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HomeMy WebLinkAboutZ-3523-B Staff AnalysisOCTOBER 27, 2014 ITEM NO.: 3 File No.: Z -3523-B Owner: Cynthia Keaton Trust Applicant: Joe White, White-Daters & Associates Address: 7310 Cantrell Road Description: North side of Cantrell Road, east of Kingsrow Drive Zoned: C-4 Variance Requested: A variance is requested from the building line provisions of Section 31-12 to allow construction of a new building which encroaches across a front platted building line. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Firestone Tire Center Proposed Use of Property: Medical Clinic STAFF REPORT A. Public Works Issues: The Public Works issues were addressed through the Conditional Use Permit/site plan review. No additional comments regarding the building line variance. B. Landscape and Buffer Issues: The landscape and buffer issues were addressed through the conditional use permit/site plan review. No additional comments regarding the building line variance. C. Staff Analysis: A Firestone Auto Service business currently occupies this C-4 zoned lot. A conditional use permit has recently been approved to allow Firestone to relocate to 7426 Cantrell Road. This applicant is requesting approval of a conditional use permit to allow an urgent care medical clinic on this lot. The conditional use permit application (including overall site plan approval) is on the Planning Commission's October 16, 2014 agenda. The existing building is to be removed and the site redeveloped with a new building, parking lot and landscaping. The applicant proposes to construct a one-story, 4,585 square foot; brick and stone building. A new parking lot containing 21 spaces is proposed on the east MARCH 31, 2014 ITEM NO.: 3 (CON'T. side of the building. The urgent care clinic will be staffed by no more than three doctors/healthcare providers at a time. Additional support staff, as is typical for a medical clinic, will also be on the site. Days and hours of operation are proposed as Monday through Friday, 8:00 a.m. to 8:00 p.m. and Saturday and Sunday, 10:00 a.m. to 6:00 p.m. The dumpster and screening are indicated on the plan. Dumpster service hours are restricted to daylight hours. Site lighting will be low- level, directed downward and into the site. Signage will comply with that allowed in commercial zones. -The existing one-way drive across the rear of the lot will be placed in an access easement. The property has a 40 foot platted front building line. That line is now at 27 feet due to the loss of the front of the lot for the Cantrell Road widening project. The applicant is proposing a front setback of 20 feet which will pretty well line up with the adjacent building. The Code of Ordinances Chapter 31, Section 31-12(b) limits the authority to approve building line variances to the Board of Adjustment. If the Planning Commission approves the conditional use permit, the Board of Adjustment must review and approve the building line variance. Therefore, the applicant is requesting a variance to allow the proposed new building to encroach across the front platted building line. Staff is supportive of the requested building line variance. Staff views the request as reasonable. The front setback as proposed will be similar to other structures along Cantrell Road in this general area. The front yard area has been reduced by a recent right-of-way acquisition by the Highway Department. Staff believes the proposed building line encroachment will have no adverse impact on the adjacent properties or the general area. If the Board approves the building line variance, the applicant will have to complete a one -lot replat reflecting the change in the platted front building line for the new building. The applicant should review the filing procedure with the Circuit Clerk's office to determine if the replat requires a revised Bill of Assurance. D. Staff Recommendation: Staff recommends approval of the requested building line variance, subject to the completion of a one -lot replat reflecting the change in the front platted building line as approved by the Board. BOARD OF ADJUSTMENT (October 27, 2014) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda for approval as recommended by staff. The vote was 4 ayes, 0 nays and 1 absent. The application was approved.