The applicant intends to construct a high-end, tunnel carwash on a 3.21-acre tract to be known as McBee’s Coffee and Carwash and formerly the site of the Old Western Motel. The 5,619-square foot, 100-foot long building will have a northeast to southwest orientation. Customers forming ques to go through the tunnel will enter from US 24 Highway, southwest of the building passing around southeast and east sides. They will wait in one of two lines to pay for a wash/coffee purchase at the northeast corner of the tunnel building and take their turn entering the north side of the tunnel. Exiting from the south, customers will move to a parking area west of the building for the vacuums or exit to the south.
The applicant intends to operate the carwash from 7:00 am to 9:00 pm in the summer, but close earlier at 8:00 pm in the winter. The applicant says a business manager will always be onsite during operations.
When a site plan application and building permit are submitted, more detailed civil and landscaping plans will be required. The site plan will need to indicate the location of proposed onsite storm water detention (outside of the area of the filled in septic lagoon). Customers vacuuming (or visiting the office) will have 20 vacuum spaces in which to park, with one van-accessible handicapped space. Six-parking spaces (one handicapped) will be provided for employees. The landscaping plan must include the plantings, buffers and green spaces required by the UDO (Unified Development Ordinance).
Lastly, the applicant has provided elevations and artist renderings of the building envisioned. The proposed building will have similar masonry materials and colors as the recently approved 23rd Street S. location.
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.”
Historic and Archeological Sites: There are no apparent historic/archeological issues with this property.
Public Utilities: All utilities are present and located near the site.
Sanitary Sewer: This site has a recently closed sanitary lagoon. A report from the Missouri Department of Natural Resources will be needed to determine how the sewage lagoon was closed. There may be development restrictions to prevent disturbance of the lagoon site. The closed lagoon may impact the location of the carwash or stormwater structures and best management practices.
Storm Water, Floodplain and Stream Buffer Ordinance: The site plan will need to indicate the location of proposed onsite storm water detention (outside of the area of the filled in septic lagoon).
The proposed improvements do not lie within a City defined Stream Buffer zone or FEMA delineated floodplain.
Public Improvements: Half-street improvements and public sidewalks will not need to be shown. The Missouri Department of Transportation (MoDOT) will be doing improvements at a later date. The applicant may be required to share in the City’s portion of any public improvements done to the property and adjacent right-of-way.
Landscaping: The landscaping plan must include the plantings and green spaces required by the UDO (Unified Development Ordinance); this includes the necessary screening and plantings buffering all adjacent residential lots from the property.
Elevations and Artist Renderings: The proposed building will have similar masonry materials and colors as the recently approved E. 23rd Street S. location.
Parking: Customers vacuuming (or visiting the office) will have 20 vacuum spaces in which to park, one van-accessible handicapped space. Six-parking spaces (one handicapped) are provided for employees.
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/coffee shop tract will be adjacent to five single-family residences. Commercial uses lie to adjacent the north and south across E. US Highway 24.
2. The extent to which the proposed use is compatible with the adjacent zoning and uses.
A carwash/coffee shop will be consistant with the existing 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 residential propertIes in the area if properly screened and noise levels follow Code requirements.
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. US 24 Highway corridor lacks this type of tunnel facility.
8. The ability of the applicant to satisfy any requirements applicable to the specific use imposed pursuant to this article.
The applicant is a regular developer in the City and 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/coffee shop will add a new element to the area’s commercial mix.
Draft Planning Commission minutes:
"Case 21-200-03– Special Use Permit – 15912 E. US Highway 24
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) With the Final Site Plan, include a graphic of the noise levels for all mechanized systems and vacuums.
2) With the Final Site Plan, revise the landscaping plan showing screening and plantings buffering all five residential properties and show street trees abutting all rights-of-way per Code.
3) With the Building Permit, include a report from the Missouri Department of Natural Resources to determine how the sewage lagoon was closed and indicate on the Final Site Plan and the Engineering Plans a site for a storm water detention basin not at the location of the former sewage lagoon.
4) The Final Site elevations should include elevations for the proposed masonry trash enclosures matching the materials and colors of the building.
5) With the Final Site plan, provide a traffic study for this type of use.
Commissioner Preston stated he is concerned that the renderings are not of this site. Mr. Harker stated it would essentially be the same building that is planned for the 23rd Street location. Mr. Ellena stated the Special Use Permit only requires a site plan, which was supplied. The renderings and pictures are typically of other locations.
Commissioner Michell expressed concern about the vehicles exiting the car wash and then having to make a sharp turn to exit on US 24 Highway.
Steven McBee, 1400 N Bill Johnson Rd, stated they could cut the island back to prevent the sharp turn. He stated they will also have good signage to prevent wrong way traffic.
In response to Commissioner Michell’s question, Mr. McBee stated they hope to have the 23rd Street location open around January 2022.
No public comment.
Commissioner Preston stated he is excited about this project but has more questions about the Final Site Plan and who will analyze the traffic study. Mr. Harker stated staff will review the Final Site Plan and traffic study.
Commissioner Michell stated he would like to have a condition added, that additional investigation of the site design for vehicle egress from the site be further investigated by the applicant. This is due to the current site plan being awkward and complicated to exit the site.
Commissioner Preston made a motion to approve Case 21-200-03 – Special Use Permit – 15912 E. US Highway 24, with conditions as stated by staff and the condition as added by Commissioner Michell. Commissioner Wiley seconded the motion. The motion passed with five affirmative votes."