOSURE_ARTIVZO_DIV4SCDIRE_S26-166LOBUDI


CITY OF CRESTWOOD


FINDING

The city planner finds that the proposed project may contribute to and serve as a convenience of the public by offering a service not currently found in the community. however, there is some debate as to whether this type of use would contribute to the and promote the welfare of the public.

ANALYSIS (CONT.)market trends often dictate market reactions. The Comprehensive Plan speaks of reinvesting and reconstruction of obsolete uses. Long vacancies can often be a symptom of an obsolescence, however many variables can lead to vacancy (high rent rates, owner interest, etc.) The Commission should take this into account when deciding whether the petitioner’s plans comply with the Comprehensive Plan.

ThE PROPOSED CONDITIONAL USE WILL NOT CAUSE SUBSTANTIAL INJURY TO ThE VALUE OF OThER PROPERTY IN ThE NEIGhBORhOOD IN WhICh IT IS TO BE LOCATED.In any review, the city planner measures the probability of the creation of a nuisance. When visiting other locations, the City planner noted the noise created by the outdoor vacuuming units. This has been a dominate topic of discussion with the petitioner. To help deter noise from traveling off site, the petitioner has agreed to construct a second precast concrete wall. This wall will be 8-feet in height and run the width of the southern border of the site. The petitioner has also agreed to use a quieter, centralized vacuum system at the site, opposed to individual motors for each vacuuming stall.

As part of the application, the petitioner hired Acousti Control to complete a sound study predicted sound pressure levels generated by the operation of a car wash. The study provided the following findings and conclusions: 1. The majority of noise generated at the site is background noise from vehicle traffic from Watson Road. 2. The projected level of sound generated at the site is within the legal limits of St. Louis County’s Noise Ordinance (Chapter 625-Noise Control Code) 3. The projected increase in sound during operation is 1 decibel (which the report notes as “barely perceptible”).

The petitioner’s plans call for operating the business from 7AM to 8PM, seven (7) days a week. Section 13-37 prohibits businesses from making exterior noise during the hours of 7PM to & 7AM. The provisions of Section 13-37 may be waived or suspended by special permit by the Board of Aldermen for fixed or indefinite periods. The special permit shall set forth the conditions under which the waiver or suspension is granted, as to insure that the operation of the business beyond the hours mentioned in Section 13-37 does not result in annoyance, inconvenience or disturbance to residential areas.

FINDING

The city planner find the petitioner’s sound study to be accurate and generally consistent with good planning practices. While an increase of 1dBA is shown to occur, the increase is shown as barely perceptible and is within the allowable threshold under the St. Louis County Daytime Noise Ordinance. Therefore, the proposed use should not result in substantial harm to the value of property within the general area as a result of noise created during normal business hours (7AM to 7PM), as regulated by Section 13-37. The Planning, Zoning, and Architectural Review Commission should review the materials and recommend to the Board of Aldermen whether a waiver for the extra hour (7PM to 8PM) of operation should be granted to the applicant, or whether the extra hour of operation could adversely affect the surrounding uses.

https://ecode360.com/33591645?highlight=#33591645



PAGE | 6

ANALYSIS (CONT.)

FINDING

The city planner finds that the location and size of the conditional use will not dominate the immediate neighborhood so as to prevent development. The city planner finds the petitioner’s plans could adversely affect the use of the commercial property to the west by limiting cross access to the rear of the building. The loss of cross access points in the rear yard with the adjoining site is counteractive to objectives within the Comprehensive Plan. however, the petitioner is both: leaving one (1) cross access point (to the west) open in the front yard; and proposing the creation of a new cross access point (conceptual) on the eastern side of the of the subject site. If the construction of the new cross access point with the property to the east occurs, it would further accomplish the objective of providing connections between properties on Watson Road outlined in the Comprehensive Plan.

FINDING

The city planner finds that the off-street parking and loading ares are more excessive than what is required by the Zoning Code. however, there vacuum stalls are not included in Section 26-236, and therefore should not be taken into account with calculating the number of parking stalls on site.

ThE LOCATION AND SIZE OF ThE CONDITIONAL USE, ThE NATURE AND INTENSITY OF ThE OPERATION INVOLVED IN OR CONDUCTED IN CONNECTION WITh IT, AND ThE LOCATION OF ThE SITE WITh RESPECT TO STREETS GIVING ACCESS TO IT ARE SUCh ThAT ThE CONDITIONAL USE WILL NOT DOMINATE ThE IMMEDIATE NEIGhBORhOOD SO AS TO PREVENT DEVELOPMENT AND USE OF NEIGhBORING PROPERTY IN ACCORDANCE WITh ThE APPLICABLE ZONING DISTRICT REGULATIONS. IN DETERMINING WhEThER ThE CONDITIONAL USE WILL SO DOMINATE ThE IMMEDIATE NEIGhBORhOOD, CONSIDERATIONShALL BE GIVEN TO:1. The location, nature and height of buildings, structures, walls, and fences on the site, and2. The nature and extent of proposed landscaping and screening on the site.Landscaping will be improved as a result of the project. The petitioner’s landscaping plan includes new plantings along the southern border of the site. These evergreen type trees are spaced 6-foot off center and will grow to a mature height of 12-feet. Additional plantings are proposed for the parking islands. Overall, green space at the site has increased from 0.38 acres to 0.68 acres, while impervious surface at the site has decreased from 1.12 acres to 0.88 acres. A 6-foot masonry wall currently exists along the site border shared with the residential properties to the south. A second 8-foot cementitious wall (precast) is proposed along the southern side, approximately 56-feet from the property line, or- 31=feet from the existing 6-foot masonry wall.

The neighboring commercial strip center at 9864 Watson Road currently shares cross access with the subject site in four (4) locations; three (3) in the rear yard and one (1) in the front yard. The proposed plans would decrease the number of cross access connections to one (1). Future plans call for the construction of a cross access between the subject site and the site to the east (Red Lobster), but at the time of this report, those plans are conceptual and have not been negotiated.

OFF-STREET PARKING AND LOADING AREAS WILL BE PROVIDED IN ACCORDANCE WITh ThESTANDARDS SET FORTh IN ThESE REGULATIONSThe City of Crestwood’s off-street parking standards for Car washes as a principal use require a minimum of three (3) stacking spaces for each washing bay, plus one, no more than one, additional parking space per employee per shift. The proposed site plan meets these requirements. Four (4) stalls are shown for employees and (1) stall is delineated for the disabled. A total of twenty-four parking vacuum stalls are shown on the proposed plans. Vacuum stalls are not included in the parking maximums standards.


CITY OF CRESTWOOD


FINDING

The city planner finds that the property has adequate utilities, drainage, and other such necessary facilities. The Fire Marshal shall require a flow test before granting building permits.

FINDING

The city planner finds that the proposed use is visually compatible with the general area. The Planning, Zoning, and Architectural Review Commission should review the proposed use and decide whether the proposed use is desirable to preserve and promote the public health, safety, and general welfare of the City.

ANALYSIS (CONT.)

ThE PROPOSED USES WhERE SUCh DEVELOPMENTS AND USES ARE DEEMED CONSISTENT WITh GOOD PLANNING PRACTICE; CAN BE OPERATED IN A MANNER ThAT IS NOT DETRIMENTAL TO ThE PERMITTED DEVELOPMENTS AND USES IN ThE DISTRICT; CAN BE DEVELOPED AND OPERATED IN A MANNER ThAT IS VISUALLY COMPATIBLE WITh ThE PERMITTED USES IN ThE SURROUNDING AREA; AND ARE DEEMED ESSENTIAL OR DESIRABLE TO PRESERVE AND PROMOTE ThE PUBLIC hEALTh, SAFETY, AND GENERAL WELFARE OF ThE CITY.Automobile service uses are located sporadically along the Watson Road Corridor. Approximately 10.1% of Crestwood’s landmass is dedicated to the auto service industry.

ADEQUATE UTILITY, DRAINAGE, AND OThER SUCh NECESSARY FACILITIES hAVE BEEN OR WILL BE PROVIDED. Utility boxes and trash receptacles/dumpsters have been screened on the south-eastern side of the building.



PAGE | 8

FINDINGThe City planner finds that the proposed plans are both consistent and inconsistent with the Comprehensive Plan. however the Planning, Zoning, and Architectural Review Commission should review the plans for possible improvements for pedestrian accommodations/connections where applicable.

ThE PROPOSED USES ARE DEEMED CONSISTENT WITh GOOD PLANNING PRACTICE AND ARE NOT INCONSISTENT WITh ThE GOALS, OBJECTIVES, AND POLICIES OF ThE COMPREhENSIVE CITY PLAN; CAN BE OPERATED IN A MANNER ThAT IS NOT DETRIMENTAL TO ThE PERMITTED DEVELOPMENTS AND USES IN ThE DISTRICT; CAN BE DEVELOPED AND OPERATED IN A MANNER ThAT IS VISUALLY COMPATIBLE WITh ThE PERMITTED USES IN ThE SURROUNDING AREA; AND ARE DEEMED ESSENTIAL OR DESIRABLE TO PRESERVE AND PROMOTE ThE PUBLIC hEALTh, SAFETY, AND GENERAL WELFARE OF ThE CITY.

As mentioned, the proposed use will be the only car wash as a primary use within the City limits. The general area around the site is auto oriented, as is most of the Western Watson Commercial Area. The Comprehensive Plan identifies a car wash as an ‘Auto-Service’ industry, which currently represents about 10.2% of Crestwood’s existing land uses. Automotive-related businesses are service-based commercial activities that perform service related work for motor vehicles.

9846 Watson Road is located in the Western Watson Commercial Area, as identified in the Comprehensive Plan. The Plan states: “The City should work in the near-term to address access management and cross access issues in the corridor” in this area of the City. Overall, the site will lose three (3) cross access points (located in the rear yard) with the neighboring property to the west. The petitioner has offered to establish cross access with the property to the east (Red Lobster) in the future (as shown on the proposed site plan), but those plans are currently conceptual.

The general area around the site is auto oriented, as is most of the Western Watson Commercial Area. The Comprehensive Plan identifies a car wash as an ‘Auto-Service’ industry, which currently represents about 10.2% of Crestwood’s existing land uses. Automotive-related businesses are service-based commercial activities that perform service related work for motor vehicles. They can vary in size, scale, orientation, and design. These uses typically include a large ingress/egress to the property, staging areas, maintenance garages, outdoor parking and storage, and a variety of accessory functions or structures. These elements are evident in the petitioner’s plans with the addition of a second curb cut for automobile traffic. These uses can impact the character and built form of Watson Road by emphasizing automobile service and movement over pedestrian mobility and attractive design.

In its current format, 9846 Watson Road would be categorized as an “Entertainment”land use, or a business that provides a variety of entertainment or leisure-based activities and services. These uses include restaurants and cafés which support community interaction and provide lunch/dinner options for local employees and residents. These businesses are generally consistent with other adjacent uses. 9846 Watson Road has been vacant since October 2017. No entertainment uses have approached the city regarding occupancy. This is something to be aware of as market trends often dictate market reactions. The Comprehensive Plan speaks of reinvesting and reconstruction of obsolete uses. Long vacancies can often be a symptom of an obsolescence, however many variables can lead to vacancy (high rent rates, owner interest, etc.) The Commission should take this into account when deciding whether the petitioner’s plans comply with the Comprehensive Plan.

The City planner finds that the proposed plans are both consistent and inconsistent with the Comprehensive Plan. however the Planning, Zoning, and Architectural Review Commission should review the plans for possible improvements for pedestrian accommodations/connections where applicable.


CITY OF CRESTWOOD


ANALYSIS (CONT.)

CONSISTENCY WITh COMPREhENSIVE PLAN1. The City Planner finds that the request is both consistent and inconsistent with the Comprehensive Plan.

CONSISTENCY WITh ZONING CODE2. The City Planner finds that the request is consistent with the purpose of the “C-1” Local Business District requirements of the Zoning Code, with the exceptions of the standards set-forth under Section 26-166(d).(7).a.4.

IMPACT ON NEIGhBORhOOD ChARACTER3. The City Planner finds the use may have some have some impact on neighborhood character, however the Planning, Zoning, and Architectural Review Commission should review the petitioner’s plans and decide whether they feel the impact is positive or negative.

BURDEN OF PROOF4. Overall, the City Planner finds that the request, as proposed, fails to meet the burden of proof criteria for Conditional Use Permits, outlined under Sec. 26-302, unless a variance is granted for the inconsistency with the zoning code (Section 26-166(d).(7).a.4.)

Adam Jones, AICP City Planner



PAGE | 10

APPENDIXSUPPLEMENTAL MAPS AND EXHIBITS


CITY OF CRESTWOOD


FIGURE 1: AERIAL PHOTOGRAPH

St. Louis County Map

Sales (Last 2 Years)

Special Flood Hazard Areas (1% Annual Chance)

Other Flood Areas (0.2% Annual Chance)

2/28/2019, 9:52:20 AM0 0.025 0.050.0125 mi

0 0.04 0.080.02 km

1:1,200

Map Provided by the S t. Louis County GIS Service Center. Copyright 2018, St. Louis County. All rights reserved.



PAGE | 12

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FIGURE 2: ZONING MAP


CITY OF CRESTWOOD


FIGURE 3: OUTBOUNDARY SURVEY

report to planning, zoning ... - amazon web services...report to planning, zoning architectural...

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