HomeMy WebLinkAboutZ-3982-B Staff AnalysisSEPTEMBER 25, 2006
ITEM NO.: 2
File No.: Z -3982-B
Owner: Larry and Joan Nafe
Applicant: Larry and Joan Nafe
Address: 2900 Kavanaugh Blvd.
Description: Part of Lots 5 and 6, Block 53, Pulaski Heights Addition
Zoned: C-3
Variance Requested: Variances are requested from the area provisions of Section
36-301 to allow a building addition with reduced rear and street side setbacks.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Veterinary Clinic
Proposed Use of Property: Veterinary Clinic
STAFF REPORT
A. Public Works Issues:
1. At the time of construction, repair or replace any curb and gutter or sidewalk
that is damaged in the public right-of-way prior to occupancy.
B. Landscape and Buffer Issues:
In conjunction with this project, an upgrade in landscaping may be required. It
appears that zero green space is located on the front of the property.
Therefore, the removal of concrete/asphalt may be required in conjunction with
this upgrade.
Street trees are recommended.
A franchise agreement must be obtained for any work that is to occur in the
public right-of-way. Contact John Barr at 371-4646,
SEPTEMBER 25, 2006
ITEM NO.: 2 (CON'T.
C. Staff Analysis:
The C-3 zoned property at 2900 Kavanaugh Blvd. is occupied by a one story
masonry commercial building. The property is located at the northwest corner
of Kavanaugh Blvd. and Palm Street. There is a paved parking area on the
south side of the building between the building and Kavanaugh Blvd. Existing
driveways from Kavanaugh Blvd. and Palm Street serve as access. There is a
large canopy structure at the southeast corner of the building.
The applicant proposes to remove the canopy structure from the front of the
building and construct an addition along the front of the building, as noted on
the attached site plan. The addition will extend approximately seven (7) feet
closer to the front property line and be located along the entire front of the
building, wrapping around a portion of the southwest corner of the building.
The addition will be located 18 to 22 feet from the street side (east) property
line, 33 feet from the front (south) property line, four (4) feet from the west side
property line and 20 feet from the rear (north) property line.
The applicant has noted that with the proposed building addition no reduction in
parking spaces will occur. At least the same number of vehicles will be able to
--- --- jamy parking araa !be prr)lar)-qpLl-hilildinQqd(iit'Qn will be -for
additional space for the existing veterinary clinic. No increase in the number of
doctors is proposed. Therefore, no increase in parking will be required.
Section 36-301(e)(2) of the City's Zoning Ordinance requires a minimum street
side setback of 25 feet. Section 36-301(e)(3) requires a minimum rear setback
of 25 feet. Therefore, the applicant is requesting variances from these
ordinance standards to allow reduced street side (18-22 feet) and rear (20 feet)
setbacks with the proposed building addition.
Staff is supportive of the requested variance. Staff views the request as
reasonable. The setback variances requested are very minimal. The proposed
addition to this building will not be out of character with other buildings in this
area. Many of the commercial buildings in this area are located on the street
front and side property lines. It appears that a minimal amount of parking will be
maintained on the property. There is also on -street parking in front of the
property along Kavanaugh Blvd. Staff believes the proposed building addition
will have no adverse impact on the adjacent properties or the general area.
D. Staff Recommendation:
Staff recommends approval of the requested setback variance, subject to
compliance with the Public works and Landscape/Buffer requirements as noted
in paragraphs A and B of the staff report.
2
SEPTEMBER 25, 2006
TEM NO.:
BOARD OF ADJUSTMENT:
(SEPTEMBER 25, 2006)
The applicant was present. There were no objectors present.. Staff presented the item
and a recommendation of approval.
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 open position.
3