HomeMy WebLinkAboutZ-3883-B Staff AnalysisAUGUST 30, 2004
ITEM NO.: 2
File No.: Z -3883-B
Owner: Curtis R. and Mary Kay Sanders Revocable Trust
Address: 1818 N. Taylor Street
Description: Lot 1-3, Block 12, Mountain Park Addition
Zoned: C-3
Variance Requested: A variance is requested from the area provisions of
Section 36-301 to allow a building addition with a reduced street side setback.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Commercial
Proposed Use of Property: Commercial with branch bank
STAFF REPORT
A. Public Works Issues:
1. Without a pass -by lane at the drive-through area, vehicles parked in
the three angled parking spaces must back across the entrance
drive (an un -safe maneuver) or wait in line at the motor bank.
2. There is very limited space on site for vehicles waiting at the drive-
through. If blocking of the through lanes on Taylor becomes a
problem, the existing driveway must be relocated to the south.
B. Landscape and Buffer Issues:
Since this is an existing development and there will be an increase in
landscaping, no additional landscaping will be required.
C. Staff Analysis:
The C-3 zoned property at 1818 N. Taylor Street is occupied by a one-
story brick and frame commercial building. There is a driveway from
Taylor Street which serves as the principal access to the property.
There is a paved parking lot on the east side of the building, between the
building and Taylor Street. There is a paved alley along the west
AUGUST 30, 2004
ITEM NO.: 2
property line running between "R" Street and Cantrell Road. The alley
serves as access to the rear of the building. There is also a driveway at
the northwest corner of the property from "R" Street, which previously
served a drive through window on the north end of the commercial
building.
The applicant proposes to remove the north 28 feet of the building and
construct a 31.33 foot wide canopy to serve as a drive through bank
facility. The drive through would contain two (2) teller lines and one (1)
ATM line. The new canopy structure would be located 4.75 feet from the
north (street side) property line. The canopy structure would also be
located approximately 30 feet from the west (rear) property line. The
existing building is located 8 to 9 feet from the north property line and 2
feet from the west property line. As part of the redevelopment plan, the
existing driveway at the northwest corner of the property will be
combined with the alley access for a single driveway.
Section 36-301(e)(2) of the City's Zoning Ordinance requires a minimum
street side setback of 25 feet. Therefore, the applicant is requesting a
variance to allow a 4.75 foot street side setback for the proposed drive
through canopy.
Staff is supportive of the requested variance. Staff feels that the request
is reasonable, primarily based on the fact that the overall building mass
is being reduced by approximately 890 square feet or nine (9) percent.
Although the canopy structure will be located approximately 3.5 feet
closer to the north property line, the canopy should have a lesser impact
giventhe fact that it is an open/unenclosed structure. Staff feels that the
proposed drive through bank facility will have no adverse impact on the
adjacent properties or the general area.
During the review process Public Works raised two (2) concerns
regarding the proposed drive through bank facility. The first had to do
with the three (3) parking spaces at the northeast corner of the property
and the possibility of having to back out across the access drive from
Taylor Street. To eliminate this concern, the applicant has agreed to
designate these spaces as employee parking only.
The second concern had to do with the possibility of drive through traffic
blocking the entry drive from Taylor Street. Public Works noted in
paragraph A. of this report that if drive through traffic blocking the
driveway becomes a problem, the drive will have to be relocated to the
south.
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AUGUST 30, 2004
ITEM NO.: 2 Cont.
D. Staff Recommendation:
Staff recommends approval of the requested setback variance, subject
to the following conditions:
1. Compliance with the Public Works issues as noted in paragraph A.
of this report.
2. The three (3) parking spaces at the northeast corner of the property
must be designated as "employee only" parking and signed
appropriately.
BOARD OF ADJUSTMENT: (AUGUST 30, 2004)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval.
Staff noted that the applicant had amended the application to provide a 26 foot
wide drive at the northwest corner of the property (with the alley), and to provide
a striping within this drive area to designate the vehicular lanes.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 4 ayes, 0 nays and 1 absent.
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