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HomeMy WebLinkAboutZ-7949 Staff Analysisr �J' Vkl M NO.: 17. FILE NO.: Z-7949 66,�� -Y" NAME: Tree Frog -Sweet Dreams Short -form POD � 6.0 LOCATION: located at 8013 and 8025 Mabelvale Cut-off Planning Staff Comments: Y' 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and 2 „u6✓3 O proof of mailing. The cover letter indicates the uses are not transferable from the current owners. Will the shop building continue to be used after the owners no longer reside in the residences? Is the request to allow the existing residences to become an office uses if and when the current owners relocate? Variance/Waivers: Public Works Conditions: 1. Mabelvale Cut-off will be improved along this frontage by 2003 bond project. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: , <SWX'-) R T� Center -Point Energy: SBC: kz Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met if additional water service is needed. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. A Capital Investment Charge based on the size of the meter connection(s) will apply to new connections in addition to normal charges. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by ,the State of Arkansas and approved by CAW. The test results must be sent to CAW s Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Routes #17 and 17A — Mabelvale Downtown and Mabelvale UALR. Plannina Division: Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is required along the sites southern, eastern, and western perimeters of the site. 3. The plan submitted is to schematic for a complete review of the cities minimal landscape and buffer ordinance requirements. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, October 26, 2005. November 10, 2005 ITEM NO.: 17 FILE NO.: Z-7949 NAME: Tree Frog -Sweet Dreams Short -form PCD LOCATION: Located at 8013 and 8025 Mabelvale Cut-off DEVELOPER: Tree Frog -Sweet Dreams 8013 Mabelvale Cut-off Mabelvale, AR 72103 ENGINEER: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 1.5 acres URRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 2 R-2, Single-family Single-family residential PCD FT. NEW STREET: 0 LF Residential, Office, Hobby Shop, Office -Warehouse VARIAN CESNVAIVERS REQUESTED: A. PROPOSAL/REQUEST: This is an area of large -lot homes, which was developed primarily in the late 50's / early 60's, and annexed by the City in 1980. Two properties are proposed for the rezoning from R-2, Single-family to PCD by the applicant; the property located at 8013 and 8025 Mabelvale Cut-off. The total area encompassed by this application is approximately 1.5 acres. There are currently 2 houses, 2 garages, 2 storage buildings, and one open carport on these adjacent and contiguous properties. Both properties have paved driveways and parking areas for up to 4 vehicles at one, and up to 6 at the other. Additionally, both properties have extensive "permeable parking" areas in the rear, consisting of grass growing over crushed stone. November 10, 2005 SUBDIVISION ITEM NO.: 17 (Cont.)FILE NO.: Z-7949 The current owners of 8013 Mabelvale Cut-off have lived on this site for approximately 11 years, and no changes in current use, or construction, is being proposed. The residence is used as a residence and home-based business, with a one-person office. There are currently no visitors to the office. The 2400 square foot garage / shop building is used for storage and as a garage for repairs to the owner's automobiles. The owners are also involved in amateur sports car racing, and do some light fabrication and engine building, on occasion. The applicant has indicated only automobiles owned by the owners are worked on. The applicant has also indicated the additional small enclosed building is used as a "garden shed", for storage of lawn maintenance items. The current owners of 8025 Mabelvale Cut-off have lived on this site for approximately 5 years, and no changes in current use, or construction, is being proposed. The residence is used as a residence and home-based business, with a one-person office. . There are currently no visitors to the office. The 1200 square foot garage / shop building is used as a garage for repairs to the owners' automobiles. The owners are also involved in amateur drag racing, and do some light fabrication and engine building, on occasion. Additionally, the owners do minor automobile bodywork and painting. The applicant has indicated only automobiles owned by the current property owner are repaired. The applicant has indicated the additional small enclosed building is used as a "garden shed", for storage of lawn maintenance items. The applicant has indicated both properties currently exceed the maximum square footage allowable for accessory buildings. The applicant has also indicated the owners of 8013 will be changing residences around the end of this year, and wish to continue using the property as they have been, except for the residential component. The applicant has indicated the owners of 8025 are not planning any changes, at this time. The appl'icant's request is to have the houses approved for 0-1 uses, and the garages approved as office / warehouse. Additionally, the applicant's are requesting one specified C-4 use: that they be able to store non -running vehicles, outside, on the properties. The applicant has indicated in the normal course of the fabrication of racecars; one of the elements is; from time to time, "parts" cars are purchased from which to salvage usable pieces. The applicant has indicated a voluntarily limit would be no more than 4 cars per property, and all cars would be stored so as to not be visible from any public thoroughfare. All disassembly and major work would occur inside the garages, and no cars will ever be stored "up on blocks" or in a state of visibly severe disassembly. The applicant has indicated the C-4 component of the application be granted only during occupancy by the existing tenants, and do not wish it to transfer to any new tenant or owner. Additionally, the owner of 8013 requests that if there are any driveway and front yard parking area paving requirements, be deferred until the completion of the 2 November 10, 2005 SUBDIVISION ITEM NO.: 17 FILE NO.: Z-7949 Mabelvale Cutoff widening project (currently planned for the summer of 2006). Upon completion of that project, the driveway entrance will be realigned and the driveway reconstructed and repaved. In keeping with the applicant's desire to maintain the residential appearance of these properties, they are also asking for a waiver of additional screening, landscaping and paving requirements, beyond what is currently existing. There is currently a 6' - 7' chain link fence around the rear of both properties. The west side fence is opaque. The south and east exposures are contiguous with properties with higher or equal grandfathered uses. B. EXISTING CONDITIONS: The site contains two single-family homes along with two large shop buildings each located on individual lots. Mabelvale Cut-off is an unimproved roadway scheduled for widening as a part of the 2003 City's Bond Project. Other uses in the area include a non -conforming heavy equipment yard, an Adult Day Care center, "Service Master" a cleaning service office and warehouse, a non -conforming commercial automobile -related business (formerly "Roy's Starter and Alternator Repair") currently operated as a race shop and a non -conforming commercial area, of approximately 3 acres, containing multiple buildings used as private warehouses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Legion Hut Neighborhood Association, Southwest Little Rock United for Progress, all property owners located within 200 -feet of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: blic Works Conditions: 1. Mabelvale Cut-off will be improved along this frontage by 2003 bond project. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Eneray: No comment received. K November 10, 2005 SUBDIVISION ITEM NO.: 17 Cont.) FILE NO.: Z-7949 SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met if additional water service is needed. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. A Capital Investment Charge based on the size of the meter connection(s) will apply to new connections in addition to normal charges. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Routes #17 and 17A — Mabelvale Downtown and Mabelvale UALR. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Mixed Use on the frontage and Single Family in the rear for these properties. The applicant has applied for a Planned Commercial Development for a mixed-use development. The request does not require a change to the Land Use Plan since one half or more of the property is shown as Mixed use on the plan. Master Street Plan: Mabelvale Cutoff is shown as a Minor Arterial on the Master Street Plan with an alternative design standard of 70 feet right of way with a four lane section and five lanes at major intersections with additional right -of way. These streets may require dedication of right-of-way and may require street improvements. There is a project ongoing for the widening of this segment of Mabelvale Cutoff Road. M November 10, 2005 SUBDIVISION ITEM NO.: 17 Cont. FILE NO.: Z-7949 Bicycle Plan: The closest bikeway is a north -south route along Legion Hut Road and Stardust Road and is approximately 500 feet from the application. It is a Class Three bikeway, which shares the pavement with the automobiles and only has special signage designating the route. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Chicot West 1-30 South Neighborhood Action Plan. The Economic Development goal listed three objectives relevant to this case. They are: "Attract neighborhood oriented businesses". "Identify and try to attract desirable businesses that are oriented toward the middle class consumer. Attempt to locate these businesses in currently vacant buildings". "Extend quality development west of Mabelvale Road into Mabelvale. Combination of commercial and office should be possible when improvements are completed on Mabelvale Cutoff." Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is required along the sites southern, eastern, and western perimeters of the site. 3. The plan submitted is to schematic for a complete review of the cities minimal landscape and buffer ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (October 20, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating the request was to allow the sites to continue to function as they were currently functioning. Staff stated the applicant was requesting alternative uses for the site if and when the site were no longer occupied by the applicant as their primary residences. Staff stated the applicant was requesting the residential structure to be occupied as an office use with the rear building being an office/warehouse use. Staff stated the applicant was requesting a waiver of the screening requirement for the southern and eastern perimeters. Landscaping comments were addressed. Staff stated per current ordinance requirements screening would be required along the southern and eastern perimeters. The applicant questioned this requirement since the abutting properties were not used as residential properties. Staff stated the ordinance stated properties zoned residentially or properties used as residential units. Staff noted comments from the various other reporting departments and agencies; suggesting the applicant contact them individually for further 61 November 10, 2005 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-7949 clarification. There was no further discussion of the item and the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding issues raised at the October 20, 2005, Subdivision Committee meeting necessary to address. The applicant at 8013 is proposing to utilize the site as is currently being used with the addition of an office use in the residential structure should the home no longer be used as a single-family unit. The applicant has also indicated the storage buildings located on the rear of the site would be utilized as office/warehouse but would not be leased to a separate business than the office user. The applicant is also requesting outdoor storage of .non -running automobiles for the current users. The applicant has indicated this is not a transferable use. The applicant at 8025 is also proposing to utilize the site as is currently being used with the addition of an office use in the residential structure should the home no longer be used as a single-family unit. The applicant has also indicated the storage buildings located on the rear of the site would be utilized as office/warehouse but would not be leased to a separate business than the office user. The applicant is also requesting outdoor storage of non -running automobiles for the current users. The applicant has indicated this is not a transferable use. The applicants are requesting a waiver of the screening requirement along the southern and eastern perimeters of the overall site. Staff is supportive of the applicants' request: The property to the south and east are currently zoned R-2, Single-family but are not functioning as residential units. Staff does not feel the screening in these areas would be of a benefit to those adjoining properties. Staff is supportive of the applicants' request. The site is shown as Mixed Use on the City's Future Land Use Plan and in staff's opinion the applicants' proposal for a future office/office/warehouse development is within the allowable activities of a mixed use development. The applicants have indicated the outdoor storage activities are not transferable uses to potential future users. Staff recommends this condition being placed on the development. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels if the site is developed as proposed there should be minimal impact on the adjoining properties. 0 November 10, 2005 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-7949 STAFF RECOMMENDATION: Staff recommends approval of the applicant's request subject to compliance with the comments and conditions outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends the allowable outdoor activities and storage of non -working vehicles be limited to the current owners' occupancy. Staff recommends approval of the applicant's requested waiver of the screening requirements along the southern and eastern perimeters of the site. PLANNING COMMISSION ACTION- (NOVEMBER 10, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the applicant's request subject to compliance with the comments and conditions outlined in paragraphs D, E, F and H of the agenda staff report. Staff presented a recommendation that the allowance of outdoor activities and storage of non -working vehicles be limited to the current owners' occupancy. Staff also presented a recommendation of approval of the applicant's requested waiver of the screening requirements along the southern and eastern perimeters of the site. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 FILE NO.: Z-7949 NAME: Tree Frog -Sweet Dreams Short -form PCD LOCATION: Located at 8013 and 8025 Mabelvale Cut-off DEVELOPER: Tree Frog -Sweet Dreams 8013 Mabelvale Cut-off Mabelvale, AR 72103 ENGINEER: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 1.5 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 2 R-2, Single-family Single-family residential PCD FT. NEW STREET: 0 LF Residential, Office, Hobby Shop, Office -Warehouse VARIAN CESMAIVERS REQUESTED: A. PROPOSAL/REQUEST: This is an area of large -lot homes, which was developed primarily in the late 50's / early 60's, and annexed by the City in 1980. Two properties are proposed for the rezoning from R-2, Single-family to PCD by the applicant; the property located at 8013 and 8025 Mabelvale Cut-off. The total area encompassed by this application is approximately 1.5 acres. There are currently 2 houses, 2 garages, 2 storage buildings, and one open carport on these adjacent and contiguous properties. Both properties have paved driveways and parking areas for up to 4 vehicles at one, and up to 6 at the other. Additionally, both properties have extensive "permeable parking" areas in the rear, consisting of grass growing over crushed stone. FILE NO.: Z-7949 Cont. The current owners of 8013 Mabelvale Cut-off have lived on this site for approximately 11 years, and no changes in current use, or construction, is being proposed. The residence is used as a residence and home-based business, with a one-person office. There are currently no visitors to the office. The 2400 square foot garage / shop building is used for storage and as a garage for repairs to the owner's automobiles. The owners are also involved in amateur sports car racing, and do some light fabrication and engine building, on occasion. The applicant has indicated only automobiles owned by the owners are worked on. The applicant has also indicated the additional small enclosed building is used as a "garden shed", for storage of lawn maintenance items. The current owners of 8025 Mabelvale Cut-off have lived on this site for approximately 5 years, and no changes in current use, or construction, is being proposed. The residence is used as a residence and home-based business, with a one-person office. There are currently no visitors to the office. The 1200 square foot garage / shop building is used as a garage for repairs to the owners' automobiles. The owners are also involved in amateur drag racing, and do some light fabrication and engine building, on occasion. Additionally, the owners do minor automobile bodywork and painting. The applicant has indicated only automobiles owned by the current property owner are repaired. The applicant has indicated the additional small enclosed building is used as a "garden shed", for storage of lawn maintenance items. The applicant has indicated both properties currently exceed the maximum square footage allowable for accessory buildings. The applicant has also indicated the owners of 8013 will be changing residences around the end of this year, and wish to continue using the property as they have been, except for the residential component. The applicant has indicated the owners of 8025 are not planning any changes, at this time. The applicant's request is to have the houses approved for 0-1 uses, and the garages approved as office / warehouse. Additionally, the applicant's are requesting one specified C-4 use: that they be able to store non -running vehicles, outside, on the properties. The applicant has indicated in the normal course of the fabrication of racecars, one of the elements is; from time to time, "parts" cars are purchased from which to salvage usable pieces. The applicant has indicated a voluntarily limit would be no more than 4 cars per property, and all cars would be stored so as to not be visible from any public thoroughfare. All disassembly and major work would occur inside the garages, and no cars will ever be stored "up on blocks" or in a state of visibly severe disassembly. The applicant has indicated the C-4 component of the application be granted only during occupancy by the existing tenants, and do not wish it to transfer to any new tenant or owner. Additionally, the owner of 8013 requests that if there are any driveway and front yard parking area paving requirements, be deferred until the completion of the Mabelvale Cutoff widening project (currently planned for the summer of 2006). Upon completion of that project, the driveway entrance will be realigned and the driveway reconstructed and repaved. 4 FILE NO.: Z-7949(Cont.) In keeping with the applicant's desire to maintain the residential appearance of these properties, they are also asking for a waiver of additional screening, landscaping and paving requirements, beyond what is currently existing. There is currently a 6' - 7' chain link fence around the rear of both properties. The west side fence is opaque. The south and east exposures are contiguous with properties with higher or equal grandfathered uses. B. EXISTING CONDITIONS: The site contains two single-family homes along with two large shop buildings each located on individual lots. Mabelvale Cut-off is an unimproved roadway scheduled for widening as a part of the 2003 City's Bond Project. Other uses in the area include a non -conforming heavy equipment yard, an Adult Day Care center, "Service Master" a cleaning service office and warehouse, a non -conforming commercial automobile -related business (formerly "Roy's Starter and Alternator Repan") currently operated as a race shop and a non -conforming commercial area, of approximately 3 acres, containing multiple buildings used as private warehouses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Legion Hut Neighborhood Association, Southwest Little Rock United for Progress, all property owners located within 200 -feet of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Mabelvale Cut-off will be improved along this frontage by 2003 bond project. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met if additional water service is needed. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. A Capital Investment Charge based on the size of the meter connection(s) will apply to new connections in addition to normal charges. 3 FILE NO.: Z-7949 (Cont. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Routes #17 and 17A — Mabelvale Downtown and Mabelvale UALR. F. ISSUES/TECHNICAL/DESIGN: Planninq Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Mixed Use on the frontage and Single Family in the rear for these properties. The applicant has applied for a Planned Commercial Development for a mixed-use development. The request does not require a change to the Land Use Plan since one half or more of the property is shown as Mixed use on the plan. Master Street Plan: Mabelvale Cutoff is shown as a Minor Arterial on the Master Street Plan with an alternative design standard of 70 feet right of way with a four lane section and five lanes at major intersections with additional right -of way. These streets may require dedication of right-of-way and may require street improvements. There is a project ongoing for the widening of this segment of Mabelvale Cutoff Road. Bicycle Plan: The closest bikeway is a north -south route along Legion Hut Road and Stardust Road and is approximately 500 feet from the application. It is a Class Three bikeway, which shares the pavement with the automobiles and only has special signage designating the route. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Chicot West 1-30 South Neighborhood Action Plan. The Economic Development goal listed three objectives relevant to this case. They are: "Attract neighborhood oriented businesses". "Identify and try to attract desirable businesses that are oriented toward the middle class consumer. 4 FILE NO.: Z-7949 Cont. Attempt to locate these businesses in currently vacant buildings". "Extend quality development west of Mabelvale Road into Mabelvale. Combination of commercial and office should be possible when improvements are completed on Mabelvale Cutoff." Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A six foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen planting, is required along the sites southern, eastern, and western perimeters of the site. 3. The plan submitted is to schematic for a complete review of the cities minimal landscape and buffer ordinance requirements. G. SUBDIVISION COMMITTEE COMMENT: (October 20, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating the request was to allow the sites to continue to function as they were currently functioning. Staff stated the applicant was requesting alternative uses for the site if and when the site were no longer occupied by the applicant as their primary residences. Staff stated the applicant was requesting the residential structure to be occupied as an office use with the rear building being an office/warehouse use. Staff stated the applicant was requesting a waiver of the screening requirement for the southern and eastern perimeters. Landscaping comments were addressed. Staff stated per current ordinance requirements screening would be required along the southern and eastern perimeters. The applicant questioned this requirement since the abutting properties were not used as residential properties. Staff stated the ordinance stated properties zoned residentially or properties used as residential units. Staff noted comments from the various other reporting departments and agencies; suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding issues raised at the October 20, 2005, Subdivision Committee meeting necessary to address. The applicant at 8013 is proposing to utilize the site as is currently being used with the addition of an office use in the residential structure should the home no longer be used as a single-family unit. The applicant has also indicated the storage buildings located on the rear of the site would be utilized as office/warehouse but would not be leased to a separate business than the office user. The applicant is also requesting outdoor storage of non -running automobiles for the current users. The applicant has indicated this is not a transferable use. FILE NO.: Z-7949 Cont. The applicant at 8025 is also proposing to utilize the site as is currently being used with the addition of an office use in the residential structure should the home no longer be used as a single-family unit. The applicant has also indicated the storage buildings located on the rear of the site would be utilized as office/warehouse but would not be leased to a separate business than the office user. The applicant is also requesting outdoor storage of non -running automobiles for the current users. The applicant has indicated this is not a transferable use. The applicants are requesting a waiver of the screening requirement along the southern and eastern perimeters of the overall site. Staff is supportive of the applicants' request. The property to the south and east are currently zoned R-2, Single-family but are not functioning as residential units. Staff does not feel the screening in these areas would be of a benefit to those adjoining properties. Staff is supportive of -the applicants' request. The site is shown as Mixed Use on the City's Future Land Use Plan and in staffs opinion the applicants' proposal for a future office/office/warehouse development is within the allowable activities of a mixed use development. The applicants have indicated the outdoor storage activities are not transferable uses to potential future users. Staff recommends this condition being placed on the development. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels if the site is developed as proposed there should be minimal impact on the adjoining properties. AFF RECOMMENDATION: Staff recommends approval of the applicant's request subject to compliance with the comments and conditions outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends the allowable outdoor activities and storage of non -working vehicles be limited to the current owners' occupancy. Staff recommends approval of the applicant's requested waiver of the screening requirements along the southern and eastern perimeters of the site. PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the applicant's request subject to compliance with the comments and conditions outlined in paragraphs D, E, F and H of the agenda staff report. Staff presented a recommendation that the allowance of outdoor activities and storage of non -working vehicles be limited to the current owners' occupancy. Staff also presented a 9 FILE NO.: Z-7949 (Cont. recommendation of approval of the applicant's requested waiver of the screening requirements along the southern and eastern perimeters of the site. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7