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HomeMy WebLinkAboutZ-4528-A Staff AnalysisNovember 12, 1985 SUBDIVISIONS Item No. 21 NAME: Bragg Street Conditional Use Permit (Z -4528-A) LOCATION: Just South of the SW Corner of 23rd and Bragg Streets (2314 Bragg Street) OWNER/APPLICANT: Multiple Owners/Arthur Lee Brooks PROPOSAL: To construct a 720 square foot building and 8 parking spaces on land that is zoned "O-1" (barber shop/with four chairs). ORDINANCE DESIGN STANDARDS 1. Site Location Adjacent to the intersection of a residential street and an interstate highway service drive (Bragg Street and Interstate 30). 2. Compatibility with Neighborhood This property was rezoned from "R-4" to "0-1" at the September 24, 1985, Planning Commission meeting. There were no objectors to the proposed zoning change. The staff does not foresee the proposed barbershop as having a particularly uplifting effect on the single family area, but the site can be developed in a way to minimize the impact to the surrounding area. This site is abutted by single family to the south and west, a vacant lot on the north side, and Interstate 30 on the east. 3. On -Site Drives and Parking The applicant has proposed one access from Bragg Street and eight paved parking spaces. 4. -Screening and Buffers No landscape plan has been submitted. November 12, 1985 SUBDIVISIONS Item No. 21 - Continued 5. Analysis The staff recognizes the proximity of this lot to Interstate 30 as well as the "O-1" zoning. The staff does feel, however, that action can be taken to minimize the impact to the surrounding area. The applicant needs to submit a revised site plan which deletes the first two parking spaces, and shows a 6 -foot privacy fence on all property lines beginning the front 25 -foot setback line. The applicant also needs to illustrate drainage (water stops) and agree restrict all outside lighting. Finally, the Fire Department has requested that the access drive be a minimum of 20 feet in width. 6. Engineering Comments The parking space adjacent to Bragg Street should not be used per Traffic Engineer's comments (too close to the entrance). STAFF RECOMMENDATION: at to Approval, provided by the applicant to agrees to: (1) submit a revised site plan which eliminates the first two parking spaces and allows 20 feet in width for the access drive; (2) build a 6 -foot privacy fence beginning at the 25 -foot front yard setback line and continuing around the entirety of the property, (3) no outside lighting, (4) show how the drainage will be accommodated; and (5) comply with City engineering comments. SUBDIVISION COMMITTEE REVIEW: The applicant was present and agreed to submit a revised site plan as requested by staff. The staff then clarified two points. The first clarification was that the 6 -foot privacy fence be on only two sides (north and south] beginning at the 25 -foot front yard setback line and continuing west to the proposed building. The second clarification was that the building could be lighted (outside), but that lighting should be oriented away from the single family uses. The applicant agreed to comply with both clarifications. November 12, 1985 SUBDIVISIONS Item No. 21 - Continued PLANNING COMMISSION ACTION: The applicant was present. There were no objectors. The Commission voted 11 ayes, 0 noes and 0 absent to approve the application as recommended by the staff, reviewed by the Subdivision Committee and agreed to by the applicant. September 24, 1985 Item No. 3 - Z-4528 Owner: Various Owners r. Applicant: Arthur L. Brooks Location: 2314 Bragg Street Request: Rezone from "R-4" to "C-1" Purpose: Barber Shop Size: 0.15 acres + Existing Use: Vacant SURROUNDING LAND USE AND ZONING: North - Vacant, Zoned "R-4" South - Single Family, Zoned "R-4" East - Interstate right-of-way, Zoned "R-4" West - Single Family, Zoned "R-4" PLANNING CONSIDERATIONS: 1. The request is to rezone the lot to "C-1" to permit a barber shop. The property is located adjacent to I-30, an access road, but in an area that is primarily a stable single family neighborhood between West 21st and West 24th Streets. South of -West 24th, the uses are nonresidential, industrial and the abandoned VA Hospital on Roosevelt with some "I-2" zoning in place. It appears that the. nonresidential uses in the immediate area or the interstate have not had an adverse impact on the residences in the neighborhood. There is some commercial zoning two blocks to the north and to the northwest approximately three blocks, but those locations involve more land than a single lot.' The commercial area to the northwest along West 21st was established years ago after.studying the neighborhood and developing a plan. The site is somewhat removed from the West 21st commercial location, a more viable neighborhood commercial area center and the rezoning of this single lot could have an adverse impact on the residential neighborhood. Another issue is access and potential problems that could be created by the existing street system. The. primary concern is the access road which is one way and how that will affect circulation. September 24, 1985 Item No. 3 - Continued 2. The site is a typical residential lot and vacant. 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. 4. On-site parking requirements must be met. No other comments have been received as of this writing. 5. There are no legal issues. 6. There is no documented history or neighborhood position relative to this site. t 7. The rezoning, if granted,.would create a single lot commercial spot zoning and could have an adverse impact on the residential character of the area. Because of those concerns, staff is opposed to the "C-1" rezoning of the site. The property does not appear to be a good commercial location and is better suited for residential use. There are more viable commercial locations in the neighborhood that are zoned to allow the proposed use. STAFF RECOMMENDATION: Staff recommends denial of the"C-1" request as filed. PLANNING COMMISSION ACTION: The applicant, Arthur L. Brooks, -was present. There were no objectors. Mr. Brooks spoke at length and described his need for locating the barber shop at the location in question. He also said that none of the adjacent property owners opposed the proposed use. At this point, the Planning Commission discussed the possibility of an "O-1" rezoning with a conditional use permit for the barber shop. After some additional comments, Mr. Brooks agreed to amending the application to "O-1" with the understanding that a conditional use permit would still be required for his proposed use. A motion was made to recommend approval of "0-1" as amenMed and to waive additional filing fees and further notification of property owners. The motion passed by a vote of 9 ayes, 0 noes and 2 absent. i' r September 24, 1985 Item No. 3 - Continued 2. The site is a typical residential lot and vacant. 3. There are no right-of-way requirements or Master Street Plan issues associated with this request. 4. On-site parking requirements must be met. No other comments have been received as of this writing. 5. There are no legal issues. 6. There is no documented history or neighborhood position relative to this site. t 7. The rezoning, if granted,.would create a single lot commercial spot zoning and could have an adverse impact on the residential character of the area. Because of those concerns, staff is opposed to the "C-1" rezoning of the site. The property does not appear to be a good commercial location and is better suited for residential use. There are more viable commercial locations in the neighborhood that are zoned to allow the proposed use. STAFF RECOMMENDATION: Staff recommends denial of the"C-1" request as filed. PLANNING COMMISSION ACTION: The applicant, Arthur L. Brooks, -was present. There were no objectors. Mr. Brooks spoke at length and described his need for locating the barber shop at the location in question. He also said that none of the adjacent property owners opposed the proposed use. At this point, the Planning Commission discussed the possibility of an "O-1" rezoning with a conditional use permit for the barber shop. After some additional comments, Mr. Brooks agreed to amending the application to "O-1" with the understanding that a conditional use permit would still be required for his proposed use. A motion was made to recommend approval of "0-1" as amenMed and to waive additional filing fees and further notification of property owners. The motion passed by a vote of 9 ayes, 0 noes and 2 absent. November 12, 1985 SUBDIVISIONS Item No. 21 NAME: LOCATION: OWNER/APPLICANT: PROPOSAL: Bragg Street Conditional Use Permit (Z -4528-A) Just South of the SW Corner of 23rd and Bragg Streets (2314 Bragg Street) Multiple Owners/Arthur Lee Brooks To construct a 720 square foot building and 8 parking spaces on land that is zoned "O-1" (barber shop/with four chairs). ORDINANCE DESIGN STANDARDS 1. Site Location 0 3. 4. Adjacent to the intersection of a residential street and an interstate highway service drive (Bragg Street and Interstate 30). Compatibility with Neighborhood This property was rezoned from "R-4" to "O-1" at the September 24, 1985, Planning Commission meeting. There were no objectors to the proposed zoning change. The staff does not foresee the proposed barbershop as having a particularly uplifting effect on the single family area, but the site can be developed in away to minimize the impact to the surrounding area. This site is abutted by single family to the south and west, a vacant lot on the north side, and Interstate 30 on the east. On -Site Drives and Parki The applicant has proposed one access from Bragg Street and eight paved parking spaces. Screening and Buffers No landscape plan has been submitted. November 12, 1.985 SUBDIVISIONS Item No. 21 - Continued 5. Analysis The staff recognizes the proximity of this lot to Interstate 30 as well as the "O-1" zoning. The staff does feel, however, that action can be taken to minimize the impact to the surrounding area. The applicant needs to submit a revised site plan which deletes the first two parking spaces, and shows a 6 -foot privacy fence on all property lines beginning the front 25 -foot setback line. The applicant also needs to illustrate drainage (water stops) and agree restrict all outside lighting. Finally, the Fire Department has requested that the access drive be a minimum of 20 feet in width. 6. Engineering Comments The parking space adjacent to Bragg Street should not be used per Traffic Engineer's comments (too close .to the entrance). STAFF RECOMMENDATION: at to Approval, provided by the applicant to agrees to: (1) submit a revised site plan which eliminates the first two parking spaces and allows 20 feet in width for the access drive; (2) build a 6 -foot privacy fence beginning at the 25 -foot front yard setback line and continuing around the entirety of the property, (3) no outside lighting, (4) show how the drainage will be accommodated; and (5) comply with City engineering comments. SUBDIVISION COMMITTEE REVIEW: The applicant was present and agreed to submit a revised site plan as requested by staff. The staff then clarified two points. The first clarification was that the 6 -foot privacy fence be on only two sides (north and south) beginning at the 25 -foot front yard setback line and continuing west to the proposed building. The second clarification was that the building could be lighted (outside), but that lighting should be oriented away from the single family uses. The applicant agreed to comply with both clarifications. November 12, 1985 SUBDIVISIONS Item No. 21 - Continued PLANNING COMMISSION ACTION: The applicant was present. There were no objectors. The Commission voted 11 ayes, 0 noes and 0 absent to approve the application as recommended by the staff, reviewed by the Subdivision Committee and agreed to by the applicant. 1