11 October 12, 2011 Public Hearing APPLICANT:

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1 11 October 12, 2011 Public Hearing APPLICANT: CARING TRANSITIONS PROPERTY OWNER: HARDEE REALTY CORPORATION REQUEST: Conditional Use Permit (motor vehicle rental) STAFF PLANNER: Leslie Bonilla ADDRESS / DESCRIPTION: 229 S. Rosemont Road GPIN: ELECTION DISTRICT: ROSE HALL SITE SIZE: 3.5 acres LEASE SPACE SIZE: 1,224 square feet AICUZ: Less than 65 db DNL SUMMARY OF REQUEST The applicant requests a Conditional Use Permit to allow truck and trailer rental from a suite within an existing 32,364 square foot retail strip center. No more than 11 rental trucks or trailers will be on this site at any given time and all rental trucks/trailers will be stored within designated parking spaces on the parcel. This motor vehicle rental business currently operates from this site in conjunction with an existing moving company within the same suite. The moving company rents U-Haul trucks and/or trailers as needed for their work; which is why there are U-Haul trucks and/or trailers on the site. Hours of operation for both businesses are Monday through Saturday, 9:00 am to 5:00 pm, and Sunday from 9:00 am to 12:00 noon. The existing strip retail building is situated approximately in the center of the site. Parking is provided on the north and east sides of the retail strip center; however the bulk of the parking is situated east of the building. Three truck and trailer display parking spaces are situated in front of the building along the northern property line and eight regular parking spaces are located toward the rear of building along the northern property line. Fencing of various types and heights is situated along the north, west, and south property lines. Fencing directly adjacent to the truck and trailer parking spaces consists of a five-foot tall Page 1

2 chain link fence, an eight-foot tall chain link fence, and a six-foot tall plastic fence. Two access points are provided off South Rosemont Road. APPLICATION HISTORY: Planning Commission deferred this request on September 14, 2011 to allow the applicant to discuss the proposal further with staff. The applicant has met with staff to discuss site design and is agreeable to adding a tree in the northeast corner of the property to increase screening of the proposed truck display area. EXISTING LAND USE: Strip retail center with associated parking LAND USE AND PLAN INFORMATION SURROUNDING LAND USE AND ZONING: North: Restaurant and gasoline sales / B-2 Community Business District South: Religious use / B-2 Community Business District East: Single-family homes / R7.5 Residential District West: Single-family homes / R7.5 Residential District NATURAL RESOURCE AND CULTURAL FEATURES: There are no known significant natural resources or cultural features associated with this site. COMPREHENSIVE PLAN: The Comprehensive Plan identifies this site as being in the Suburban Area, an area with a predominantly suburban character of well-established stable neighborhoods and commercial sites. The Plan s Suburban Area policies serve to preserve and protect the overall character, economic value, and aesthetic quality of the City s stable neighborhoods. These policies also reinforce the characteristics of lowintensity retail shopping centers and other non-residential areas that make up part of the Suburban Area. The Plan supports a mix of land uses that include neighborhood commercial uses if they are compatible with the surroundings and provide quality and attractiveness of site and buildings. (page 3-1, 3-2, 3-4) CITY SERVICES MASTER TRANSPORTATION PLAN (MTP) / CAPITAL IMPROVEMENT PROGRAM (CIP): South Rosemont Road is a four-lane minor urban arterial roadway designated on the City s Master Transportation Plan to be improved to a six-lane divided arterial with a 165-foot right-of-way and a bikeway. There are no CIP projects on Rosemont Road. TRAFFIC: Street Name Present Volume Present Capacity Rosemont Road 35,500 ADT 1 22,800 ADT 1 (Level of Service D ) Generated Traffic Existing Land Use 2 1,336 ADT Proposed Land Use 3 1,424 ADT 1 Average Daily Trips 2 as defined by a 31,100 square foot shopping center 3 as defined by a 31,100 square foot shopping center with U-Haul rentals Page 2

3 TRAFFIC ENGINEERING: Moving equipment rental is not an Institute of Transportation Engineers (ITE) land use category. The trips associated with the rentals were assumed to be in addition to the trips estimated from the shopping center s floor area. Fifteen pieces of equipment (trucks and trailers) and each piece of equipment would be used for in-town moves such that it could be rented twice a day and each rental would involve four trips (arrival with equipment, leaving with equipment, returning equipment, leaving without equipment) were assumed. Staff estimates 120 ADT, with an assumed heavy peaking adding 14 of these trips in the PM peak hour. WATER & SEWER: This site currently connects to City water and sanitary sewer. EVALUATION AND RECOMMENDATION It is Staff s position that the proposed truck and trailer rental parking is inappropriately located and may negatively affect the surrounding community for the following reasons: A landscaped buffer is not provided to screen this use from the adjacent residential area. Section requires that the designated truck and trailer storage be screened, except for necessary opening for ingress and egress, from any public right-of-way or adjoining residential or apartment district within one hundred (100) feet of the designated area by a fence not less than six (6) feet in height and Category VI landscaping. The required Category VI landscaping is not provided within this request. The truck and trailer display area (situated in front of the building) is not appropriate. Staff recommends that truck and trailer display areas located within shopping center parking lots be located behind the building. While Section allows up to three trucks and trailers to be displayed in front of the building, the proposed display area located near the front of a retail strip center s parking lot may cause conflicts between the patrons visiting the retail strip center and those trying to rent trucks or trailers. Truck and trailer display area, situated near the front of the site, detracts from the aesthetics of the site. Site Plan Ordinance, Section 5A.5(b) & (c) requires that trees and shrubs screen parking lots. This site currently does not have any trees or shrubs to screen the parking lot. While the proposed tree adds to the screening of the trucks and trailer, Staff finds that this screening does not satisfy minimum parking lot screening requirements and is insufficient to screen the proposed use. Overall, staff finds that the proposed truck and trailer rental layout does not satisfy minimum buffering and landscape requirements established by City codes to protect the surrounding community. The proposal also increases potential conflicts between patrons parking in the parking lot and individuals renting trucks and trailers in the parking lot. Staff, therefore, finds that this site is not appropriate for the proposed truck and trailer rental use and recommends denial. Page 3

4 AERIAL OF SITE LOCATION Page 4

5 Truck and Trailer Parking Area Truck and Trailer Display Area PROPOSED SITE PLAN Page 5

6 PHOTOGRAPH OF BUILDING Page 6

7 ZONING HISTORY # DATE REQUEST ACTION 1 12/05/2001 Rezoning (R-7.5 to Conditional B-2) Granted 2 05/23/2000 Conditional Use Permit (automobile services (fuel sales)) Granted 3 04/24/2001 Street Closure Granted 4 07/14/2009 Conditional Use Permit (motor vehicle sales) Granted Page 7

8 DISCLOSURE STATEMENT Page 8

9 DISCLOSURE STATEMENT Page 9