Loading...
HomeMy WebLinkAboutStaff Report STAFF REPORT Project Manager: Jennifer Reeves Report Date: 11-17-05 Email: jreeves@cstx.gov Meeting Date: 12-06-05 ZBA Meeting Date: December 6, 2005 APPLICANT: Clint Schroff, CCIM, Clarke & Wyndham REQUEST: Appeal of the Zoning Official's Interpretation LOCATION: 903 Harvey Road - Woodstone Shopping Center PURPOSE: GENERAL INFORMATION Status of Applicant: Sr. Property Manager, Clarke & Wyndham Property Owner: Martell Interest/ Clarke & Wyndham Applicable \ \. Z. ‘\. Ordinance Section: --------------- "" PHYSICAL CHARACTERISTICS Zoning and Land Use: C-1 General Commercial "This district is designed to provide locations for general commercial purposes, that is, retail sales and service uses that function to serve the entire community and its visitors". Item Background: On 6 October 2005, the City received a building permit application and supporting documentation for remodeling work at 903 Harvey Road. The information submitted with the building permit application indicated proposed uses such as an "open fabrication area" and "racked pallet storage". There were also notes on the building plans indicating that an 8 foot roll up door will be installed at the rear of the lease space along with the installation of a "loading zone" in an area where three parking spaces are currently located. On 13 October 2005, Brad Julson, Supervisor of Technical Support for the Integrated Ocean Drilling Program, submitted a letter to the City concerning the proposed use of the lease space at 903 Harvey Road. Mr. Julson's letter stated that the lease space will be used to "store scientific instruments for maintenance and calibration..." in addition to training staff and students. On 17 October 2005, City staff toured the facilities at the existing Ocean Drilling Program in Research Park and viewed sample equipment. Staff was informed that the equipment would be trucked from the Research Park location to 903 Harvey Road for calibration, testing, and storage. O:\group\deve_ser\stfrpt\zngstfrpt\honda.doc The zoning district for the subject property is C-1 (General Commercial). Based on the aforementioned information, staff contends that the proposed use of the space at 903 Harvey Road is not a compatible use with a C-1 zoning district. According to Section 5.3 of the Unified Development Ordinance, the C-1 zoning district is designed to provide locations for retail sales and services that function to serve the entire community. It is our opinion that this use would be more compatible with the R&D (Research and Development) zoning district, the M-1 (Light Industrial) zoning district, or possibly the C-2 (Commercial Industrial) zoning district. When evaluating issues related to the proper use of zoning districts, one must consider the nature of the proposed use of the property, the existing use of neighborhood properties and the possibility that a nuisance will be created by the proposed use. One must also consider the primary or principal use of the space or building. While we understand that there are other uses associated with the primary use in this case, such as office and educational uses, the information submitted for review indicates the primary use will be the storage, maintenance, and calibration of scientific equipment. Furthermore, the proposed use does not appear to be a service that functions to serve the entire community. Finally, it is important to note that the lease space at 903 Harvey Road is immediately adjacent to existing residential property that may potentially be impacted by the proposed use on said property. Number of Property Owners Notified: 5 Responses Received: None as of date of the staff report. ATTACHMENTS Location Map Aerial Map Application Letter of request for the Zoning Officials Interpretation Letter of interpretation of the Zoning Official Use Table for C-1, R&D, M-1 and C-2 O:\group\deve_ser\stfrpt\zngstfrpt\honda.doc Q \ w\ C'i '�Jl"`�1C 53.J�� C� ) Ll "/ C11/4 � cV �'C'" C:5Cr� N p \ s O �a`c c._\c •�- `A s\- 'W�.A-' 5 \-- `\ a A` r ct?./\.