Title
Conduct a Public Hearing to Consider/Discuss/Act on a Specific Use Permit Request for a Minor Vehicle Repair (Brakes Plus), Located on the West Side of North Lake Forest Drive and Approximately 1180 feet South of the Intersection of West University Drive and North Lake Forest Drive, and Accompanying Ordinance
Summary
COUNCIL GOAL: Direction for Strategic and Economic Growth
(1C: Provide a strong city economy by facilitating a balance between industrial, commercial, residential and open space)
MEETING DATE: October 15, 2024
DEPARTMENT: Development Services - Planning Department
CONTACT: Jennifer Arnold, AICP, Director of Planning
Caitlyn Strickland, AICP, Planning Manager
Roderick Palmer, Planner II
RECOMMENDED CITY COUNCIL ACTION: Staff recommends approval of the proposed specific use permit request with the following special ordinance provisions:
1. The property shall generally develop in accordance with the attached specific use permit exhibit and all applicable development requirements of the city.
APPLICATION SUBMITTAL DATE: July 15, 2024 (Original Application)
August 9, 2024 (Revised Submittal)
August 26, 2024 (Revised Submittal)
September 6, 2024 (Revised Submittal)
September 13, 2024 (Revised Submittal)
ITEM SUMMARY: The applicant is proposing a specific use permit to allow Minor Vehicle Repair (Brakes Plus) on the subject property. The proposed facility is approximately 4,900 square feet, and located on the West Side of North Lake Forest Drive and Approximately 1180 feet South of the Intersection of West University Drive and North Lake Forest Drive.
The governing zoning district (“BG” - General Business) requires that a specific use permit be granted for a Minor Vehicle Repair business to operated on the subject property. As part of the specific use permit request, the applicant has submitted a site layout exhibit detailing the building and parking locations, as well as the internal site circulation.
ZONING:
|
Location |
Zoning District (Permitted Land Uses) |
Existing Land Use |
|
Subject Property |
“BG”- General Business (Commercial Uses) |
Undeveloped Land |
|
North |
“BG”- General Business (Commercial Uses) |
Restaurant with Drive-Thru (Sonic) |
|
South |
“BG”- General Business (Commercial Uses) |
Undeveloped Land |
|
East |
“C” - Planned Center (Commercial Uses) |
Commercial Mixed-Use Development |
|
West |
“PD” - Planned Development (Commercial Uses) |
Undeveloped Land |
SPECIFIC USE PERMITS: When acting on a request for a specific use permit, the following factors should be considered:
• Whether the request complies with all site specifications adopted by the City, including the base zoning district and/or the PD entitlements;
• Whether the site, buildings, and use meet the criteria specified for the use in Section 205C, Use Definitions and Use-Specific Standards, of the UDC;
• Whether the proposed use will be detrimental to the adjacent properties or to the City as a whole;
• Whether the proposed uses are compatible in terms of scale (building massing, form, orientation, and location), intensity, and operating characteristics with uses and structures on adjacent properties and properties in the vicinity of the proposed application; and
• Whether potential impacts associated with such use are adequately mitigated through enhanced site or building design, including but not limited to additional landscaping, buffers, or screening, to minimize adverse impacts on surrounding uses and the City
Staff has evaluated the request based on the above mentioned parameters and believes that the site is appropriate for the proposed use and is compatible with existing land uses of the adjacent properties.
Staff feels given the property’s location along a Greenway Arterial (Lake Forest Drive) and the surrounding commercial development pattern, the proposed minor vehicle repair should be compatible with the area. Additionally, the applicant proposes to orient the service bay doors away from the public right-of-way which should minimize the view of the bays and create an improved streetscape along Lake Forest Drive.
Although not a direct criterion for consideration of the SUP, Staff also notes that there are no other stand-alone auto repair developments nearby, and the development patterns around the site are for office, retail, and service uses. With these things in mind, Staff feels that the proposed minor vehicle repair development should complement the existing and future area while adding to the service needs in the area.
As such, staff recommends approval of the SUP request.
SITE LAYOUT: The attached exhibit provides a general layout of the proposed building as well as the associated parking and internal site circulation. The site circulation, parking, and sanitation requirements are in general conformance with the Zoning Ordinance.
ACCESS/CIRCULATION:
|
Adjacent Streets: |
Lake Forest Dr, 120’ Right-of-Way, Greenway Arterial |
OPPOSITION TO OR SUPPORT OF REQUEST: Staff has received no letters of support to this request and no letters of opposition. This does not include emails or letters that may have been sent directly to members of the Council. Staff has not received any citizen comments through the online citizen portal.
BOARD OR COMMISSION RECOMMENDATION: On September 24, 2024, the Planning and Zoning Commission voted 6-0-0 to recommend approval of the Specific Use Permit to the City Council.