HomeMy WebLinkAboutZ-5485-A Staff AnalysisFebruary 5, 1998
ITEM NO.: 23
NAME•
LOCATION•
OWNER/APPLICANT;
PROPOSAL•
ORDINANCE DESIGN STANDARDS:
1. Site Location:
FILE NO.: Z -5485-A
Doyle Springs Mini -Storage
Conditional Use Permit
8801 Doyle Springs Road
Ray Bell/Mark Buerkle
A conditional use permit is
requested to allow for the
phased expansion of the
existing mini -warehouse
facility located on this C-3
zoned property.
The site is located on the east side of Doyle Springs
Road, one block north of Baseline Road.
2. compatibility with Neighborhood:
This mini -warehouse development was in existence at the
time this property was annexed to the City in 1985.
Although much of the surrounding area is zoned R-2,
there are many other nonconforming uses near the site
including a church, a convenience store and a drive-in
restaurant. The proposed expansion does not involve
any other property beyond that already occupied by the
mini -warehouse development. There will be some upgrade
in landscaping and screening required as a result of
this conditional use permit which will benefit adjacent
properties. Allowing the expansion should not affect
the development's compatibility with the neighborhood.
The Upper Baseline Neighborhood Association was
notified of the public hearing.
3. On -Site Drives and Parking:
The site currently has a single access point to the
mini -warehouse development off of Doyle Springs Road.
The area around the three existing buildings is already
paved. The applicant is proposing to improve the
driveway to Doyle Springs Road and to provide paving
around the expanded mini -warehouse buildings. Very
little parking is required for this use, only enough
for the site manager and a couple of customers. It is
February 5, 1998
SUBDIVISION
ITEM NO.: 23 (Cont.)
assumed that most customers
of their storage unit while
proposed site plan provides
through each phase.
4. Screening and Buffers:
FILE NO.: Z -5485-A
will park directly in front
they are on the site. The
for adequate parking
The proposed width of the street buffer meets with the
ordinance requirement. The proposed buffers along the
northern and southern perimeters do not meet the full
ordinance requirement of 10 feet. Considering the
commercial use of the residential zoned property to the
south the normal buffer requirement may not be
considered needful. Because of the residential use to
the north, it is recommended that a 6 foot high opaque
screen be provided within the northern landscape strip.
This could be a wooden fence or dense evergreen
plantings.
A landscaping upgrade of the site will be required
equal to the percentage of expansion.
5. Public Works Comments:
1. Dedicate right-of-way to 30 feet from centerline.
2. Doyle Springs Road is 27 feet wide, commercial
standards require 36 feet wide. Construct half
street improvements, including a 5 foot wide
sidewalk.
3. Grading permit will be required on this new
development, if it disturbs more than one acre.
4. Stormwater detention ordinance applies to this
property.
5. All driveways shall be concrete aprons per City
Ordinance.
Public Works will support a deferral of the sidewalk
north of the driveway until the property to the north
develops. Public works also will support a deferral of
half street improvements and right-of-way dedication
until Master Street Plan is amended. The applicant is
requesting a waiver of required street improvements.
6. Utility and Fire Department Comments:
Water: LRFD needs to evaluate this site to determine
on-site and/or additional fire hydrants are
required.
Wastewater: Sewer available, not adversely affected.
Fire Department: Show location of fire hydrants.
K
February 5, 1998
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: Z -5485-A
Southwestern Bell: Approved as submitted.
LATA: Bus route extends down Baseline Road, 1/2 block
to the south.
7. Staff Analysis:
The C-3 zoned property is now occupied by a three
building mini -warehouse development. The use was in
existence at the time the site was annexed into the
City in 1985. At that time, the property was zoned R-2
and the mini -warehouse development rendered
nonconforming. In 1991, the property was zoned C-3,
which allows mini -warehouses only as a conditional use.
Since no conditional use permit has been issued, up to
this point, the use is still nonconforming. The
applicant has now filed a conditional use permit
application which will accomplish two goals; the first
will bring the existing mini -warehouse development into
conformance and the second will allow for the phased
expansion of the development.
The applicant proposes a three phased development
whereby an addition will be added onto each of the
three existing buildings. No specific time frame for
the phases has been proposed. An existing one story
frame office building will be removed and the office
located in a portion of the Phase III expansion at that
time.
The site also contains a single family residence which
is unrelated to the mini -warehouse business. It is the
applicant's desire to continue renting out this
residence until Phase II occurs, at which time the
structure will be removed.
The hours of operation are from 8:00 p.m. to 5:00 p.m.,
7 days a week. There will be an upgrade in
landscaping, buffers and screening. Any new site
lighting will be low-level and directional, aimed away
from adjacent residences. The existing sign is located
in the right-of-way and must be relocated. No
additional signage is requested.
Staff believe the proposed expansion of this existing
mini -warehouse development is a reasonable use of the
property which should continue to be compatible with
development in the area.
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February 5, 1998
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: Z -5485-A
8. Staff Recommendation:
Staff recommends approval of the requested conditional
use permit subject to compliance with the following
conditions:
1. Compliance with the Public Works Comments
2. Compliance with the City's Landscape and Buffer
Ordinances
3. The existing ground -mounted sign is to be moved
back to a point 5 feet behind the new property
line.
4. Any new site lighting is to be low-level and
directional, aimed away from adjacent residences.
Staff also recommends approval of a deferral of the sidewalk
construction north of the driveway until the property north
develops and a deferral of one-half street improvements and
right-of-way dedication for Doyle Springs Road until the
Master Street Plan is amended.
SUBDIVISION COMMITTEE COMMENT: (JANUARY 15, 1998)
The applicant was present. Staff presented the item. There
was a brief discussion of Public Works and landscaping
issues. The applicant was questioned about customer parking
and the office for the development. He was advised to
address those issues and to provide a revised site plan to
staff by January 22, 1998.
There being no other issues, the Committee forwarded the
issue to the full Commission for final resolution.
STAFF UPDATE:
A revised site plan was submitted showing a small office
area and three customer parking spaces at the end of the
Phase III building expansion which has been reduced slightly
in size. A 6 foot tall opaque screen is shown on the
northern perimeter to be constructed with Phase II. The
sign has been relocated on the new plan to a point out of
the right-of-way.
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February 5, 1998
SUBDIVISION
ITEM NO.: 23 (Cont.) FILE NO.: Z -5485-A
PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998)
The applicant was present. There were no objectors present.
Staff informed the Commission that a revised site plan had
been submitted which addressed staff's concerns.
Staff recommended approval subject to compliance with the
conditions noted in the staff recommendation. Staff also
recommended approval of a deferral of the sidewalk
construction north of the driveway until the property north
develops and a deferral of the one-half street improvements
and right-of-way dedication for Doyle Springs Road until the
Master Street Plan is amended.
The conditional use permit and sidewalk, one-half street
improvements and right-of-way dedication deferrals were
placed on the Consent Agenda and approved as recommended by
staff. The vote was 11 ayes, 0 noes and 0 absent.
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