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HomeMy WebLinkAboutZ-3549-A Staff AnalysisAugust 13, 1985 SUBDIVISIONS Item No. 14 OMAHA= Base Line Conditional Use Permit (Z -3549-A) LOCATION: The Northwest Corner of Base Line Road and Verbena Drive (6600 Base Line Road) It OWNER/APPLICANT: Michael Eades/Glynn Reynolds PROPOSAL: To construct a muffler and auto repair shop (5,000 square feet) on .40+ acres of land that is zoned "C-3." ORDINANCE DESIGN STANDARDS: 1. Site Location The intersection of an arterial (Base Line Road) and a residential street (Verbena). 2. Compatibility with Neighborhood This property is adjacent to single family on the north and west. Vacant property lies across Base Line Road to the south and an office use is adjacent to the east. An auto repair and muffler shop is a "C-4" by right use. This location is not suitable (even conditionally) for the proposed use. The site would be better suited for light retail or office uses. i 3. On -Site Drives and Parking The applicant is proposing three access drives (two from Base Line, one from Verbena). The plan also calls for 22 paved parking spaces. 4. Screeninq and Buffers No landscape plan has been submitted. August 13, 1985 SUBDIVISIONS Item No. 14 - Continued 5. Analysis The staff views this site as inappropriate for the proposed use. A muffler shop with auto repair is not compatible with the surrounding area. The site plan is deficient due to a lack of dimensions on the building and drives and a lack of screening and/or landscaping plan. 6. City Engineering Comments (1) Improve Base Line Road to arterial standards (5 lanes); (2) construct a sidewalk for the full width of the property along Base Line Road; and (3) submit detention plan. STAFF RECOMMENDATION: Denial. SUBDIVISION COMMITTEE REVIEW: The applicant was present. The City Engineer stated that only one access drive would be allowed on Baseline Road and that it should be located away from the intersection of Verbena and Baseline. The applicant agreed to submit a revised site plan that would incorporate staff recommendations. The applicant objected to the staff recommendation of denial. The staff stated that the "C-3" zoning was a part of'a zoning conversion adjustment and that a "C-3" zoning designation would not be supported today. The applicant stated that there were "C-4" uses all along Baseline Road. PLANNING COMMISSION ACTION: The applicant was present. There were 11 objectors present. A petition containing 29 signatures in opposition was also presented. The applicant stated that a service station could be built in "C-3" and that his business was clean. The neighborhood reiterated the opposition to the proposal and asked how the property ever came to be zoned "C-3." The staff stated that the "C-3" zoning was part of a "conversion adjustment" that occurred after the City adopted a new Zoning Ordinance. The Commission asked the staff to report back to the Commission on how this property came to be zoned "C-3." The Commission then voted 7 ayes, 0 noes and 4 absent to deny this application. August 13, 1985 SUBDIVISIONS Item No. 14 NAME: Base Line Conditional Use Permit (Z -3549-A) LOCATION: The Northwest Corner of Base Line Road and Verbena Drive (6600 Base Line Road) OWNER/APPLICANT: Michael Eades/Glynn Reynolds PROPOSAL: To construct a muffler and auto repair shop (5,000 square feet) on .40+ acres of land that is zoned "C-3." ORDINANCE DESIGN STANDARDS: 1. Site Location The intersection of an arterial (Base Line Road) and a residential street (Verbena). 2. Compatibility with Neighborhood This property is adjacent to single family on the north and west. Vacant property lies across Base Line Road to the south and an office use is adjacent to the east. An auto repair and muffler shop is a "C-4" by right use. This location is not suitable (even conditionally) for the proposed use. The site would be better suited for light retail or office uses. 3. On -Site Drives and Parki The applicant is proposing three access drives (two from Base Line, one from Verbena). The plan also calls for 22'taved parking spaces. 4. Screeninq and Buffers No landscape plan has been submitted. August 13, 1985 SUBDIVISIONS Item No. 14 - Continued 5. Analysis The staff views this site as inappropriate for the proposed use. A muffler shop with auto repair is not compatible with the surrounding area. The site plan is deficient due to a lack of dimensions on the building and drives and a lack of screening and/or landscaping plan. 6. City Engineering Comments (1) Improve Base Line Road to arterial standards (5 lanes); (2) construct a sidewalk for the full width of the property along Base Line Road; and (3) submit detention plan. STAFF RECOMMENDATION: Denial. SUBDIVISION COMMITTEE REVIEW: The applicant was present. The City Engineer stated that only one access drive would be allowed on Baseline Road and that it should be located away from the intersection of Verbena and Baseline. The applicant agreed to submit a revised site plan that would incorporate staff recommendations. The applicant objected to the staff recommendation of denial. The staff stated that the "C-3" zoning was a part of a zoning conversion adjustment and that a "C-3" zoning designation would not be supported today. The applicant stated that there were "C-4" uses all along Baseline Road. PLANNING COMMISSION ACTION: The applicant was present. There were 11 objectors present. A petition containing 29 signatures in opposition was also presented. The applicant stated that a service station could be built in "C-3" and that his business was clean. The neighborhood reiterated the opposition to the proposal and asked how the property ever came to be zoned "C-3.01 The staff stated that the "C-3" zoning was part of a "conversion adjustment" that occurred after the City adopted a new Zoning Ordinance. The Commission asked the staff to report back to the Commission on how this property came to be zoned "C-3." The Commission then voted-? ayes, 0 noes and 4 absent to deny this application. August 13, 1985 SUBDIVISIONS Item No. 14 NAME! Base Line Conditional Use Permit (Z -3549-A) LOCATION: The Northwest Corner of Base Line Road and Verbena Drive (6600 Base Line Road) OWNER/APPLICANT: Michael Eades/Glynn Reynolds PROPOSAL: To construct a muffler and auto repair shop (5,000 square feet) on .40+ acres of land that is zoned "C-3." ORDINANCE DESIGN STANDARDS: 1. Site Location The intersection of an arterial (Base Line Road) and a residential street (Verbena). 2. Compatibility with Neighborhood This property is adjacent to single family on the north and west. Vacant property lies across Base Line Road to the south and an office use is adjacent to the east. An auto repair and muffler shop is a "C-4" by right use. This location is not suitable (even conditionally) for the proposed use. The site would be better suited for light retail or office uses. 3. On -Site Drives and Park The applicant is proposing three access drives (two from Base Line, one from Verbena). The plan also calls for 22 paved parking spaces. 4. Screening and Buffers No landscape plan has been submitted. August 13, 1985 SUBDIVISIONS Item No. 14 - Continued 5. Analysis The staff views this site as inappropriate for the proposed use. A muffler shop with auto repair is not compatible with the surrounding area. The site plan is deficient due to a lack of dimensions on the building and drives and a lack of screening and/or landscaping plan. 6. City Engineering Comments (1) Improve Base Line Road to arterial standards (5 lanes); (2) construct a sidewalk for the full width of the property along Base Line Road; and (3) submit detention plan. STAFF RECOMMENDATION: Denial. SUBDIVISION COMMITTEE REVIEW: The applicant was present. The City Engineer stated that only one access drive would be allowed on Baseline Road and that it should be located away from the intersection of Verbena and Baseline. The applicant agreed to submit a revised site plan that would incorporate staff recommendations. The applicant objected to the staff recommendation of denial. The staff stated that the "C-3" zoning was a part of a zoning conversion adjustment and that a "C-3" zoning designation would not be supported today. The applicant stated that there were "C-4" uses all along Baseline Road. PLANNING COMMISSION ACTION: The applicant was present. There were 11 objectors present. A petition containing 29 signatures in opposition was also presented. The applicant stated that a service station could be built in "C-3" and that his business was clean. The neighborhood reiterated the opposition to the proposal and asked how the property ever came to be zoned "C-3." The staff stated that the "C-3" zoning was part of a "conversion adjustment" that occurred after the City adopted a new Zoning Ordinance. The Commission asked the staff to report back to the Commission on how this property came to be zoned "C-3." The Commission then voted 7 ayes, 0 noes and 4 absent to deny this application.