Z-5524-E Staff AnalysisMarch 14, 1996
ITEM Z1 FILE
NAME:
LG ATION:
OWNERAPPLI ANT:
PRQPOSAL:
ORDINANCE DESIGN STANDARDS:
1. Site Location:
Smith - Conditional use Permit
401 S. Bowman Road
Willis Smith and Bek Raiser/
Ralph Bozeman
A conditional use permit is
requested to allow a
drycleaners on this C-1 zoned
site.
The proposed site is located on the east side of Bowman
Road, approximately 600 feet north of Chenal Parkway.
2. Com atibilit with Nei hborhood:
L
This property is located in a narrow strip of land on
the east side of Bowman Road which serves as a buffer
between the intense commercial development on the west
side of Bowman Road and the single family residential
neighborhood located to the east.
At the time this property was rezoned from 0-3 to C-1
in 1993, it was envisioned to be used for a small
scale, low intensity commercial use which would provide
a transition to single family from the larger more
car -oriented commercial area.
Staff feels that this proposed use should provide an
appropriate transition from the single family
residential to the east to the larger more car -oriented
commercial uses to the west.
3. on-site Drives and Parkin :
Access to this site will be gained by utilizing a 40
foot wide drive from Bowman Road.
The number of parking spaces shown on the site plan
exceeds minimum ordinance requirements.
4. SQre nin and Buffers:
A 4 foot wide landscape strip is required by the
Landscape Ordinance between the proposed eastern
March 14, 1996
SUBDIVISION
IT 11 n FILE Z- 24-E
parking area and fence. Because of the utility
easement within the eastern buffer it is recommended
that evergreen shrubs with the ability to grow to at
least 12 feet be planted every 5 feet to help soften
the retainer wall and fence from the residential
property to the east.
The dumpster must be enclosed on three sides with an 8
foot high opaque wood fence or wall.
Curb and gutter or another protective border will be
required to protect all landscaped areas from vehicular
traffic.
5, City Engineer Commen
Master Street plan ROW (5 feet additional) was waived
by ordinance 16, 149. Stormwater detention applies to
this site. A grading permit will be required. Care
should be taken during construction to prevent runoff
of soils onto adjacent properties, offsite mitigation
will be required. Traffic Engineering recommends a
widening of the drive on the north side of building to
18 feet. Reduce driveway width to 27 feet. There does
not exist space for 3 lane stacking, and this parcel
does not warrant a 40 foot drive normally reserved for
semi -truck operations. Rear retaining wall is to be 9
feet above existing grade.
6. utility Comments:
Southwestern Bell - a 5 foot utility easement required
along the east property line.
Little Rock Water Works - The 8" water main and
abandoned R/W of Birchwood Dr. (retained as a utility
easement) should be shown. This main may conflict with
the proposed sewer main to the east.
7. Staff Analysis:
The applicant requests a conditional use permit to
allow a dry-cleaning business on this C-1 zoned
property. The applicant proposes to construct a 60 X
100 foot building on this site. The drycleaners will
utilize 4,020 space feet of the building, with the
remaining 1,980 square feet being devoted to a
permitted C-1 use.
The contours on the site will require the construction
of a retaining wall offset from the northeast corner of
the site. This wall will be offset from the east
property line by ten feet and from the north property
line by six feet. At the corner, which will be the
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March 14, 1996 Is
SUBDIVISIQN
ITEM O.: 11 n FiLE NU
highest point, the wall will be nine feet above the
natural grade and be built level in both directions.
On the east side, the retaining wall will run
approximately 100 feet before going back to natural
grade. on the north side, it will extend to near the
west property line at which point it will be
approximately 30 inches tall and then turn south for
about. 15 feet going back into the natural grade. On
the east side of the property, a six foot wood privacy
fence will be built on top of the retaining wall and
extend across the entire width of the property.
There will be no outside speakers installed on this
site and the building will have no doors or windows on
the east side.
The site lighting will be low-level and directed away
from the residential property to the east and the
servicing of the dumpster will be during daylight hours
only.
8. Staff Recommendation:
Staff recommends approval of this application subject
to the following conditions:
1. Compliance with the City's Landscape and Buffer
Ordinances
2. Compliance with the City Engineer's Comments
3. Compliance with the Utility Comments
4. The lighting of this site is to be low-level and
directed away from the residential property to the
east.
5. Servicing of the dumpster to be during daylight
hours only.
6. There will be no outside speakers installed on
this site.
7. The building will have no doors or windows on the
east side.
SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 22, 1996)
The applicant was not present. Monte Moore, of the Planning
Staff, gave a brief description of this application,
primarily the type of use proposed.
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March 14,'1996
,F:[T,E
TEM
David Scherer, of Public Works, offered a brief discussion
of the size of the driveway, the widening of the driveway on
the north side of the building, and the retaining wall
height. It was recommended that the driveway on the north
side be widened to allow for an additional lane of traffic
to circle the building other than just the one lane at the
pick-up window.
Bob Brown, Site Plan Review Specialist, briefly discussed
his comments with the Committee.
The Committee accepted the presentation and forwarded the
issue to the full Commission for final action.
PLANNING CCMMISSIbN ACTION:
(MARCH 14, 1996)
r
The applicant, Ralph Bozeman, was present. There were
several objectors present. Monte Moore, of the Planning
Staff, presented the item and a staff recommendation of
approval with the conditions noted in the agenda "staff
recommendation".
Ralph Bozeman addressed the Commission and gave a brief
description of his proposal.
Havis Jacks spoke in opposition to the application. He
stated that he was opposed to the parking spaces behind the
building and the drive -up window on the north side of t--
building.
hebuilding. He also stated opposition to the type of use
proposed. He stated that the chemicals used in dry-cleaning
could be hazardous. Mr. Jacks also stated that he had a
problem with the retaining wall and buffer area as shown on
the site plan.
Brenda Fontenot also spoke in opposition to the application.
She stated that water runoff would be a problem. She also
stated that she was opposed to the parking area behind the
building.
David Scherer, of Public Works, stated that stormwater
detention would be required and that no excess water would
be directed toward the residences to the east.
Ralph Bozeman commented on the slope of the property. He
stated that a retaining wall along the east and north
property lines would be necessary with any constriction on
this site.
Commissioner Ball commented on the drive -up window.
Mr. Bozeman explained that it was not a window, but a drive -
up door where customers would be handed their dry-cleaning.
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March 14, 1996 z
SUBDTVISIS
XTEM
L1 n FILE NO.: Z- 24-E
Floyd Boyd spoke in opposition to the application. He
stated that the drive -up window, the parking behind the
building and the possible water run-off were his major
concerns.
Jeff Shaneyfelt, proposed owner of the property, spoke in
favor of the application.
He stated that the dumpster location had been moved away
from, the residences. He also stated that he had proposed to
the neighbors to make the retaining wall more attractive by
using brick. He also stated that the drive -up door was a
convenience he needed to provide to his customers.
Commissioner Lichty asked about the dry-cleaning process.
Mr. Shaneyfelt stated that it was a safe process.
Commissioner McCarthy asked about the PCD zoned property to
the north and what types of drives and parking areas were
allowed.
Bobby Sims, of the Planning Staff, addressed this issue and
stated that no drives or parking were allowed behind the
building.
A motion was made to approve the application subject to the
conditions noted
votethe
of 7,staff
ayes,r2cnaysndltabsent and lmotion
open
was passed by
position.
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