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HomeMy WebLinkAboutZ-4419-A Staff AnalysisNAME: Commerce Street Conditional Use Permit (Z -4419-A) LOCATION: The NW Corner of the Intersection of Commerce St. and the I-30 Service Road (2812 Commerce Street) OWNER/APPLICANT: Dwight Jackson PROPOSAL: To remove the existing structures and to construct a 430 square foot bakery/sandwich shop and four parking spaces on one lot that is zoned "C -l." ORDINANCE DESIGN STANDARDS: 1. Site Location This site abuts Commerce Street (one-way running from north to south). 2. Compatibility with Neighborhood This property is surrounded on three sides by single family uses. Interstate I-30 lies to the east. The applicant apparently has neighborhood support. The staff and the Planning Commission have supported "C-1" zoning. 3. On -Site Drives and Parking The applicant has proposed one ingress from Commerce Street and two points of egress onto an alley to the west. The proposal calls for four paved parking spaces. 4. Screening and Buffers The applicant has submitted a landscape proposal which shows a privacy fence on the north and south property lines. ff Z -4419-A - Continued 5. Analysis The staff supports this proposal. The staff feels that the privacy fences should be six feet in height due to the small lot and the adjacent single family structures. Cityr Engineering Comments: (1) Clarify traffic circulation; (2) Improve the alley; will traffic in the alley be two-way; and (3) Submit internal drainage and detention plan. 6. Staff Recommendation: The staff recommends approval provided the applicant agrees to: (1) Construct six-foot privacy fences; and - (2) Comply with City Engineering comments numbered 1-3. SUBDIVISION COMMITTEE REVIEW: The applicant was present and stated that egresses would be one-way onto the alley and that he would pave the alley from his south property line northward to E. 28th Street. The applicant also stated he intended for the privacy fences to be 6 feet in height. The City Engineer stated he was satisfied with applicant's intentions and that the applicant would not be required to submit an internal drainage and detention plan. There were no unresolved issues. PLANNING COMMISSION ACTION: The applicant was present. There were no objectors. The Commission voted: 8 ayes, 0 noes and 3 absent to approve this application as reviewed by the Subdivision Committee and recommended by staff. July 9, 1985 SUBDIVISIONS Item No. 14 NAME: Commerce Street Conditional Use Permit (Z -4419-A) LOCATION: The NW Corner of the Intersection of Commerce St. and the I-30 Service Road (2812 Commerce Street) OWNER/APPLICANT: Dwight Jackson PROPOSAL: To remove the existing structures and to construct a 430 square foot bakery/sandwich shop and four parking spaces on one lot that is zoned "C-1." ORDINANCE DESIGN STANDARDS: 1. Site Location This site abuts Commerce Street (one-way running from north to south). 2. Compatibility with Neighborhood This property is surrounded on three sides by single family uses. Interstate I-30 lies to the east. The applicant apparently has neighborhood support. The staff and the Planning Commission have supported "C-1" zoning. 3. On -Site Drives and Parking The applicant has proposed one ingress from Commerce Street and two points of egress onto an alley to the west. The proposal calls for four paved parking spaces. 4. Screening and Buffers The applicant has submitted a landscape proposal which shows a privacy fence on the north and south property lines. July 9, 1985 SUBDIVISIONS Item No. 14 - Continued 5. Ana7 vs i c The staff supports this proposal. The staff feels that the privacy fences should be six feet in height due to the small lot and the adjacent single family structures. City Engineering Comments: (1) Clarify traffic circulation; (2) Improve the alley; will traffic in the alley be two-way; and (3) Submit internal drainage and detention plan. 6. Staff Recommendation: The staff recommends approval provided the applicant agrees to: (1) Construct six-foot privacy fences; and (2) Comply with City Engineering comments numbered 1-3. SUBDIVISION COMMITTEE REVIEW: The applicant was present and stated that egresses would be one-way onto the alley and that he would pave the alley from his south property line northward to E. 28th Street. The applicant also stated he intended for the privacy fences to be 6 feet in height. The City Engineer stated he was satisfied with applicant's intentions and that the applicant would not be required to submit an internal drainage and detention plan. There were no unresolved issues. May 28, 1985 Item No. B - Z-4419 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Dwight Jackson Same 1 2812 Commerce Street Rezone from "R-3" to "C-3" Commercial 7,000 square feet Vacant and Single Family SURROUNDING LAND USE AND ZONING: North - Single Family, Zoned "R-3" South - Single Family, Zoned "R-3" East - Interstate Right -of -Way, Zoned "R-3" West - Single Family, Zoned "R-3" PLANNING CONSIDERATIONS 1. The request before the Planning Commission is to rezone the one lot at 2812 Commerce Street to "C-3." No specifics have been provided at this time, but it appears that the use will be some type of small retail establishment. The immediate block is occupied by single family residences or vacant lots, and the zoning is residential. The land use in the area is residential with "R-3" being the predominant :zoning classification. To the south, there is some "I-2" in place and to the north there is both "C-3" and "C-4." Some of the "C-3" adjacent to East Roosevelt is vacant which is a more appropriate location for a commercial use. With the "C-3" lots to the northeast on the frontage road, one is vacant and the southern one is occupied by a billboard. Probably the most significant land use to impact neighborhood is I-30, but because of the property's location, that does not create a good justification for a commercial rezoning. Even being on the frontage road the lot is somewhat removed from more viable commercial locations. 2. The site is occupied by a single family residence and an accessory building in the rear. The lot is 50' x 140' feet. May 28, 1985 Item No. B - Continued 3. There are no right-of-way issues or Master Street Plan requirements. 4. The traffic engineer has expressed some concerns about the parking and the access. There have been no other ocmments received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. There is no documented neighborhood position or history on this site. 7. Staff believes that the location is inappropriate for a commercial reclassification and does not support the request. The property is a single residential lot with improper size for a quality commercial use or development. The existing structure has no setback on the south property line, and this could have an impact on the residence to the south if the property was rezoned. The "C-3" rezoning would probably be misplaced because of the makeup of the immediate block and its distance from East Roosevelt, the more logical area for a commercial use. Staff also questions the desirability of continuing nonresidential encroachment into older residential neighborhoods. STAFF RECOMMENDATION Staff recommends denial of the "C-3" request. PLANNING COMMISSION ACTION: (March 26, 1985) The applicant, Dwight Jackson, was present. There were no objectors. Mr. Jackson said that the existing structure would be removed and a building for a small retail outlet would be constructed. He said that he owned the property to the north and presented a proposed design concept utilizing some of that land. Mr. Jackson said that a majority .of the residents supported the proposal. Beverly Jackson then addresed the Planning Commission. She said that the proposed use would benefit the neighborhood. Ms. Jackson discussed the size of the new building and how the site plan would work. There was a long discussion about several issues, including utilizing a portion of another lot for the project. A motion was made to defer the item for 45 days to allow the owner to get with the staff and resolve the various problems. The motion passed by a vote of 9 ayes, 0 noes and 2 absent. May 28, 1985 Item No. B - Continued PLANNING COMMISSION ACTION: (May 28, 1985) The applicant, Dwight Jackson, was present. There were no objectors in attendance. Staff informed the Commission that Mr. Jackson had submitted a preliminary site plan utilizing the one lot at 2812 Commerce. Because of this and other information, the Planning staff recommended that "C -l" be approved with a conditional use permit for the proposed use, an eating place. Mr. Jackson then spoke. He said that held met with the Planning staff on several occasions and that the residents of the area were in support of the proposal. After some additional comments, Mr. Jackson agreed to amending the application to "C --l." The motion was made to recommend approval of the amended request to "C-1" and waive additional filing fees and further notification of property owners for the conditional use permit. The motion passed by a vote of 9 ayes, 0 noes and 2 absent. . July 9, 1985 SUBDIVISIONS Item No. 14 NAME: Commerce Street Conditional Use Permit (Z -4419-A) LOCATION: The NW Corner of the Intersection of Commerce St. and the I-30 Service Road (2812 Commerce Street) OWNER/APPLICANT: Dwight Jackson PROPOSAL: To remove the existing structures and to construct a 430 square foot bakery/sandwich shop and four parking spaces on one lot that is zoned "C-1." ORDINANCE DESIGN STANDARDS: 1. Site Location This site abuts Commerce Street (one-way running from north to south). 2. Compatibility with Neighborhood This property is surrounded on three sides by single family uses. Interstate I-30 lies to the east. The applicant apparently has neighborhood support. The staff and the Planning Commission have supported "C-1" zoning. 3. On -Site Drives and Parki The applicant has proposed one ingress from Commerce Street and two points of egress onto an alley to the west. The proposal calls for four paved parking spaces. 4. Screening and Buffers The applicant has submitted a landscape proposal which shows a privacy fence on the north and south property lines. Z -4419-A - Continued 5. Analysis The staff supports this proposal. The staff feels that the privacy fences should be six feet in height due to the small lot and the adjacent single family structures. City Ei2gineering Comments: (1) Clarify traffic circulation; (2) Improve the alley; will traffic in the alley be two-way; and (3) Submit internal drainage and detention plan. 6. Staff Recommendation: The staff recommends approval provided the applicant agrees to: (1) Construct six-foot privacy fences; and (2) Comply with City Engineering comments numbered 1-3. SUBDIVISION COMMITTEE REVIEW: The applicant was present and stated that egresses would be one-way onto the alley and that he would pave the alley from his south property line northward to E. 28th Street. The applicant also stated he intended for the privacy fences to be 6 feet in height. The City Engineer stated he was satisfied with applicant's intentions and that the applicant would not be required to submit an internal drainage and detention plan. There were no unresolved issues. PLANNING COMMISSION ACTION: The applicant was present. There were no objectors. The Commission voted: 8 ayes, 0 noes and 3 absent to approve this application as reviewed by the Subdivision Committee and recommended by staff. July 9, 1985 SUBDIVISIONS Item No. 14 NAME: Commerce Street Conditional Use Permit (Z -4419-A) LOCATION: The NW Corner of the Intersection of Commerce St. and the I-30 Service Road (2812 Commerce Street) OWNER/APPLICANT: Dwight Jackson PROPOSAL To remove the existing structures and to construct a 430 square foot bakery/sandwich shop and four parking spaces on one lot that is zoned "C-1." ORDINANCE DESIGN STANDARDS: 1. Site Location This site abuts Commerce Street (one-way running from north to south). 2. Compatibility with Neighborhood This property is surrounded on three sides by single family uses. Interstate I-30 lies to the east. The applicant apparently has neighborhood support. The staff and the Planning Commission have supported "C-1" zoning. 3. On -Site Drives and Parki The applicant has proposed one ingress from Commerce Street and two points of egress onto an alley to the west. The proposal calls for four paved parking spaces. 4. Screening and Buffers The applicant has submitted a landscape proposal which shows a privacy fence on the north and south property lines. Z -4419-A - Continued 5. Analysis The staff supports this proposal. The staff feels that the privacy fences should be six feet in height due to the small lot and the adjacent single family structures. Citi Engineering Comments: (1) Clarify traffic circulation; (2) Improve the alley; will traffic in the alley be two-way; and (3) Submit internal drainage and detention plan. 6. Staff Recommendation: The staff recommends approval provided the applicant agrees to: (1) Construct six-foot privacy fences; and (2) Comply with City Engineering comments numbered 1-3. SUBDIVISION COMMITTEE REVIEW: The applicant was present and stated that egresses would be one-way onto the alley and that he would pave the alley from his south property line northward to E. 28th Street. The applicant also stated he intended for the privacy fences to be 6 feet in height. The City Engineer stated he was satisfied with applicant's intentions and that the applicant would not be required to submit an internal drainage and detention plan. There were no unresolved issues. PLANNING COMMISSION ACTION: The applicant was present. There were no objectors. The Commission voted: 8 ayes, 0 noes and 3 absent to approve this application as reviewed by the Subdivision Committee and recommended by staff.