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HomeMy WebLinkAbout1747-P DATE: October 18, 2004 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Consider a request for a specific use permit to allow an office building complex in a GC-MD-2 (General Commercial-Multiple Family Dwelling-2) District. FILE: 1747-P STAFF REPORT The Planning Manager recommends approval of this request subject to the following conditions: 1. Modify the west disabled parking stall. (Traffic) 2. Eliminate the north driveway. (Traffic) 3. No new median cut will be allowed. (Traffic) 4. An 8' tall wood screening fence and a 10' wide landscape strip will be required along the east property line. (Planning) Fittz & Shipman, Inc, the applicant, is requesting a specific use permit to allow an office building complex on property located on Dowlen Road, south of the Gulf Employees Credit Union. In August, 2004, the City Council approved a rezoning of the subject property to GC-MD-2. At the time of the rezoning, the applicants presented an almost identical plan to show what was proposed for the property. That plan only showed one driveway onto Dowlen Road. The Traffic Manager has conditioned approval of this request upon the removal of the north driveway. In addition, he has stated that no new median cut on Dowlen will be allowed. The proposed office development will consist of three one-story buildings with a total of 17,935 sq. feet. The buildings will be used for general office uses. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 8 . Responses in Favor . Responses in Opposition . LEGAL DESCRIPTION FOR ORDINANCE PURPOSES ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCE) Application Application is in is not in Comments Compliance Compliance Attached CONDITIONS: 1. That the specific use will be compatible with and not injurious to the use and enjoyment of other property, nor significantly diminish or impair property values within the immediate vicinity; X X 2. That the establishment of the specific use will not impede the normal and orderly development and improvement of surrounding vacant property; X 3. That adequate utilities, access roads, drainage and other necessary supporting facilities have been or will be provided; X 4. The design, location and arrangement of all driveways and parking spaces provides for the safe and convenient movement of vehicular and pedestrian traffic without adversely affecting the general public or adjacent developments; X X 5. That adequate nuisance prevention measures have been or will be taken to prevent or control offensive odor, fumes, dust, noise and vibration; X 6. That directional lighting will be provided so as not to disturb or adversely affect neighboring properties; X 7. That there are sufficient landscaping and screening to insure harmony and compatibility with adjacent property; and X X 8. That the proposed use is in accordance with the Comprehensive Plan. X ANALYSIS continued This application is in conformance with six of the eight conditions necessary for approval. Comments on Conditions 1, 4 and 7 follow: 1. The proposed development would be similar to other developments in the immediate area. It would compliment and not detract from adjacent developments. 4. The Traffic Manager conditioned approval of the specific use permit upon the west disabled parking stall being modified, removing the north driveway and prohibiting a median cut on Dowlen Road. 7. The proposed development must have an 8' tall wood screening fence and a 10' wide landscape strip along the east property line. A 6' tall wood screening fence is shown on the site plan. If the site plan is approved as submitted, a modification to the landscaping/screening requirements will be required. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Fittz & Shipman, Inc. PROPERTY OWNER: Taher Quraishi LOCATION: East side of Dowlen Road, south of Gulf Employees Credit Union EXISTING ZONING: GC-MD-2 (General Commercial-Multiple Family Dwelling-2) District PROPERTY SIZE: 1.442 acres, more or less EXISTING LAND USES: Vacant FLOOD HAZARD ZONE: A X @ - Areas determined to be outside 500-year floodplain; A A @ - Special flood hazard areas inundated by 100-year flood SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Commercial NC (Neighborhood Commercial) District EAST: Vacant RS (Residential Single Family Dwelling) District SOUTH: Assisted living facility, DD#6 ditch, vacant RM-H (Residential Multiple Family-Highest Density) District WEST: Commercial, vacant RM-H GENERAL INFORMATION/PUBLIC UTILITIES continued COMPREHENSIVE PLAN: Stable area OTHER PHYSICAL FEATURES: None STREETS: Dowlen Road - Major arterial with a 100' wide right-of-way and 4 lanes divided DRAINAGE: Curb and gutter WATER: 8" and 12" water lines SANITARY SEWER SERVICE: 6" and 8" sanitary sewer lines FIRE PROTECTION: Fire protection is provided by Station #9, 7010 Gladys. ADEQUACY OF SERVICE: Services are adequate.