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HomeMy WebLinkAboutZ-6031-A Staff AnalysisSeptember 19; 1995 ITEM NO.: 8 FILE NO.: Z -6031--A NAME: LOCATION• OWNER APPLICANT: PROPOSAL: ORDINANCE DESITANDARD : 1. Site Location: Portoni - Conditional Use Permit 6701 Shaner Circle Martha Portoni A conditional use permit is requested to allow for the addition of a wholesale plant nursery and greenhouse business to this 1.5± acre site. The property currently is zoned R-2 however, an AF rezoning application is Item No. 17 on this agenda (Z-6031). The property is located outside of the city limits but within the City's planning and zoning jurisdiction. Shaner Circle extends north of Raines Road which is west of Crystal Valley Road. 2. Compatibility with Neighborhood: The surrounding area is rural in nature. The small subdivision fronting on Shaner Circle consists of an eclectic mixture of single family homes ranging from single - wide mobile homes to double -wide manufactured homes and large brick houses. Each homesite appears to exceed one acre. The subject site currently contains a one story, frame residential structure and will continue to be the applicant's home. The addition of two greenhouse structures for the raising of bedding plants will be the only improvement to accommodate the proposed business. This small nursery business, with no outside storage or display of materials and merchandise appears to be compatible with the neighborhood. 3. On -Site Drives and Parking: The applicant originally proposed to construct a paved parking lot to accommodate a second phase which involved retail sales from the site. She has since eliminated retail sales from the request and will not build the parking lot. The applicant proposes to use only the existing driveway which currently accesses the site. The applicant will be September 19; 1995 B.UBDIVISION ITEM N 8 nt. FILE NO.: Z -6031-A making deliveries, thereby eliminating the need for shipping and delivery vehicles. 4. _�3qreeninqand Buffers: The landscaping and screening requirements were tied to the proposed new parking lot which has been dropped from the plan. No additional screening or landscaping is required for the two proposed greenhouse structures. 5. Ci EncTineer' P, Comm nts: Traffic recommends denial due to the impact on the 12 foot, chipseal residential street that provides access. Any expansion beyond the addition of the two greenhouse structures will generate concerns regarding street and drainage improvements. Pave the driveway approximately 50 feet or so from the street to keep gravel from being tracked onto the street. 6. —Utility Comments: No comments 7. Otaff Analysis: The applicant is requesting a conditional use permit to allow for the addition of a plant nursery business to this site. The property is currently zoned R-2 however, an AF rezoning application is Item No. 17 on this agenda. The conditional use permit is contingent upon the property being rezoned AF. The applicant originally submitted a two-phase plan in which phase I was strictly wholesale and phase II added retail sales and a paved parking lot. Phase II has since been dropped from the request. The applicant is requesting approval only for a small, wholesale plant nursery utilizing two greenhouse str-uctures which are proposed to be constructed behind the applicant's home. Bedding plants will be raised in the greenhouses until they are large enough to be sold to retail dealers. No outside display or storage of materials or merchandise is proposed other than a small area for storage of soil and compost materials. The applicant's property contains a large number of trees and shrubs. The proposed greenhouse structures are located well away from all property lines. 2 September 19, 1995 SUB )IVISIOI�+ ITEM NO.: 8(Cont.)FILE NO.: Z -6031 - Staff -5 1 - Staff believes the addition of this small nursery business to this site is a reasonable use and is supportive of the request. 8. Staff Recommendation: Staff recommends approval of the application for a wholesale only plant nursery subject to compliance with the City Engineer's Comment to pave the driveway to a point approximately 50 feet from the street. SUBDIVISION COMMITTEE COMMEI+TT: (AUGUST 31, 1995) The applicant, Martha Portoni, was present. Staff presented the item and noted the City Engineer Comments outlined above. Ms. Portoni explained that the proposed business was the propogation of perennials and herbs from seeds and cuttings in the greenhouses until they are large enough for sale in small bedding size containers. She confirmed that she was requesting approval for the wholesale nursery only and that there would be no retail sales from the site. Ms. Portoni stated that the parking lot would not be constructed since it was tied to possible retail sales on the site. A discussion then followed concerning Shaner Circle itself. David Scherer, of the City Engineer's Office, stated that any expansion beyond the addition of the two greenhouse structures would generate concerns regarding street and drainage issues. The Committee determined that there were no other issues and forwarded the item to the full Commission. PLANNING COMMISSION ACTION: (SEPTEMBER 19, 1995) This item and Item No. 17 (Z-6031) were discussed concurrently. The applicant, Martha Portoni, was present. There were two objectors present. Two letters of opposition had been presented to Commission members. Staff presented both Item No. 8 (Conditional Use Permit, Z -6031-A) and Item No. 17 (AF rezoning, Z-6031) together with a recommendation of approval in both cases. Martha Portoni addressed the Commission and briefly described the material to be used in the construction of the greenhouses. In response to a question from Chairman Walker, Mrs. Portoni stated that the business would employ herself, her husband and one other person. 3 September 19, 1995 PRO- �r7ii,�RKiUI1 ITEM NQ.: 8 Cent.) FIVE NQ.: Z -603.1-A Walter Clements, of 6310 Shaner Circle, addressed the Commission in opposition to the items. He stated that he was concerned about commercial development in the area. During a discussion of deliveries to and from the site, Mrs. Portoni stated that there would be no delivery trucks and that she would be making any deliveries herself. Sandy McCowen, of 6410 Shaner Circle, addressed the Commission in opposition to the items. She stated that the Portonis are bringing in bags of leafs at night. Ms. McCowen also stated that there was an old mobile home on the property, behind the Portonis' house. Mrs. Portoni responded that the business was not much above the level of a hobby. She stated that the business would be quiet and that there would be no more than one vehicle at a time coming and going from the property. Mrs. Portoni stated that she would remove the mobile home from the property. A motion was made to approve the AF rezoning. The motion was approved by a vote of 7 ayes, 1 noe, 2 absent and 1 open position. Commissioner Chachere asked about access to the site from the rear. Dana Carney, of the Planning Staff, responded that the Commission could restrict access from the rear if it chose to but that staff saw no reason to do so. Mr. Clements and Ms. McCowen asked about possible run-off of water and chemicals from the site. Mr. Carney pointed out that the use was totally enclosed and that there would be no outside storage or display of plants. He noted that the City's stormwater detention ordinance was not applicable in this case. A motion was made to approve the conditional use permit subject to removal of the mobile home from the property and compliance with the City Engineer's Comment to pave the driveway to a point approximately 50 feet from the street. The motion was approved by a vote of 7 ayes, 1 noe, 2 absent and 1 open position. 4