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HomeMy WebLinkAboutZ-3454-G Staff AnalysisMarch 19,-1998 ITEM NO.: 8 NAME., LOCATION• OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location: FILE NO.: Z -3454-G Otter Creek Village Car Wash - Conditional Use Permit 13421 Otter Creek Parkway Otter Creek Land Company/ Thomas Hodges A conditional use permit is requested to allow for construction of a 4 -bay, self- service car wash on this C-2 zoned property. This site is located on the south side of Otter Creek Parkway, west of its intersection with Stagecoach Road. 2. CMpatibility Compatibilitywith Neighborhood: The lot is located within the Otter Creek Village Commercial Subdivision. The properties to the west, east and south are zoned C-2. A new grocery store is located directly to the south of the proposed car wash. The properties across Otter Creek Parkway, to the north, are zoned C-1. A small strip shopping center is located across the Parkway, to the north of the site. Large areas of multifamily zoned properties separate this area of commercial development from the residential subdivision, to the west. This proposed, small self- service car wash is compatible with the commercial development in the area. The Otter Creek Neighborhood Association was notified of the requested conditional use permit. 3. On -Site Drives and Parking: Access to the lot is gained from 2 driveways within the commercial development. There is no direct access to Otter Creek Parkway. There is sufficient parking on the site to meet the needs of this small, self-service car wash. March 19, 1998 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z -3454-G 4. Screening and Buffers: Development of the site must conform to the City's Landscape and Buffer Ordinances. Areas set aside for buffers and landscaping meet with ordinance requirements. Prior to a building permit being issued, three copies of a detailed landscape plan must be submitted and approved. 5. Public Works Comments: 1. Construct 5 feet wide sidewalk at the back of right-of-way and H/C ramps per ADA standard. 2. Move driveway to 25 feet away from north property line. 3. Provide grading and drainage plans for review and approval. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Otter Creek has a 1995 average daily traffic count. 6. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of- way from Traffic Engineering prior to construction in right-of-way. 7. Utility excavation within proposed rights-of-way shall be per Article V of Sec. 30. 6. Utility and Fire Department Comments: Water: Contact WW about meter size and location. Pro rata acreage charge of $150/acre applies in addition to normal connection charges. (0.68 acres @ $150/acre - $102.00). RPZ backflow prevention is required for car wash facilities. Wastewater: Sewer available, not adversely affected. Fire Department: Approved as submitted. CATA: The site is not located on a CATA bus route. 7. Staff Analysis: A conditional use permit is requested to allow for construction of a 4 -bay, self-service car wash on this C-2 zoned site. The property is located within the Otter Creek Village Commercial Subdivision and all F11 March 19, 1998 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z -3454-G abutting properties are zoned C-2 or C-1. Access to the site will be gained from either of two driveways within the commercial development, with no direct access to Otter Creek Parkway. The proposed building will have a brick or split -faced brick facade to present a better appearance to the street. The proposed building will have a rear yard setback of 29 feet. The code requires all structures in the C-2 district to have a minimum setback of 40 feet from all property lines. A variance is requested to allow for the reduced setback. This lot backs up to the side of a larger lot which is occupied by a newer grocery store. The grocery store has a setback of 50 feet from the common property line, providing for a separation between the two buildings of almost 80 feet. Staff believes it is reasonable to allow for the reduced setback for this one-story, car wash structure. The lot itself is only 86 feet deep on one side and 100 feet deep on the other. With a required setback of 40 feet from all lot lines, a variance is necessary for any development of the lot. No ground -mounted signs are proposed. At the most, a sign will be mounted on the canopy of the building. The car wash will be open 24 hours a day, 7,days a week. Again, the site is located within a commercial development, and the hours of operation are not as crucial as if the site were near or adjacent to residential development. Any site lighting must be directed inward, so as not to bleed over the property line. 8. Staff Recommendation: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with the City's Landscape and Buffer Ordinances 2. Compliance with Public Works Comments Staff recommends approval of the requested rear yard setback variance. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 26, 1998) Thomas Hodges and Patrick McGetrick were present representing the application. Staff presented the item. The only item of concern was the location of the driveway 3 March 19, 1998 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: Z -3454-G entrances to the site. The applicant stated that he would revise the site plan by moving the driveways to conform to Public Works Comment. The applicant responded to staff's questions regarding signage, hours of operation and the facade treatment. The Committee determined that there were no outstanding issues and forwarded the item to the full Commission for final resolution. PLANNING COMMISSION ACTION: (MARCH 19, 1998) Tom Hodges, the project developer was present representing the application. Staff gave a description of the proposal and a recommendation of approval. There were two objectors present. A revised site plan had been submitted which addressed staff's concerns. Tom Hodges addressed the Commission in support of the project and chose to defer comment initially and respond to concerns of those opposing the proposal. Don Knutson, a resident of Otter Creek Subdivision, at 15002 Quail Run Dr., addressed the Commission in opposition to the proposed car wash. He felt there were already sufficient car washes in the area and he did not want one this close to his house. Donald Goens representing Supermarket Investors, who manages the nearby Harvest Food Store, also spoke in opposition. His concerns were about other activities and trash accumulation that he stated are usually part of such a car wash and that it does not compliment the area or the shopping center. Commissioner Downing asked Mr. Hodges if he had any comment. Mr. Hodges responded that they have set stringent architectural requirements and other standards in the Bill of Assurance to control what people can do with the property. Because of the architectural requirements, he stated that he felt the appearance will be the best looking car wash in the city and that there is no conflict in use with the zoning in the area. Commissioner Adcock asked about the entrances into the car wash for some clarification. Commissioner Hawn stated that this was a conditional use allowed in C-2 zoning and didn't see why we were spending a lot of time on this item. 4