The applicant intends to construct the 5,671-square foot tunnel carwash, oriented west to east and sited about 90 feet south of the E. 39th Street S. right-of-way. An area with a bank of vacuums will line the south wall of the building. The southeastern portion of the lot, beyond a row of parking spaces, will be the site of a proposed detention basin.
Customers forming ques to go through the tunnel will enter from entrances along the ring road. They will wait in one of two lines to pay for a wash north of the tunnel building, then they will enter the building from the west side. Exiting from the east, customers will move to a parking area south of the building for the vacuums or exit the lot.
The landscaping plan provided shows street trees along the rights-of-way, interior parking lot and endcap plantings and the required plantings adjacent to the building along the south side.
Elevations and artist renderings of the envisioned building have been submitted. The façades will include two colors of rough CMU, Ivory and Slate. Windows and pilasters will break up the great expanse of the north façade facing the E. 39th Street S. right-of-way. The southern façade, which should have pilasters as well, will have a bank of vacuums “covering” the wall.
Prior to site plan and building permit approval, the Minor Subdivision must be recorded.
Consistency with Independence for All, Strategic Plan: The proposal is consistent with the Goal, “Increase economic prosperity of community”. It meets the strategy to, “recruit business.”
Comprehensive Plan Guiding Land Use Principles: The proposal is consistent with the Guiding Principle, “Foster redevelopment opportunities within the city to revitalize used or underused property”. It meets the policies to, “Encourage redevelopment or adaptive reuse of vacant or underutilized buildings and sites,” and, “Encourage reinvestment in our existing neighborhoods.”
Storm Water Detention and Impervious Surfaces: Development of the site will involve removing the existing payment and creating additional green spaces. For the re-development of the lot, the site plan provides for a proposed onsite detention basin at the southern tip of the property.
Landscaping Plan: The applicant’s site plan includes a landscaping plan meeting the landscaping requirements per Code.
Noise Levels: The only nearby residential use, Cornerstone Apartments, is a few hundred feet away.
Photometric Plan: The site plan includes a photometric plan as required per Code.
Historic and Archeological Sites: There are no apparent historic/archeological issues with this property.
Public Utilities: All utilities are present located near the site.
Recommendations and decisions on Special Use permit applications must be based on consideration of all of the following criteria:
1. Compatibility of the proposed use with the character of the neighborhood.
The carwash will be immediately surronded by retail uses, except for the undeveloped property to the east. There is a large apartment complex that lies a few hundred feet to the southeast.
2. The extent to which the proposed use is compatible with the adjacent zoning and uses.
A carwash will be consistant with the retail/service corridor.
3. The Impact of the proposed use on public facilities.
The site will be an area of infill development in a largely developed corridor. All public utilities are readily available in the area.
4. The suitability of the property for the permitted uses to which it has been restricted under the applicable zoning district regulations.
The property is well suited for C-2 uses, being located along a major commercial corridor.
5. The extent to which the proposed use may injure or detrimentally affect the use of enjoyment of property in the area.
The proposed project should not injure or have detrimental affect on the use of or the enjoyment of the property. The residential use is distant.
6. The extent to which the proposed use will create excessive storm water runoff, air pollution, noise pollution or other environmental harm.
Waste water from the operation will be directed to the sanitary sewer system and the noise from the vacuums must be mitigated in accordance with city code.
7. The extent to which there is a need for the use in the community.
The E. 39th Street S. corridor lacks this type of tunnel facility. The vacuums and mechanical equipment will be distant from the residential use in the area.
8. The ability of the applicant to satisfy any requirements applicable to the specific use imposed pursuant to this article.
The applicant should be able to satisfy all requirements of the article.
9. The extent to which public facilite and services are avaliable and adequate to meet the demand for facilities and services generated by the proposed use.
Public services and infrastructure are there to support the development.
10. Conformance of the proposed use to the Comprehensive Plan and other adopted plans and polices.
The Comprehensive Plan envisions Commercial uses for this site.
11. The extent to which the use will impact sustainability or revitalization of a given area.
The addition of a carwash will add a new element to the area’s commercial mix.
Planning Commission Action - At its July 22, 2021 meeting, the Planning Commission voted 5-1 to recommend approval of this application with the conditions listed above, after consideration of the following facts:
- That, this request is consistent with the review criteria listed in Section 14-704-09 of the City Code.
- That, a virtual public hearing was held pursuant to a notice duly published according to law, at which time all interested parties were given the full opportunity to be heard.
- That, the C-2 zoning classification allows for retail sales, services, banks, restaurants, offices, churches, childcare, hospitals, libraries, parks, lodging, agriculture and other similar uses by right.
- That this special use permit allows only one additional use, a tunnel carwash, not already permit by right in a C-2 zoning district.
- That, at the Planning Commission hearing, no one spoke in opposition to this special use permit application.
Draft Planning Commission minutes:
“Case 21-200-02 – Special Use Permit – 19151 E. 39th Street S
Staff Presentation
Brian Harker presented the case. Mr. Harker presented the Commission with a vicinity map, noting the area and surrounding zoning. He presented the Commission with an aerial map indicating the project area and explained the surrounding land uses. Mr. Harker reviewed several conditions, including:
1. For the Final Site Plan, provide a graphic of the noise levels for all mechanized systems and vacuums, showing that at the property lines of the development will meet the decibel requirements of the City Code.
2. For the Final Site Plan, provide elevations for the masonry trash enclosure.
3. Record the Minor Subdivision prior to the building permit being issued.
4. The elevations should indicate the parapet will conceal all mechanical equipment on the roof.
5. The pilasters on the façades should be higher than the parapets. They should be provided along the south façade as well.
In response to Commissioner Preston’s question, Mr. Harker stated this is a different applicant than the case that was previously before the Planning Commission.
Commissioner Ferguson asked for information on where the detention basin would be located. Mr. Harker advised it will be located on the southeast corner of the lot.
Applicant Comments
Eric Kirchner, 8 E. Main Street, Wentzville, Cochran Engineering, stated the detention basin will be in the southeast corner of the site. The water will flow to the northeast corner to the existing storm system. He stated the site will provide 19 self-service vacuums. He reviewed the hours, staff parking and where the trash will be collected. Mr. Kirchner stated 22 cars can be stacked in the queue. He stated they will be creating more green space and a detention basin.
In response to Commissioner Ferguson’s question, Mr. Kirchner explained lighting plans were submitted to meet the City’s requirements. He also believes the site will have security cameras.
In response to Commissioner Weir’s question, Mr. Kirchner said approximately 50 gallons of water is used per car with 79% being recycled water. He further explained fresh water is used for top of cars and recycled water is used for undercarriage and cleaning trenches of the car wash.
In response to Commissioner Michell’s question, Mr. Kirchner stated there are they will provide plans for additional striping as well as arrows to guide patrons through the site.
Chairwoman McClain noted the Commission will require additional striping and arrows for safety and security as a condition.
Erin Foxworthy, 8787 Renner Blvd, Lenexa, KS, with Finkle & Williams Architecture, provided additional renderings of the building. Ms. Foxworthy stated the applicant does not want to extend the pilasters higher than the parapets because it would be an additional cost to the client and would be difficult for the contractor to execute.
In response to Commissioner Michell’s question, Mr. Harker stated it is a City Code requirement that the parapet is higher than the mechanical unit that will be located on the roof. Mr. Harker further explained the pilaster is more of an aesthetic request from staff as interpreted by the code.
Chairwoman McClain and Commissioner Michell suggested the following condition changes and additions:
4. The elevations should indicate the parapet will be equal in height of all mechanical equipment on the roof.
5. Pilasters should be provided along the south façade as well.
6. Pilasters on the façades should be higher than the parapets unless otherwise approved by City staff.
7. Provide adequate arrows and striping for the directing traffic.
Public Comments
No public comments.
Motion
Commissioner Preston made a motion to approve Case 21-200-02 – Special Use Permit – 19151 E. 39th Street S, with the conditions as stated by staff and amendments as made by the Commission. Commissioner Wiley seconded the motion. The motion passed with five affirmative votes.”