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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 2 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. 3 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. 4 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. 5