Z-5524-C Staff AnalysisNovember 29, 1994
ITEM NO.: 19 FILE NO.: Z -5524-C
NAME:
LOCATION:
OWNER/APPLICANT:
PROPOSAL:
ORDINANCE DESIGN STANDARDS:
1. Site Location
Premium Pet Products -
Conditional Use Permit
401 South Bowman Road
Michael Tierney and Ray Bell by
Mark Buerkle
A conditional use permit is
requested to allow a 4,000 square
foot retail pet products store as
part of a 7,480 square foot retail
commercial building to be
constructed on this C-1 zoned, .76
acre site. The pet products store
is requested as a "retail use not
listed (enclosed)." The remaining
3,480 square feet will be utilized
by an as yet undetermined C-1 use.
The site is located on the east side of South Bowman Road,
one block north of its intersection with Chenal Parkway.
2. Compatibility with Neighborhood
This property is located within the large commercial node
extending from West Markham and Bowman to Chenal Parkway and
Bowman. Properties north, south and west of this site are
zoned commercial and contain uses ranging from a bank, tire
shop, restaurants and convenience stores to large discount
retail stores.
The property adjacent to the east of this site is zoned
residential.
This property is zoned C-1 which allows a variety of
commercial uses. With attention given to screening the
adjacent residential property, the proposed use of this site
for a retail pet supply store should be compatible with the
neighborhood.
3. On -Site Drives and Parkin
The 7,480 square foot retail building requires 24 on-site
parking spaces. The site plan proposes 32 spaces, one of
which is designated as handicapped accessible.
November 29; 1994
SUBDIVISION
ITEM NO.: 19 Cont. FILE NO.: Z -5524-C
4. Screening and Buffers
Compliance with the City's Landscape and Buffer Ordinances
is required. 6% of the interior of the vehicular use area
must be landscaped; the site plan is deficient by
approximately 322 square feet. A 3 foot building landscape
strip is required. The dumpster must be enclosed by an 8
foot opaque screen. All lighting is to be low-level and
directional, aimed away from adjacent residential property.
5. City Encrineer Comments_
Contour information, sketch grading and drainage plans must
be submitted to the City Engineer's Office. Drainage
easements, stormwater detention and sidewalks are required.
The Board of Directors approved a right-of-way of 40 feet
from the centerline of Bowman Road in 1992; Ordinance No.
16,149.
6. utility Comments
Wastewater utility reports the sewer main extension is
currently under construction. The project has not been
accepted by the utility at this time. Locate the nearest
fire hydrant and show its relationship to this site.
7. Analysis
The applicant proposes to construct a 7,480 square foot
retail commercial building on this C-1 zoned, .76 acre site.
4,000 square feet of the building is proposed to be occupied
by Premium Pet Products, a retail pet supply store. The
application filed is for a "retail use not listed
(enclosed)." The remaining 3,480 square feet of the
building will be occupied by allowable C-1 uses.
Of primary concern when looking at this site is its
relationship to the adjacent residential property. The
applicant has proposed a 25 foot landscaped setback at the
rear of the property. No portion of the building, driveway
or parking lot will intrude into this 25 foot landscaped
area. This exceeds the buffer requirement which is 9.3
feet. The back of the proposed building will have no doors
or windows other than the minimum which may be required as a
fire escape. In addition to the 25 foot landscaped buffer,
a 6 foot tall, opaque fence will be installed on the
property line where adjacent to the residential property.
Staff feels that the proposed use is compatible with the
neighborhood and the applicant has made a good effort to
2
November 29, 1994
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z -5524-C
protect the adjacent residential properties. With some
minor changes in the site plan to accommodate additional
interior and building landscaping, staff supports the
application.
8. Staff Recommendation
Staff recommends approval of this application subject to
compliance with the City's Landscape and Buffer Ordinances
and compliance with the City Engineer and Utility Comments.
SUBDIVISION.COMMITTEE COMMENT: (NOVEMBER 10, 1994)
Mark Buerkle was present representing the application. Staff
presented the item and noted the Landscaping, City Engineer and
Utility Comments outlined above. It was noted that the site plan
provides for landscaping and buffers in excess of the Ordinance
requirements on the perimeters but that the interior and building
landscaping were deficient. Mr. Buerkle was advised to revise
the site plan to show the required interior and building
landscaping.
The proximity of the dumpster to the residential property was
noted and Mr. Buerkle was advised to increase the height of the
dumpster screen to 8 feet and to limit the hours of dumpster
pickup to avoid undue noise intrusion into the adjacent
residential properties.
Mr. Buerkle stated that the back wall of the building will have
no openings other than a fire door, if required. He also stated
that he was working with the neighbors to determine if the 6 foot
opaque fence should be put at the east property line or at the
same setback as the building and parking lot.
The Committee determined that there were no other issues and
forwarded the item to the full Commission for final resolution.
PLANNING COMMISSION ACTION: (NOVEMBER 29, 1994)
The applicant, Mark Buerkle, was present. There were no
objectors present. Staff presented the item and informed the
Commission that a revised site plan had been submitted which
addressed staff concerns. The required landscaping had been
provided and the dumpster is to be enclosed with a masonry wall.
Pick-up of the dumpster is to be limited to daylight hours.
As part of the Consent Agenda, this item was approved as
recommended by staff. The vote was 10 ayes, 0 noes and 1 absent.
3