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HomeMy WebLinkAboutZ-3619-D Staff AnalysisAPRIL 27, 2015 ITEM NO.: 2 File No.: Z -3619-D Owner: Coulson Oil Company, Inc. Applicant: Eddie Martin Address: 13400 Interstate 30 Description: Lot 1 R and 2R, Kay Wood Commercial Subdivision Zoned: C-4 Variance Requested: Variances are requested from the area provisions of Section 36-302 and the building line provisions of Section 31-12 to allow a building addition with reduced street side setback and which encroaches across a street side platted building line. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Convenience Store and Truck Stop with Gas Pumps Proposed Use of Property: Convenience Store and Truck Stop with Gas Pumps STAFF REPORT 0 10 Public Works Issues: No Comments Landscape and Buffer Issues: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Existing vehicular use areas may continue as nonconforming until such time as a building permit is granted to enlarge or reconstruct a structure on the property exceeding ten (10) percent of the existing gross floor area. At such time ten (10) percent of the existing vehicular use area shall be brought into compliance with this chapter and shall continue to full compliance on a graduated scale. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. APRIL 27, 2015 ITEM NO.: 2 (CON'T. C. Staff Analysis: The C-4 zoned property located at 13,400 Interstate 30 is occupied by a one-story commercial building which houses a convenience store. The property is located at the northeast corner of 1-30 and Alexander Road. The convenience store building is located within the southwest portion of the property. Gas pumps with canopies are located on the east and north sides of the building. A cargo container is located at the southwest corner of the building and has been used for storage for several years. Paved parking and drives are located on all sides of the building. There are several access drives along the south and west, street fronting, property lines. A 40 foot platted building line exists along the south and west property lines. A portion of the southernmost gas pump canopy extends slightly across the front (south) platted building line, with a setback of approximately 19 feet from the front (south) property line. The applicant proposes to remove the old cargo container from the site, and construct a small building addition at the southwest corner of the existing convenience store building, as noted on the attached site plan. The building addition will be approximately 20 feet by 27 feet (540 sq. ft.) in size. The southwest corner of the addition will be located approximately 25 feet back from the west, street side, property line, extending approximately 15 feet across the street side platted building line. No other changes are proposed for this existing development. Section 36-302(d)(2) of the City's Zoning Ordinance requires a minimum street side setback of 45 feet for this C-4 zoned lot. Section 31-12(c) of the Subdivision Ordinance requires that building line encroachments be reviewed and approved by the Board of Adjustment. Therefore, the applicant is requesting variances from these ordinance standards to allow the building addition with reduced street side setback and which crosses a street side platted building line. Staff is supportive of the requested setback and building line variances. Staff views the request as reasonable. The removal of the existing cargo container and replacement with a new building addition will be a nice improvement to the property. The new building addition will have only a minor encroachment across the platted building line. Only approximately 160 square feet of the building addition crosses the street side platted building line. Since a replat will be required for the building line encroachment, staff believes it appropriate to include the southern gas pump canopy's encroachment with the variance request and replat. The canopy encroachment is also a relatively minor corner encroachment. Only approximately 350 square feet of the 2,500 square foot canopy encroaches across the front platted building line. Staff feels that it is appropriate to allow the encroachments, as they should not interfere with vehicular circulation throughout the site or utilities. Staff believes that the proposed setback and building line variances 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 building line for the addition and APRIL 27, 2015 ITEM NO.: 2 (CON'T.) existing gas pump canopy. 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 setback and building line variances, subject to the following conditions: 1. Completion of a one -lot replat reflecting the change in the platted building line as approved by the Board. 2. Compliance with the Landscape and Buffer comments as noted in paragraph B. of the staff report. BOARD OF ADJUSTMENT (April 27, 2015) 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.