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HomeMy WebLinkAboutZ-4745 Staff AnalysisNovember 11, 1986 SUBDIVISIONS Item No. F NAME: LOCATION: OWNER/APPLICANT: Kanis Road Conditional Use Permit (Z-4745) The southeast corner of Kanis and Shackleford Road (10721 Kanis Road) Hurley/Whitwell Realty Company, Inc.,/Stephen E. Whitwell PROPOSAL: To down zone the property from "0-3" to "0-2" and to obtain a conditional use permit which would allow the conversion of an approximate 2,000 square feet building to a restaurant on .55 acres. 1. Site Location The site is at the intersection of two major streets, in an area where office and commercial development is anticipated. A sit-down restaurant such as this, with no drive-through service, is appropriate for the area. 2. Compatibility with Neighborhood To the north is an office building. Vacant tracts to the west and northwest are zoned commercial. Existing single family residential uses to the south and east are on land zoned for office use. 3. On -Site Drives and Parking rl— Engineering has indicated that the layout as shown is not acceptable. A revised plan is being prepared. Sufficient parking spaces have been indicated, based on the ordinance requirements. 4. Screening and Buffers The revised plan is to provide the required 25 feet landscaped strip adjacent to Kanis and Shackleford Roads. Also, a 12 feet landscaped area and a six feet November 11, 1986 SUBDIVISIONS Item No. F - Continued opaque fence will buffer the, adjacent residences located to the south. The trash receptacle will be at the rear of the building, screened from view on four sides. 5. Analysis The approach being used will permit a specific commercial use without rezoning to commercial. Rezoning could lead to strip commercial development to the east and south. Although the I-430 Plan calls for this site to be "major offices," a restaurant use is permitted by conditional use permit in the "0-2" District. Since the proposed use is appropriate and appears compatible with the office and commercial zoning nearby, adverse impacts should not be a problem. Adequate provisions for parking and trash will be made, assuming that the technical requirements of the Traffic Engineer are met. While it is understood that there will be no dance floor, live entertainment or drive-through window, it would be helpful to spell this out in the conditions of the approval, so that in the future there will be no administrative doubt or adverse impact relating to such activities. 6. City Engineering Comments The layout as shown is not acceptable. Please contact the Traffic Engineer as soon as possible in order to get proper layout for the site. 7. Staff Recommendation Approval, subject to the revised plan meeting the approval of the Traffic Engineer and no drive-through, dance floor, or live entertainment being allowed. SUBDIVISION COMMITTEE REVIEW: The applicant was not present. The staff said that a revised site plan had been received that met most requirements, but did not reflect the following City Traffic November 11, 1986 SUBDIVISIONS Item No. F - Continued Engineer requests. The Traffic Engineering comments are: (1) The driveways to be used by the project need to be rebuilt to conform and line up with the internal drives; (2) the west driveway along Kanis Road should be closed for traffic safety reasons. In addition, the spacing of driveways along an arterial street (Kanis) should be 300 feet minimum. In order to facilitate internal flow, it may be better to allow a connector road on the north side of the building; and (3) request reducing the 12 feet buffer to 8 feet along the south property line to obtain a wider driveway. PLANNING COMMISSION ACTION: (10-14-86) The applicant was present. Mr. Craig Burns represented the Farm Bureau and opposed the proposed use. The applicant stated that he would submit a revised site plan that would meet the City Traffic Engineer's requirements. The Commission then voted 5 ayes, 1 no (Jones) and 5 absent to approve the application. The item was then automatically deferred until the November 11, 1986, Planning Commission meeting due to the fact that 6 affirmative votes are necessary for approval. SUBDIVISION COMMITTEE REVIEW: The applicant was present. The staff stated that the Board of Directors had sent the proposed "0-2" rezoning back to the Commission so that action could be taken simultaneously on the rezoning and the conditional use permit request. The staff reminded the applicant that a revised site plan was needed. The applicant agreed to comply. November 11, 1986 SUBDIVISIONS Item No. F - Continued PLANNING COMMISSION ACTION: (11-11-86) The applicant was present. The staff stated -that the applicant had submitted a revised site plan that met all City Traffic Engineering requirements. The Commission then voted 8 ayes, 0 noes, 3 absent to approve the application as recommended by the staff, reviewed by the Subdivision Committee, and agreed to by the applicant.