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HomeMy WebLinkAboutZ-6748-A Staff AnalysisSeptember 30, 1999 ITEM NO.: 16.1 NAME: LOCATION: OWNER/APPLICANT: FILE NO: Z -6748-A McCormack - Conditional Use Permit 12001 Kanis Road, southwest corner of Kanis and Bowman Roads Direct Jewelry Wholesale/Merlin Seamon Associates PROPOSAL: To obtain a conditional use permit to construct a laundry/dry-clean drop-off business with a small separate office in the same building at 12001 Kanis Road on property currently Zoned R-2, Single Family Residential. There is an accompanying item on this agenda, Item 16, to change the zoning to C-1. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This site is located at the southwest corner of the intersection of Kanis and Bowman Roads. 2. COMPATIBILITY WITH NEIGHBORHOOD: This site is currently Zoned R-2, Single Family Residential, but there is an accompanying action on this agenda, item 16, to rezone the property to C-1, Neighborhood Commercial. The property to the north across Kanis is Zoned C-3, and contains a nursery. To the east across Bowman the zoning is R-2, but contains a non- conforming liquor store. A mini -storage exists to the west on property zoned C-3. To the south the adjacent zoning is R-2, with PDC, Planned Development Commercial, just to the south of that. Staff believes the proposed use would be compatible with the surrounding area. The Gibralter/Point West/Timber Ridge Neighborhood Association was notified of the Public Hearing. September 30, 1999 SUBDIVISION ITEM NO.: 16.1 (Cont.) 3. ON SITE DRIVES AND PARKING: FILE NO: Z -6748-A The proposal includes one driveway from both Kanis and Bowman. A variance is required for driveway spacing caused by the small size of the lot. Parking is based on 1 space per 300 square feet of gross floor area for commercial, and 1 per 400 sq. ft. for office. At this site that would result in 8 and 3 spaces respectively, or 11 spaces total, including 1 handicapped accessible space. The drive through service would require a minimum of 3 spaces. Parking requirements would be met as proposed. 4. SCREENING AND BUFFERS: The revised proposed site plan meets ordinance requirements. 5. PUBLIC WORKS COMMENTS: 1. Kanis Road and Bowman Road are listed on the Master Street Plan as a minor arterial. A dedication of right- of-way to 45 feet from centerline is required. (Additional 10 feet of right-of-way on Kanis Road is required for turn lane.) 2. A 20 feet radial dedication of right-of-way is required at the corner of Kanis and Bowman. 3. 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. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. A Sketch Grading and Drainage Plan per Sec. 29-186(e) is required. 6. Driveway on Kanis Road must be right in and right out only. Construct island and 2 feet wide median to prevent left turns. 7. Driveway on Bowman Road is too close to property line. Relocate 25 feet from property line. 2 September 30, 1999 SUBDIVISION ITEM NO.: 16.1 (Cont.) FILE NO: Z -6748-A 6. UTILITY AND FIRE DEPT. COMMENTS: Water: Contact the Water Works if additional water service is needed. Wastewater: Sewer available, not adversely affected. Southwestern Bell: No comments received. ARKLA: Approved as submitted. Entergy: No comments received. Fire Department: Approved as submitted. CATA: No Comments received. 7. STAFF ANALYSIS: The applicant is requesting a conditional use permit to construct a 2,500 square foot laundry/dry-clean drop-off business with a 1,356 square foot separate office in the same building on the southwest corner of Kanis and Bowman. The property is currently Zoned R-2, Single Family Residential, but on this same agenda is a request to rezone it to C-1, which would allow for this use under a conditional use permit. Access would be provided by single driveways from both Kanis and Bowman Roads. The parking proposed meets ordinance requirement. One of the setbacks proposed, however, does not meet standards and would require a variance. The applicant is asking for a 52 foot front setback, and a 8 foot rear setback versus 25 feet required in both cases. The extra space in the front would accommodate the parking area. However, this is a corner lot and so if an exterior side yard of 25 feet is provided, then the rear can be reduced to 8 feet. The side yard adjacent to Kanis is only 15 feet due to the dedication of additional right-of-way for a turn lane on Kanis. The side setback to the south is 10 feet versus the required 8 foot minimum. This is the side adjacent to residential zoning. 3 September 30, 1999 SUBDIVISION ITEM NO.: 16.1 (Cont.) FILE NO: Z -6748-A While this site layout would be a rather tight fit, Staff believes it is a reasonable use of this property, and acknowledges that the applicant has worked closely with Staff to make it work within ordinance requirements. 8. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: a. Comply with the City's Landscape and Buffer Ordinances. b. Comply with Public Works Comments. Staff also recommends approval of the variances for driveway spacing and reduced setback on the north side of the property. The applicant has requested a 5 year deferral for street improvements. Public Works recommends an in -lieu contribution for half of the applicant's cost of current street improvements and supports deferral of the remaining street improvement cost. They would also support an in -lieu payment of 15% of the total development cost now. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 9, 1999) Merlin Seamon and Mr. McCormack were present representing the application. Staff gave a brief description of the proposal. Public Works reviewed their comments and clarified for the applicant what was required and why, plus explained the various options for meeting the obligations. The applicant provided the following additional information: the construction style would be Dryvit and glass exterior finishing with a peaked standing seam roof, and they would meet C-1 sign standards. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. 4 September 30, 1999 SUBDIVISION ITEM NO.: 16.1 (Cont.) FILE NO: Z -6748-A PLANNING COMMISSION ACTION: (SEPTEMBER 30, 1999) Merlin Seamon was present representing the application. There were no registered objectors present. Staff presented the item with a recommendation for approval subject to compliance with the conditions listed under "Staff Recommendation." The item was placed on the Consent Agenda and approved as recommended by Staff. The vote was 11 ayes, 0 nays, and 0 absent. 5