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HomeMy WebLinkAboutZ-6452 Staff AnalysisFebruary 5, 1998 ITEM NO.: 30 NAME• LOCATION: OWNER/APPLICANT• PROPOSAL• ORDINANCE DESIGN STANDARDS: 1. Site Location: FILE NO.: Z-6452 Darby - Conditional Use Permit 1520 South Garfield Street William Darby Company/ William Darby A conditional use permit is requested to allow for development of an office, showroom/warehouse on this 0-3 zoned property. This site is located at the southern end of the South University Business Park, in the 1500 Block of South Garfield Street. 2. Compatibility with Nei hborhood: This property is part of a 12.95 acre tract which was zoned 0-3 in 1988. Properties to the north are zoned 0-3 and are, for the most part, still undeveloped. A wholesale florist operates an office, showroom/warehouse just to the north east, across Garfield. Some undeveloped OS property and a single family lot are adjacent to the west. Single family homes are adjacent to the south. A 40 foot wide buffer separates development of this site from the single family properties to the south and west. The properties to the east front onto University Avenue and are zoned C-3. With attention to properly screening the site, this development should be compatible with the Neighborhood. The Point O'Woods, Oak Forest and Broadmoor Neighborhood Associations were notified of the public hearing. 3. On -Site Drives and Parking: 23 on-site parking spaces are proposed with two access points off of Garfield Street. 23 spaces meets or exceeds the number required for an office, showroom/warehouse, depending on the percentage of the building which is used as warehouse space. A single loading dock is proposed on the south side of the building. February 5, 1998 SUBDIVISION ITEM NO.: 30 (Cont.) FILE NO.: Z-6452 4. Screening and Buffers: Areas set aside for buffers and landscaping meet with ordinance requirements. A 6 foot high opaque screen is required along the southern perimeter of the site. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. A 6 foot wood fence is proposed on the perimeters adjacent to residential properties. If dumpster is to be used, it should be shown on the site plan and have an 8 foot high screen on three sides. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 5. Public Works Comments: 1. Construct a 5' wide sidewalk on frontage at back of right-of-way. 2. Obtain barricade and street cut permits prior to construction within right-of-way. 3. All driveways shall be concrete aprons per City Ordinance. 4. Driveways shall conform to Sec. 31-210 or Ordinance 16,577. The northern driveway off Garfield must be 25 feet from property line, or request a waiver. 5. Stormwater detention ordinance applies to this property. 6. Prepare letter for street lights as required by Sec. 31-403. 6. Utility and Fire De artment Comments: Water: The Fire Department needs to evaluate this project to determine whether additional public and/or private fire hydrants are needed. Contact Water Works regarding meter sizes and locations. Wastewater: Sewer available, not adversely affected. Fire Department: Show location of fire hydrants. Southwestern Bell: Approved as submitted. F, February 5, 1998 SUBDIVISION ITEM NO.: 30 (Cont.) FILE NO.: Z-6452 CATA: Bus routes located on University Avenue and 12th Street. 7. Staff Analysis: The proposal before the Planning Commission is a conditional use permit to allow for the construction of a 9,000 square foot office, showroom/warehouse on this 0-3 zoned, 1.35 acre tract. The property is comprised of 3 lots of the South University Business Park Addition. The Ordinance defines an office, showroom/warehouse as a facility for mixed use with the following characteristics: (1) A showroom for display of product line which does not include items for user purchase, except within C-3 general commercial district. (2) A storage or warehouse facility which occupies not more than sixty (60) percent of the gross floor area of the structure(s). (3) The principal office of the business; (4) Sales to contractors or other businesses installing or delivering to consumer and user. The proposed building is one-story in height, below the 45 foot height allowance in the 0-3 district. The building exceeds the required setbacks. The proposed development, including parking lot and driveways, is kept out of the 40 foot buffer on the south and west perimeter. This buffer was required at the time the property was replatted, after having been rezoned to 0-3. This buffer is to be used for landscaping purposes only and no object other than a fence as may be required by the City or landscaping shall be placed within the area of the buffer. Staff believes the proposed office, showroom/warehouse is an appropriate use of the property. The building is one story in height and if the developer is sensitive to the nearby residential properties, the use should be compatible with development in the area. 3 February 5, 1998 SUBDIVISION ITEM NO.: 30 (Cont.) 8. Staff Recommendation: FILE NO.: Z-6452 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. Compliance with utility and Fire Department comments 4. Signage is to conform to Office District Standards 5. There is to be no outside intercom or paging system. 6. The 40 foot buffer is to be used for landscaping purposes only and no object other than a fence as may be required by the City or landscaping shall be placed within the area of the Buffer. 7. All site lighting is to be low-level and directional, aimed away from adjacent residential properties. 8. A 6 foot wood fence is to be erected on the perimeter of the site adjacent to residential properties (as proposed by the applicant). 9. Due to the relationship to nearby residential properties, dumpster pick-up is to be limited to daylight hours. SUBDIVISION COMMITTEE COMMENT: (JANUARY 15, 1998) Pat McGetrick was present representing the application. Staff presented the item. After a brief discussion of the issue. Mr. McGetrick was advised to submit any revisions to staff within one week. The Committee then forwarded the item to the full Commission for final resolution. PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998) William Darby and Pat McGetrick were present representing the item. One objector, Gail Fells, was present but left before the item was brought up. One letter of objection had been received and forwarded to the commissioners. Staff presented the item and informed the Commission that a revised site plan had been submitted which addressed staff's concerns. Staff offered a recommendation of approval subject to compliance with these conditions noted in the staff recommendation. 4 February 5, 1998 SUBDIVISION ITEM NO.: 30 (Cont.) FILE NO.: Z-6452 Commissioner Hawn asked staff about an accusation in the letter that the rezoning of this property was done "in secret." Dana Carney responded by briefly giving the history of the 1988 rezoning of the 12+ acre office tract. He stated that there was some controversy about the rezoning and that it certainly was not done "in secret." Commissioner Adcock asked if the dumpster could be moved further away from the residences. After a brief discussion, Mr. Darby agreed to move the dumpster to the east end of the site, closer to the commercial development along University Avenue. A motion was made to approve the conditional use permit subject to compliance with the conditions noted in the staff recommendation and the dumpster being relocated to the east end of the site. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. 5