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HomeMy WebLinkAboutZ-3954-B Staff AnalysisJUNE 30, 2014 ITEM NO.: 1 File No.: Owner: Applicant: Address: Description: Zoned: Z -3954-B J.H.B. Baseline, LLC Paxton Singleton, Global Surveying Consultants, Inc. 4601 W. 65th Street Southwest corner of W. 65th Street and Wakefield Drive C-4 Variance Requested: A variance is requested from the general district provisions of Section 36-298 to allow placement of a dumpster within a street side setback. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Vacant Proposed Use of Property: Retail Store STAFF REPORT 0 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. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be JUNE 30, 2014 ITEM NO.: 1 CON'T. undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-81. The property to the south is zoned R-2 therefore, a minimum eighteen (18) foot buffer (6% of the average lot width) is required on the south property line. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (71/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 6. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 7. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 8. Dumpsters shall be screened from abutting properties and streets. The screen shall exceed the height of the dumpster or trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. 9. 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. C. Staff Analysis: The C-4 zoned property at 4601 W. 65th Street is currently undeveloped. The property is located at the southwest corner of W. 65th Street and Wakefield Drive. The property is comprised of lots 1 and 2R, Marvin Bass Industrial Acres No. 2 Addition, and contains 1.025 acres. A service station/auto repair garage previously existed within the north half of the property. A portion of the property contains chain-link fencing. The applicant proposes to construct a new one-story commercial (retail) building near the southwest corner of the property, as noted on the attached site plan. The building will be 70 feet by 130 feet in area, containing 9,100 square feet. Paved parking will be located on the east and north sides of the proposed building. A total of 30 parking spaces is proposed. A single entry/exit driveway will be located along the Wakefield Drive (east) property line. The proposed site plan also shows a dumpster area located near the southeast corner of the property, nine (9) feet JUNE 30, 2014 ITEM NO.: 1 (CON'T. back from the east (street side) property line and 23 feet back from the rear (south) property line. Section 36-298(2) of the City's Zoning Ordinance states that dumpster and trash containment areas shall not be located within the front yard setback area or street side yard setback area. Therefore, the applicant is requesting a variance from this ordinance standard to allow the dumpster area to be located within the 45 foot east/street side property line. Staff is supportive of the requested dumpster location variance. Staff views the request as reasonable. The proposed site plan appears to comply with all of the zoning ordinance requirements (building setbacks, parking, buffers, etc.), with the exception of the dumpster location. The applicant is proposing to locate the dumpster as far back from the street intersection as possible, while maintaining a 23 foot setback from the nearest residential property to the south. Staff believes that based on this proposed site plan the dumpster is located in an appropriate area, and should have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested dumpster location variance, subject to the following conditions: 1. Compliance with the Landscape and Buffer requirements as noted in paragraph B. of the staff report. 2. Additional landscape plantings must be installed along the east and south sides of the dumpster. 3. The dumpster area must be serviced between the hours of 7:00 a.m. and 6:00 p.m. only. 4. The dumpster area must be screened as per Section 36-523(d) of the code, with a brick or block enclosure and wood gates. BOARD OF ADJUSTMENT (June 30, 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.