HomeMy WebLinkAboutZ-6458 Staff AnalysisFebruary. 19 , - 19 9 8
ITEM NO.: 4 FILE NO.: Z-6458
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Ken Lightfoot
Rollin Caristianos
1701 S. University Avenue
Rezone from C-3 to C-4
Automobile sales lot
.29 acres
Vacant lot
SURROUNDING LAND USE AND ZONING
North - Vacant lots, zoned C-3
South - Restaurant, zoned C-3
East - Single Family and vacant lots, zoned R-2
West - various commercial uses, zoned C-3
PUBLIC WORKS COMMENTS
1. Applicant states that the structure was existing during
the time the initial and current FIRM maps were
developed, and would not result in any increase in base
flood elevations (provided the dimensions of the
original floodplain footprint are not increased). The
applicant must provide evidence to substantiate the
existence of the structure during the Corps work (i.e.,
letter of confirmation from the Corps of Engineers). A
permit can then be issued for improvements within the
original floodplain footprint of the structure. No
extensions or additions are allowed without further
engineering analysis.
2. The structure's lowest reference floor elevation will be
required to be built at least one foot above the base
flood elevation, on a foundation designed to withstand
the hydraulic forces anticipated within this floodplain
zone. Cantilever construction or on pilings is
prohibited.
3. The applicant will need to request a waiver to have
parking in the floodway area.
4. University Avenue is listed on the Master Street Plan as
a principal arterial, dedication of right-of-way 55 feet
from centerline will be required.
5. Dedicate 10 feet of right-of-way from the centerline of
the alley.
6. One-half street improvements are required with any
planned development or provide 15 percent in -lieu
February 19, .1998
ITEM NO.: 4 Cont. FILE NO.: Z-6458
contribution.
7. Combine the two entrances into one with construction to
be in compliance with City Ordinance.
8. Approximately 75 percent of property is in the floodway.
A grading permit and development permit for special
flood hazard area are required prior to construction.
9. Repair of curb and gutter and/or sidewalk damaged during
or prior to construction with construction.
10. Appropriate handicap ramps will be required per current
ADA standards.
11. All driveways shall be concrete aprons per City
Ordinance.
12. University Avenue has a 1995 average daily traff is count
of 36,000 vehicles.
13. Any construction within proposed or existing right-of-
way shall comply with barricade, excavation and street
cut ordinance. Permits to be obtained from Public
Works, Traffic Engineering.
PUBLIC TRANSPORTATION ELEMENT
The site is located on a LATA Bus Route.
LAND USE ELEMENT
The site, located in the I-630 District, is shown as
Commercial and Park/Open Space on the Land Use Plan. Due to
the existing creek and floodway staff recommends maintaining
Park/Open Space on the Plan.
STAFF ANALYSIS
The request before the Commission is to rezone this .29 acre
tract from C-3 General Commercial to C-4 Open Display
District. The site was formerly occupied by a bar/lounge.
The building was removed several years ago and all that
remains is an asphalt parking lot and remnants of the
building's footing. The applicant proposes to place a new
building on the site and to operate a vehicle sales lot.
The property is located on the east side of University
Avenue, between University and Coleman Creek. All of the
properties fronting onto University Avenue, between West
12th Street and West 20th Street are zoned C-3. This
narrow, 8 block long strip of C-3 zoned properties contains
a variety of uses including medical clinics, convenience
stores, restaurants, retail sales outlets and auto related
uses such as a tire store, a windshield installation
business, a car wash and a stereo installation business.
Single Family homes are located across the creek, to the
east.
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February 19,,1998
ITEM NO.: 4 Cont. FILE NO.: Z-6458
Staff does have concerns about the proposed C-4 zoning.
Traditionally, C-4 uses have been relegated to that portion
of University Avenue south of Asher Avenue. Commercial
properties along University Avenue north of Asher Avenue are
for the most part zoned C-3. One property at the southeast
corner of 12th and University and four properties between
Broadmoor and Asher are zoned C-4. Introducing C-4 Open
Display zoning in this area establishes a precedent that
staff is unwilling to support. Additionally, staff does not
support this C-4 zoning directly adjacent to single family.
There is no depth to the property to allow for even a
minimum 50 foot buffer.
The City's Floodplain Administrator has indicated that
approximately 75 percent of the property is in the floodway.
The only part out of the floodway is a narrow frontage strip
adjacent to University Avenue. A right-of-way dedication of
10 feet is required for University Avenue to conform to
Master Street Plan standards. No open display of any kind
whatsoever is allowed in the first 20 feet of the required
front yard setback. The right-of-way dedication combined
with the setback requirement has the effect of pushing the
vehicle display area farther back into the floodway. The
floodplain administrator has stated that although it may be
possible to rebuild a structure on the footprint of the
previous building, parking of vehicles is prohibited in the
floodway area without a waiver from the Board of Adjustment.
The I-630 District Land Use Plan reflects the influence of
the floodway by recommending Park/Open Space for the bulk of
this site. Staff recommends maintaining this land use
designation.
STAFF RECOMMENDATION
Staff recommends denial of the requested C-4 zoning.
PLANNING COMMISSION ACTION: (FEBRUARY 19, 1998)
The applicant was not present. There were no objectors
present. Staff informed the Commission that the applicant
had telephoned approximately one house prior to the meeting
to request that the item be withdrawn.
A motion was made to withdraw the item. The motion was
approved by a vote of 11 ayes, 0 noes and 0 absent.
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