Title
Conduct a Public Hearing to Consider/Discuss/Act on a Specific Use Permit Request for Vehicle Repair, Minor (Take 5 Oil), Located at 8301 Eldorado Parkway
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: March 26, 2024
DEPARTMENT: Development Services - Planning Department
CONTACT: Roderick Palmer, Planner II
Caitlyn Strickland, AICP, Planning Manager
Jennifer Arnold, AICP, Director of Planning
APPROVAL PROCESS: The recommendation of the Planning and Zoning Commission will be forwarded to the City Council for final action at the April 16, 2024 meeting.
STAFF RECOMMENDATION: Staff recommends denial of the proposed specific use permit request due to concerns about the possible saturation of minor vehicle repair uses within the immediate area.
However, if the specific use permit is approved, the follow conditions shall apply:
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: January 8, 2024 (Original Application)
February 2, 2024 (Revised Submittal)
February 20, 2024 (Revised Submittal)
March 1, 2024 (Revised Submittal)
March 12, 2024 (Revised Submittal)
ITEM SUMMARY: The applicant proposes a specific use permit to allow Minor Vehicle Repair (Take 5 Oil) on the subject property. The proposed facility includes three service bays and is approximately 1,400 square feet in size, located at 8301 Eldorado Parkway.
The governing zoning district (“C2” - Local Commercial District) requires that a specific use permit be granted for a Minor Vehicle Repair business to be 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 |
“C2”- Local Commercial District (Commercial Uses) |
Undeveloped Land |
|
North |
“PD” - Planned Development District Ordinance No. 2004-09-101 (Long-Term Care Facility) |
Baybrook Village Care & Rehab Center |
|
South |
“PD” - Planned Development District Ordinance No. 2015-10-110 (Commercial Uses) |
Undeveloped Land |
|
East |
“C2” - Local Commercial District (Commercial Uses) |
Undeveloped Land |
|
West |
“C2” - Local Commercial District (Commercial Uses) |
Undeveloped Land |
SPECIFIC USE PERMITS: When acting on a request for a specific use permit, the following approval criteria shall 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 §205C, Use Definitions and Use-Specific Standards;
• 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 finds that the proposed use could be detrimental to the adjacent properties, or to the City as a whole, due to a concentration of similar vehicle repair uses within the immediate area.
From a technical perspective, the proposed SUP meets all the development standards of the city. However, in our review of the use, we have noted that there are already 3 automotive service/repair developments within a ½-mile of the subject property - all along Eldorado Parkway. Considering the proximity of similar uses to the proposed development, we are concerned about introducing an additional auto-service/repair use. For reference, the city has an established ½-mile distancing criteria for similar auto-service uses such as car washes.
We also note that the immediate area is largely characterized by a stronger neighborhood-commercial feel, with less auto-heavy developments and more retail, restaurant, and office uses.
As such, Staff recommends denial of the proposed Specific Use Permit for Minor Vehicle Repair.
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: |
Eldorado Parkway, 140’ Right-of-Way, Greenway Arterial South Stonebridge Drive, 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. As part of the Planning and Zoning Commission Public Hearing, Staff has not received any citizen comments through the online citizen portal.