HomeMy WebLinkAboutZ-5234 Staff AnalysisOctober 31, 1989
SUBDIVISIONS
I tem No. 4
Name:. Coleman's Auto Pro Conditional
Use Permit (Z-5234)
Location: The northwest corner of 28th
- and Arch Streets (2801 Arch
Street).
Owner/-App-Iicant: Glen Coleman
Pr,oposa I
To construct a 980 square foot expansion (two additional
service bays) to an existing 901 square foot automobile
repair garage (nonconforming use) on 0.34 +/- acres of land
that is zoned "C-3".
ORDINANCE DESIGN STANDARDS:
1. Site Location
Adjacent to a principal arterial (Arch Street) and a
residential street (28th Street).
2. Com_pati,bi, I_ity_wij.h.Neighborhood
The site is abutted by commercial uses located to the
north and west and single family uses to the south
(side yard relationship) and the east (rear yard
relationship). The use is an existing nonconforming
automobile repair garage with adjacent commercial uses.
The proposed expansion, properly screened and
maintained, has the potential to be compatible with the
surrounding area.
3. On -Site Drives and Parking
-......................_.., ..__
The site contains access from Arch Street as well as
28th Street and a paved area sufficient to accommodate
four cars. The proposal calls for two additional
service bays and an expansion of the paved area that
will be large enough to accommodate three cars.
4. Screening and _Bu,f.fers.
The applicant is proposing to use existing trees and
shrubs as landscaping.
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October 31, 1989
SUBDIVISIONS
Item No. 4 IaContinued}
5. Analysis
The site contains a nonconforming use (automobile
repair garage) as well as a nonconforming building
(9.5 feet setback from 28th Street instead of the
required 25 feet). The site lies in an older area that
contains a commercial and residential mix. The staff
feels, however, that with proper screening the proposed
expansion could be compatible with the surrounding area
(see Note #2). The proposed expansion of the building
is not an increase in the existing building's
nonconformity and, therefore, will require no variance.
The ordinance calls for 12 parking spaces and the
proposal contains a total of about nine spaces
(including the three service bays). There is, however,
significant room to the east of the building for car
storage provided it is properly screened. In addition,
the applicant will need to construct a screening fence
on the south line of the property eastward to the point
where the east building line would intersect with the
south property line. Finally, the applicant needs to
meet landscape requirements and submit a revised site
plan that includes corrections (see City Engineering
Comments), screening fences (including car storage
area) and landscaped areas.
6. City Engineer Comments
........... .....................
(1) Arch Street is a principal arterial requiring
110 feet of right-of-way and a 66 foot pavement
width. A request for a waiver of right-of-way
dedication is supported but the applicant will be
required to construct new curb, gutter and
sidewalks on Arch and 28th Streets as a condition
of his building permit.
(2) The site plan submitted has numerous apparent
dimensional errors.
7. Staff Recommendation
Approval, provided the applicant agrees to: (1) Comply
with City Engineering Comments Nos. 1 and 2; (2) meet
City landscape requirements; and (3) submit a revised
site plan as outlined in the Analysis section.
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October 31, 1989
SUBDIVISIONS
Item No. 4 Continued
- ..--...-.t.....- ....). _._ _ .._ .... ..
SUBDIVISION COMMITTEE REVIEW:
The applicant was present. A general discussion ensued over
the accuracy of the survey/site plan. The staff told the
applicant that they would meet with him to work on the site
plan and the City Engineering requirements. The applicant
agreed to comply. In addition, the staff explained that the
applicant would be required to construct a screen fence and
curb and gutter in the rear yard area should he choose to
use it in the future. The applicant agreed to comply.
PLANNING COMMISSION ACTION:
The applicant was present. There were no objectors. The
Commission voted 9 ayes, 0 noes, 1 absent and 1 open
position to approve the application as recommended by the
staff, reviewed by the Subdivision Committee and agreed to
by the applicant.
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