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HomeMy WebLinkAboutZ-4973-A Stafff AnalysisAugust 14, 1990 Item No. B - Z -4973-A Owner: Applicant: Location: Request: Purpose: Size: Existing Use: Consolidated Leasing, Inc. Patrick J. Morrison 3021 Cantrell Road Rezone from "C-3" to "C-4" Boat sales and display. 0.894 Acres Vacant building. SURROUNDING LAND USE AND ZONING: North - Office and Commercial, zoned 110-2" and 11I-2" South - Vacant, zoned "C-3" East - Commercial, "C-3" West - Single Family, 1IR-2" STAFF ANALYSIS: The issue is to rezone a "C-3" lot at 3021 Cantrell Road to "C-41'. The reclassification is being requested at this time to permit boat sales with open display. There is one building on the site and a high percentage of the lot is paved. Along the east property line, there is a 20 foot drive and fire lane easement, and adjacent to the west line is a 34 foot easement. Another physical characteristic that reduces the size of the usable area, is a grade difference on the west side of the lot. The high point is the property line, which is adjacent to a single family neighborhood. Over the years, the site has been utilized by a number of different users. The initial use was a service station and the property has been used for auto sales. The two most recent uses have been plant sales and a political campaign headquarters. In 1988, a "C-4" request was filed to permit auto leasing with outside storage. After several hearings, the rezoning request was withdrawn without prejudice by the planning commission. 1 August 14, 1990 Item No. B... --Z-7.4 _97- 37A(Continued) The zoning in the area includes "R-2" 11R-3" 11R-5" 110-2" 110-3", "C-311, and 11I-2" with the property abutting 11C-3" on two sides. The residential zoning is located to the west and south. The existing non-residential zoning is found north of Cantrell Road, with the exception of the "C-3" lots adjacent to this property on the sough side of Cantrell Road. Land use in the general vicinity is single family, multi -family, office and commercial. Staff views that the proposed use, boat sales and display, as a reasonable option for the property. However, we are concerned with the "C-4" reclassification of the site. We have problems with some of the 11C-4" uses, such as auto sales with no design control, and the site has some size problems because of the depth. In the 11C-4" district, no open display is permitted in the first 20 feet of the front yard set back, and this could have significant impact on the use, especially if right-of-way dedication is required. To allow the proposed use and have some restrictions on the site, the staff is recommending that the PCD process be utilized. A PCD could limit the property to all "C-3" uses, no change from the current status, and the boat sales and display. Also, the site plan would show the property's display areas and parking, which are critical to the location. Some landscaping should be provided and staff also recommends that the middle curb cut be closed as part of the PCD. (Staff's position for 3021 Cantrell Road is consistent with the proposed PCD for the auto sales location to the east). ENGINEERING COMMENTS: Cantrell Road is classified as a principal arterial, which has a right-of-way standard of 110 feet or 55 feet from the center line.` The existing right-of-way is deficient so dedication of additional right-of-way will be required. STAFFRECOMMENDATION: Staff recommends approval of a PCD for the property and not "C-4" as requested. 2 August 14, 1990 Item No. B - Z -4973-A o (Cntinued), PLANNING COMMIS S.ION._. ACT I ON: (July 31 , 19 9 0 ) The applicant, Pat Morrison, was present. There were no objectors in attendance. Mr. Morrison said that the parties he was representing agreed with the Staff's recommendations, including moving the fence back to be in line with the building and dedicating the necessary right-of-way for Cantrell Road. Mr. Morrison made some additional comments, and said that he had worked closely with the staff to develop a reasonable site plan. He then amended the request to a PCD. Commissioner Fred Perkins indicated that he was concerned with the existing billboard, and suggested that the approved site plan should not endorse the billboard. Steve Rowell, Assistant City Attorney, said that a reference and/or note could be placed on the site plan stating that the plan did not include the billboard. Jim Lawson, Planning Director, said the site plan would have a statement noting that the plan was not an endorsement of the billboard. Pat Morrison spoke again and asked that some display be permitted between the fence and the right-of-way line. He said some additional area was needed because of moving the fence back. Comments were then offered by Jerry Gardner, City Engineering, and Bob Brown, Plans Review Specialist. Mr. Gardner said that a franchise would be required for any activity in the right-of-way and discussed the franchise agreement process. Mr. Brown reviewed the plans landscaping and the ordinance requirements. There were some discussion about Lawson indicated that the staff wall mounted sign. Pat Morrison wanted a pole sign of 36 feet in the proposed sign would prefer some said that the height. new and Jim type of tenant Commissioner Brad Walker made some comments and had several questions about landscaping. Bob Brown responded by saying that no landscaping would be required by the landscaping ordinance. Mr. Brown stated that the proposed landscaping plan met 30 to 40 percent of the ordinance requirement and a franchise was needed for any landscaping in the right-of- way. He also said that one half of the front landscaping could be in the right-of-way and a 6 foot perimeter strip was the requirement. Mr. Brown went on to say that he thought that the proposed landscaping would enhance the site. 3 August 14, 1990 Item No. B - Z-4.973-A,.. T,CContinued) Pat Morrison discussed the site plan and location. He said the site was restricted and the user needed as much display area as possible. Commissioner Walker said that the site needed more landscaping and streetscaping made a significant impact on a community. Commissioner Perkins commented about the location and the surrounding area. Commissioner Oleson made some comments and said she had some problems with the chain link fence in the front. Pat Morrison said adequate landscaping was being provided and asked for an approval of the PCD. Comments were made by various individuals, including Commissioner Walker and Jim Lawson. Commissioner Walker said that landscaping was needed for temporary display area in front of the fence. Pat Morrison added some comments and concluded by saying that he was willing to work with the staff on all the issues and the site plan. A motion was then made to recommend approval of the PCD as amended with the fence maintaining the same set back as a building; exterior lighting directed inward and downward; landscaping be provided as shown on the site plan; a foot note on the site plan excluding the billboard from the approved plan; temporary display be allowed outside of the fence; the location of the sign will be negotiated; and the PCD will be for all "C-3" uses and the boat sales and display. The vote was 5 ayes, 1 nay, 4 absent and 1 abstention (Kathleen Oleson). The motion failed to received 6 votes and the item was automatically deferred to the August 14, 1990 meeting. (Some comments were made after the vote) 4 August 14, 1990 Item No. B Z -4973-A (.Continued --- _._ _ _W..... PLANNING COMMISSION ACTION: (August 14, 1990) The applicant, Pat Morrison, was present. There were no objectors. Mr. Morrison spoke and said that he had worked with the Staff and agreed with the revised site plan, which increased the amount of landscaping and established a new sign location. Mr. Morrison then indicated that the new plan had addressed a majority of the issues raised by the Planning Commission at the last meeting. Bob Brown, Plans Specialist for the City, said that the revised site plan answered the landscaping questions that were discussed at the previous meeting. Commissioner Kathleen Oleson said that she was still concerned with the fence and asked whether it could be removed if Red River Marine leaves the location. The applicant responded by saying the fence would be removed when Red River Marine vacates the site. A motion was made to recommend approval of the PCD as amended subject to the following conditions: 1) Fence maintaining the same setback as the existing building; 2) Exterior lighting directed inward and downward; 3) Landscaping of the site as shown on the revised site plan; 4) Allowing temporary display of merchandise outside the fence; 5) Location of the proposed sign as identified on the revised site plan; 6) Hours of operation being from 8:00 a.m. to 10:00 p.m.; 7) Site being used for showroom and sales facility only, and no maintenance of boats or related equipment; 8) All 11C-3" uses and boat sales and display; 9) A note on the site plan excluding the existing billboard from the approved plan; and 10) Removal of the chain link fence when Red River Marine vacates the property at 3021 Cantrell Road. The motion was approved a vote of 9 ayes, 0 nays, and 2 absent. 5