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HomeMy WebLinkAboutZ-6683 Staff AnalysisJune 10, 1999 ITEM NO.: 3 Owner: Applicant: Location: FILE NO.: Z-6683 Jon Paul Nichol Vanessa and Byron New 17415 Lawson Road Request: Rezone a portion of this site to C-1 and approve a conditional use permit for furniture repair. Purpose: To build new furniture repair business on the site. Size: Total: 2.08 acres; proposed for C-1: 1.0± acres Existing Use: Single wide mobile home on rear portion of tract SURROUNDING LAND USE AND ZONING North - Single Family, manufactured home; zoned R-2 South - Undeveloped, wooded; zoned R-2 East - Undeveloped; zoned R-2 and various commercial; zoned C-1 West - Single Family on large tracts; zoned R-2 PUBLIC WORKS COMMENTS 1. Lawson Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention ordinance applies to this property. PUBLIC TRANSPORTATION ELEMENT The site is not served by CATA. June 10, 1999 ITEM NO.: 3 (Cont.) PUBLIC NOTIFICATION FILE NO.: Z-6683 There is no neighborhood association in this area outside of the city limits. All owners of property within 200 feet of the site were notified of the rezoning and conditional use permit requests. LAND USE PLAN ELEMENT The site is located in the Crystal Valley Planning District. At its April 29, 1999 meeting, the Planning Commission approved expanding the neighborhood commercial node at Lawson and Sullivan Roads westward to encompass the northern 1� of this site. The Board of Directors is scheduled to act on the plan amendment at its June 1, 1999 meeting. The Plan Amendment was a direct result of the applicant's request to rezone the north half of his property to C-1 for a proposed furniture repair business. The request conforms to the recently amended land use plan. STAFF ANALYSIS The requests before the Commission are to rezone the north 1± acre of this R-2 single family zoned 2.08± acre tract to C-1 Neighborhood Commercial and to approve a conditional use permit to allow for a furniture repair business to be located on the C-1 zoned portion. An older single wide manufactured home is located on the southern half of the tract. The manufactured home will be occupied by the applicant and this portion of the site will remain zoned R-2. The applicant proposes to construct a new, 40' X 80' building on the north half of the site. The property is located outside of the city limits but within the City's extraterritorial jurisdiction. The extraterritorial boundary is located 700-800 feet west of this site. The area is very rural in nature with the predominate land uses being single family homes on large tracts and large tracts of undeveloped property. A small commercial node is located just east of this site, at the intersection of Lawson and Sullivan Roads. Several small businesses are located at that intersection. The properties immediately adjacent to the east, west and south of the site are undeveloped. E June 10, 1999 ITEM NO.: 3 (Cont.) FILE NO.: Z-6683 On April 29, 1999, the Planning Commission recommended approval of an amendment to the Crystal Valley District Land Use Plan to expand the Neighborhood Commercial Node at Lawson and Sullivan Roads westward to encompass the north half of this property. The Board of Directors is scheduled to act on the plan amendment at its June 1, 1999 meeting. The Plan Amendment was initiated by the applicant to accommodate his C-1 rezoning request for a furniture repair business. C-1 is the appropriate zoning designation for the site based on the Neighborhood Commercial land use designation. The applicant proposes to construct a new 40' X 80' building on the site to house his furniture repair business which is currently located farther east on Lawson Road. Furniture repair is a conditional use in the C-1 district. The business will be located on the northern half of the property. The applicant will live in the manufactured home which is located on the south half of the site. A gravel driveway provides access to the site off of Lawson Road. The applicant will construct a small, paved parking lot off of this driveway to accommodate customers at the business. His business is not a high traffic generator and 4-5 parking spaces should be sufficient. This site would be permitted to have a ground -mounted sign which is 36 feet tall and 160 square feet in area, based on allowable signage in the commercial zones. Staff believes it would be appropriate to restrict signage to that allowed in office zones due to the rural, predominately residential nature of the area. Ground mounted signs in the office zones are limited to 6 feet in height and 64 square feet in area. Staff believes this sign limitation would help the proposed development be more compatible with the neighborhood. The applicant has indicated a desire to preserve as many trees as possible on the site. The specific location of the small parking lot may need to be moved to accommodate right- of-way dedication for Lawson Road and the applicant's desire to preserve trees. 3 June 10, 1999 ITEM NO.: 3 (Cont.) STAFF RECOMMENDATION FILE NO.: Z-6683 Staff recommends approval of the requested C-1 zoning. Staff recommends approval of the requested conditional use permit to allow furniture repair on the C-1 zoned portion of the site subject to compliance with the following conditions: 1. Compliance with Public Works Comments 2. Compliance with the City's Landscape and Buffer Ordinances 3. Construction of a 5 space parking lot 4. Signage is to be limited to that allowing in office zones. SUBDIVISION COMMITTEE COMMENT: (MAY 6, 1999) The applicant was not present. Staff presented the item and briefly described the proposal. There was no further discussion and the Committee forwarded the item to the full Commission. PLANNING COMMISSION ACTION: (JUNE 10, 1999) The applicant was present. There were no objectors present. Staff presented the item and recommended approval of the C-1 zoning and of the conditional use permit subject to compliance with the conditions outlined in the staff recommendation above. The applicant offered no additional comments. The rezoning and conditional use permit were placed on the Consent Agenda and approved as recommended by staff. The vote was 9 ayes, 0 noes and 2 absent. 4