From
Chris Hartmann
Title
S120801 - Site Plan - Castal Retail- 902 E. Pacific Avenue (City Council District 5). Approval of a Site Plan for a retail facility on 0.347 acres. The subject property is zoned Commercial (C) District and is located at the northeast corner of E. Pacific Avenue and S.E. 9th Street, being generally situated north of E. Jefferson Street and east of S. Belt Line Road. The subject property is located within Central Business District Three (CBD-3) Overlay District. The owner is Fariborz Hadidi and the applicant is Mo Kaeini. (On August 6, 2012, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0.)
Presenter
Bill Crolley, Director of Planning and Development
Recommended Action
Approve
Analysis
SUMMARY:
Consideration of a request for the approval of a Site Plan for a retail facility on 0.347 acres. The subject property is zoned Commercial (C) District and is located at the northeast corner of East Pacific Avenue and Southeast 9th Street, being generally situated north of East Jefferson Street and east of South Belt Line Road. The subject property is located within the Central Business District-Three (CBD-3) Overlay District.
ADJACENT LAND USES AND ACCESS:
North - Immediately north is a drive-through restaurant, zoned Commercial (C) District. Farther north is E. Main Street, designated as a Principal Arterial, 7-lane undivided thoroughfare (P7U) on the City's Master Transportation Plan. Properties to the north, east and south are in the Central Business District-Three (CBD-3) Overlay.
South - To the south is E. Pacific Avenue and about 100 feet of Union Pacific Rail Road right-of-way. Farther south is E. Jefferson Street, designated as a Principal Arterial, 6-lane divided thoroughfare (P6D) on the City's Master Transportation Plan. Properties along E. Jefferson Street are zoned General Retail (GR) District.
East - Immediately to the east is a drive-through restaurant on property that is zoned Commercial (C) District. Farther east is N.E. 10th Street, various commercial and automotive related businesses are located on the other side of N.E. 10th Street.
West - To the west is S.E. 9th Street, designated as a Principal Arterial, 3-lane undivided thoroughfare (P3U) on the City's Master Transportation Plan. S.E. 9th Street serves as a northbound bypass for Belt Line Road. On the other side of S.E. 9th Street is a drive-through restaurant on property zoned Central Area (CA) District. Property to the west falls within Central Business District-Two (CBD-2) Overlay.
PURPOSE OF REQUEST:
The subject property is zoned Commercial (C) District and is located within the Central Business District-Three (CBD-3) Overlay District. Site plan approval shall be required for any application for a project involving new construction in a designated corridor overlay district as defined in Article 7, "Special Districts" [UDC, Article 16, Section 16.2.1(F)].
PROPOSED USE CHARACTERISTICS AND FUNCTION:
This request is for approval of a Site Plan on 0.347 acres for a 4,600 square-foot commercial and retail facility. There are currently not tenants designated for specific spaces. The proposed building will be finished with brick, stone and stucco for the elevations that front S.E. 9th Street and E. Pacific Avenue. The building will be finished with split-face CMU, brick and stone for the side and rear yard elevations. According to UDC, Article 6, Section 6.14.1:
Ø When property is zoned Commercial (C) District, and is adjacent to a collector or arterial thoroughfare as designated on the City's Thoroughfare Plan, every wall (excluding doors and windows) shall be a 100% masonry construction and the following standards shall apply:
Ø Walls adjacent to any street right-of-way, regardless of setback, shall be constructed of 75% hard fired (kiln fired) brick, face or building brick with a troweled mortar bond finish or stone. Stone material used for masonry construction may consist of granite, sandstone, slate, limestone, marble or other hard and durable all weather stone. Ashlar, cut stone, and dimensional stone construction techniques are acceptable [UDC, Article 6, Section 6.14.1.A].
Ø The remaining walls may be constructed of brick or stone as previously described, split-faced, fluted, sandblasted or textured concrete masonry units, textured or sandblasted concrete tilt-wall, cultured stone and/or thin tile brick [UDC, Art. 6, Sec. 6.14.1.B].
A masonry appeal will be required. The proposed building elevations include 34% stucco on the South Elevation, and 16% stucco on the West Elevation. There is also 16% split-face CMU on the West Elevation, which faces S.E. 9th Street. The elevations include compensatory measures for the parapet height as well as for a tower element that faces S.E. 9th Street.
Ø The parapet height varies from three feet to five feet, six inches. The minimum parapet height that is required is three feet to screen any roof mounted mechanical equipment.
Ø Building articulation is provided at regular intervals commensurate to the standards found in Appendix F, "Corridor Overlay District Standards." The tower element has a standing seam metal roof that provides the development with variation in roof slopes and a primary entrance feature.
Ø A windshield survey of the immediate area shows that alternative building materials, other than what is allowed for the Commercial (C) District are commonplace. The restaurant to the north is sheathed in a cementitious fiberboard.
Ø The colors for the building materials will be a neutral cream color for the stucco and beige colors for the brick and stone, which meets the requirements of UDC, Appendix R "Central Business Districts." Sections 5.A and 5.B stipulate that building material colors may include, but are not limited to, warm earth tones such as tan, ochre, beige and terra cotta. Vibrant accents of high quality materials may be used in limited quantities at appropriate locations.
Access for the subject property is from S.E. 9th Street with a service-only driveway located on Pacific Avenue. The required number of parking spaces is 17 spaces, and the number provided is 18 spaces. Two handicapped spaces are required, and two spaces are provided.
The proposed dumpster screening is a six-foot tall, masonry wall that will match the building material and color for the primary structure. The dumpster enclosure will have a metal gate. The dumpster screening meets UDC requirements [UDC, Article 8, Sec. 8.9.7.2].
A Landscape Plan was submitted that meets UDC requirements. The minimum required landscaping area is 10% of the site area, and 15% of the site area is provided. Four large street trees are provided, Chinese Pistachio and Live Oak. Dwarf Burford Holly shrubs are provided to screen the parking areas. Irrigation will meet the requirement of UDC, Article 8 "Landscaping and Screening" requirements.
ZONING HISTORY:
The subject property is zoned Commercial (C) District, and is located within the Central Business District-Three (CBD-3) Overlay District. The property has retained this zoning designation since 1972 [Ordinance 2299]. Prior to 1972, the property was zoned Local Retail (LR) District. The property was annexed into the city on October 22, 1941 [Ordinance 1548].
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Comprehensive Plan designates this area for commercial and retail uses. The proposed use is in conformance with the Future Land Use Map of the 2010 Comprehensive Plan.
PROJECT'S VESTED STATUS:
The subject property is platted as the H.E. Jackson Addition, Block 3, Tract 11. The site currently has a vacant one story metal building that will be demolished for the new building. The previous use was an automotive related business (Auto Electric and Air Conditioning). Since the property has been vacant over six months, the nonconforming use has expired.
Submittal of this site plan application will vest the subject property to current standards [UDC, Article 12, Section 12.14.11]. These actions will vest this project to development standards in place as of the date of the application submittal of June 19, 2012 [S120801].
DENSITY AND DIMENSIONAL IMPACTS:
A sampling of development requirements applicable to this site are highlighted in the attach:
REQUESTED APPEAL BY APPLICANT:
When property is zoned Commercial (C) District, and is adjacent to a collector or arterial thoroughfare as designated on the City's Thoroughfare Plan, every wall (excluding doors and windows) shall be a 100% masonry construction and the following standards shall apply:
Ø Walls adjacent to any street right-of-way, regardless of setback, shall be constructed of 75% hard fired (kiln fired) brick, face or building brick with a troweled mortar bond finish or stone. Stone material used for masonry construction may consist of granite, sandstone, slate, limestone, marble or other hard and durable all weather stone. Ashlar, cut stone, and dimensional stone construction techniques are acceptable [UDC, Article 6, Section 6.14.1.A].
A masonry appeal will be required. The proposed building elevations include 34% stucco on the South Elevation, and 16% stucco on the West Elevation. There is also 16% split-face CMU on the West Elevation, which faces S.E. 9th Street.
RECOMMENDATION:
Since the applicant is requesting the above noted appeal, the Development Review Committee is not able to recommend full approval of this case. However, the applicant is offering the following provisions as compensatory measures that could potentially lessen the impact of the requested appeals.
Ø The elevations include compensatory measures for the parapet height as well as for a tower element that faces S.E. 9th Street. The parapet height varies from three feet (3') to five feet, six inches (5'-6"), which exceeds the minimum three-foot that is required.
Ø Building articulation is provided at regular intervals commensurate to the standards found in Appendix F, "Corridor Overlay District Standards." The tower element has a standing seam metal roof that provides the development with variation in roof slopes and a primary entrance feature.
Ø A windshield survey of the immediate area shows that alternative building materials, other than what is allowed for the Commercial (C) District are commonplace. The restaurant to the north is sheathed in a cementitious fiberboard.
Since the applicant is offering compensatory measures for the above noted appeal and there are other buildings in the area that use alternative materials, staff can support this request for site plan approval for a retail facility.