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Z-8650 Staff AnalysisAPRIL 25, 2011 ITEM NO.: 4 File No.: Z-8650 Owner: Dyke Industries, Inc. Applicant: Sarah Burr Address: 306 Center Street Description: Southwest corner of W. 3rd and Center Streets Zoned: UU Variance Requested: Variances are requested from the development provisions of Section 36-342.1 (Urban Use District) in conjunction with construction of a new surface parking lot. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Vacant Proposed Use of Property: Parking Lot STAFF REPORT A. Public Works Issues: No Comments B. Landscape and Buffer Issues: Site plan must comply with the City's minimal landscape and buffer minimal ordinance requirements. Street trees are required along both Center Street and W. 34d Street per the Urban Use District requirements. The zoning ordinance requires an average six foot nine inch wide (6-9") street landscape perimeter along the streets and in no case to be less than half. The proposed backup area along West 3rd Street encroaches into this area approximately two foot (2'). A variance from the City Beautiful Commission will be required prior to the issuance of a building permit. APRIL 25, 2011 TEM NO.: 4 (CON'T. C. Staff Analysis: The UU zoned property at 306 Center Street is currently vacant, with some site work taking place. The property is located at the southwest corner of Center Street and W. 3rd Street. A building which existed on the site was recently removed. The applicant proposes to construct a new parking lot on the site, as noted on the attached site plan. The new parking lot will serve Dyke Industries, which is located in the office building at 309 Center Street (directly across Center Street to the east). The lot will contain 20 paved parking spaces and be enclosed with a four (4) to five (5) foot high ornamental iron fence, with vehicular entry and pedestrian gates. The vehicular entry gate will be a rolling gate at the driveway entrance from Center Street. The vehicular gate will remain open during business hours, 6:00 A.M. to 5:00 P.M. weekdays. The proposed parking lot will also be heavily landscaped. The applicant is requesting two (2) variances from the UU District development criteria with the proposed parking lot construction. The first variance requested is from Section 36-342.1(c)(5)b. of the City's Zoning Ordinance. This section requires street trees in the UU zoning district as follows: b. Street trees a minimum of three-inch caliper shall be required (type of trees as listed in landscape ordinance [chapter 15]). The trees shall be located a minimum of two (2) feet off the back of a curb and shall be thirty (30) feet on center and no closer than thirty (30) feet to a street intersection with a water source provided. The tree canopy shall be maintained at least eight (8) feet above the sidewalk. The applicant is requesting a variance from this ordinance requirement, as no street trees can be located at this location based on existing utility lines located in the right-of-way. At least two (2) of the utility companies will not allow placement of the street trees. The second variance is from Section 36-342.1(c )(10)b. This section states that "surface parking is to be located behind or adjacent to a structure, never between the building and abutting street." Dyke Industries is requesting the new parking lot in order to provide a secure parking area for their employees, with the lot located between two (2) buildings and the W. 3rd and Center Street rightsof-way. Staff is supportive of the requested variances from the UU zoning district development standards. Staff views the request as reasonable. Existing paved surface parking lots are located across W. 3rd Street to the north, at the northeast and northwest corner of W. Td Street and Center Street. Staff feels that the proposed parking lot will be a quality addition to the area. The lot will be heavily landscaped with a decorative iron fence with masonry columns. The proposed lot is relatively small in size (only 20 spaces) and will be tucked in between two (2) existing buildings. Staff believes the proposed parking lot will have no adverse impact on the adjacent properties or the general area. APRIL 25, 2011 ITEM NO.: 4 (CON'T. D. Staff Recommendation: Staff recommends approval of the requested variances from the UU zoning district development standards, subject to compliance with the City's Landscape and Buffer ordinance requirements. Any variance from the Landscape Ordinance must be approved by the City Beautiful Commission prior to issuance of a building permit. BOARD OF ADJUSTMENT: (APRIL 25, 2011) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval, with conditions. The item was placed on the Consent Agenda and approved, as recommended by staff with a vote of 4 ayes, 0 nays, 0 absent and 1 open position.