Loading...
HomeMy WebLinkAboutZ-4328-B Staff AnalysisAugust 3, 2000 ITEM NO.: 9 FILE NO.: Z-4328-B NAME: Lusk -Dearborn Office Warehouse - Conditional Use Permit LOCATION: 1200/1202 Rose Street OWNER/APPLICANT: Ray Lusk & John Dearborn PROPOSAL: To obtain a conditional use permit to build a two -building office/warehouse complex in two phases on property zoned C-3, General Commercial located at 1200, 1202 Rose Street. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This 2 acre site is located on the north side of Kanis Road, between John Barrow Road and Michael Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: This site is zoned C-3, General Commercial. The property to the east is MF-12, but is currently vacant and tree covered. The properties to the south and west are zoned C-3. There is currently a commercial facility to the south, but the property to the west is vacant. To the north the vacant, tree covered property is zoned 0-3, General Office. Staff believes the proposed use would be compatible with the neighborhood. The Brownwood Terrace and John Barrow Neighborhood Associations, all property owners within 200 feet, and all residents within 300 feet that could be identified, were notified of the public hearing. 3. ON SITE DRIVES AND PARKING: The proposal includes extending a private drive off the end of the existing Rose Street, which ends at the edge of this property. There would be a parking area on the north and south sides of the two-story building to be completed in Phase 2. Phase 1 would consist of the southern -most August 3, 2000 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-4328-B one-story building with a parking lot on the north side of it. The proposal includes 32 parking spaces in Phase 1 and 20 additional spaces in Phase 2. Using the breakdown provided of approximately 80% warehouse and 20% office, the minimum required parking would be 19 spaces total per floor, (8 for office & 11 warehouse). That would result in a grand total of 57 spaces required for the entire project versus 52 shown. There would be room to add spaces as parallel parking spaces along the north side of the proposed north parking area to meet the require minimum. 4. SCREENING AND BUFFERS: A total of six percent of the on -site vehicular use area must be landscaped with interior islands. Loading and unloading areas are excluded from this requirement. A three foot wide building landscape area between public parking areas and the building are required. Some flexibility with this requirement is allowed. S. PUBLIC WORKS COMMENTS: a. Right-of-way dedication required per the "MSP". b. Easements shown for proposed storm drainage are required. c. Easements for proposed stormwater detention facilities are required. d. Proposed design of streets conforming to "MSP" is required. e. Street profiles showing existing and proposed centerline is required. f. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. g. Stormwater Detention per Ordinance 14,787 and the "Drainage Manual" is required. h. Prepare a letter for streetlights as required by Sec. 31-403. i. Plans of all work in right-of-way shall be submitted for approval prior to start of work. j. New Cul-de-sac Street shall be public right-of-way or petition to have complete length revert to private. k.Existing topographic information at maximum five foot, contour interval 100-year base flood elevation is required. K August 3, 2000 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: Z-4328-B 1. A Sketch Grading and Drainage plan per Sec. 29-186 (e) is required. m. A Grading Permit per Secs. 29-186 (c ) & (d) is required. n. Parking areas need back out space for end spaces. o.Name of Rose Street needs to be changed to avoid conflict with other Rose Street. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Water: A water main extension will be required. Also, on site fire protection or a private fire hydrant will be required. An acreage charge of $150 per acre applies in addition to normal charges. Wastewater: Sewer main extension required with easements to serve this property. Southwestern Bell: No comments received. ARKLA: No comments received. Entergy: Approved as submitted. Fire Department: Private fire hydrant may be required. CATA: Site is near bus route #3 and the proposed development should be designed to allow bus/transit access. 7. STAFF ANALYSIS: The applicant has requested a conditional use permit to build a two -building office/warehouse complex in two phases on just under 2 acres of property zoned C-3, General Commercial. This site is nestled in a developing area of mixed commercial and office zoning. Currently only the south side of this site has developed. The applicant has proposed an office/warehouse development with space for approximately 12 occupants in two buildings, allowing 4200 square feet each, and operating generally between 7 a.m. and 6 p.m. Monday through Friday. The use mix would be approximately 80% warehouse 20% office. The proposed layout does not meet ordinance requirements with respect to the rear setback, 10 feet proposed versus 25 feet required. In addition about half of the one-story building has only a 14 foot setback 3 August 3, 2000 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-4328-B after right-of-way is dedicated for the hammerhead turn around. However, Staff believes that would not cause an adverse impact for future surrounding development, and supports a variance for the reduced setbacks. The proposed landscaping would be satisfactory. Parking requirements for the mix of office and warehouse would be 57 spaces. That number could be met by adding five Parallel spaces on the north side of the north parking area. Otherwise the driveway and parking would be satisfactory. The proposed landscaping would be satisfactory. Staff believes the proposed use would be compatible with the area. 8. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: a. Comply with the City's Landscape and Buffer Ordinances. b. Comply with Public Works Comments. c. Comply with Fire Department Comment. d. Provide 57 parking spaces total. e. All exterior lighting must be low intensity and directed downward and inward to the property and not towards any residential zoned area. f. The applicant must petition to change the name of Rose Street to a name not repeated elsewhere in the City. Staff also recommends approval of a variance for the reduced setback to the rear for both buildings and for the front of the one-story building. SUBDIVISION COMMITTEE COMMENTS: (JULY 13, 2000) Ray Lusk, John Dearborn and Sam Davis were present representing the application. Staff gave a brief description of the proposal. Public Works comments and the Screening and Buffer comments were the primary areas reviewed. The applicant was also asked to provide additional information regarding the proposed exterior features of the buildings including height and access doors, the i 4 August 3, 2000 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-4328-B square footage mix of office and warehouse, and proposed hours of operation. Changing the name of Rose Street was also discussed. There being no further issues, the Committee accepted the Proposal and forwarded the item to the full Commission for final action. PLANNING COMMISSION ACTION: (AUGUST 3, 2000) Ray Lusk and John Dearborn were present representing the application. There were no registered objectors present. Staff Presented the item with a recommendation for approval subject to compliance with the conditions .listed under "Staff Recommendation," paragraph 8 above. The item was placed on the Consent Agenda and approved as submitted to include staff comments and recommendations. The vote was 8 ayes, 0 nays and 3 absent.