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HomeMy WebLinkAboutZ-4283-A Staff AnalysisAugust 26, 2002 ITEM NO.: A File No.: Owner: Address: Description: Zoned: Z -4283-A Albert Ross Sparks 7825 % Stagecoach Road Northeast corner of Stagecoach and Sibley Hole Roads C-1 Variance Requested: A variance is requested from the area provisions of Section 36-299 to allow a building addition with a reduced front yard setback. Justification: Present Use of Property: Proposed Use of Property: STAFF REPORT A. Public Works Issues: The applicant's justification is presented in an attached letter. Office and Catering Business Office and Catering Business Stagecoach Road is classified on the Master Street Plan as a major arterial with a right-of-way width of 55' from centerline. Existing right-of- way is adequate at the planned building addition, but inadequate at the northern property boundary. With the buildin ermit: a. Dedicate right-of-way to 55' from centerline. b. Construct boundary street improvements as required by the Master Street Plan or provide in -lieu contribution for street improvements. The hardship clause of the ordinance would apply and limit contribution to 15% of building cost. C. Stormwater detention ordinance will apply to this expansion. August 26, 2002 Item No.: A Cont. B. Landscape and Buffer Issues: A landscaping upgrade toward compliance with the Landscape Ordinance equal to the building expansion proposed (29%) will be required. C. Staff Analysis: The C-1 zoned property at 7825 Stagecoach Road is occupied by two (2) existing one-story, brick and frame structures. There is an existing gravel parking area between the buildings and Stagecoach Road, with an access drive from Stagecoach Road. There is a catering business located in the southernmost building, with a contractor's office in the north building. The property owner proposes to construct a 32 foot by 36 foot building addition at the north end of the northernmost building for additional office space. The building addition will be located 9.25 feet from the front (west) property line. Section 36-299(e)(1) of the City's Zoning Ordinance requires a minimum front yard setback of 25 feet. Therefore, the property owner is requesting a variance to allow a reduced front yard setback for the building addition. All other setbacks for the proposed building addition conform to ordinance standards. Staff is not supportive of the requested variance. With the potential for future widening of Stagecoach Road, staff feels that the proposed building addition is too close to the street right-of-way. As noted in paragraph A. of this report, Stagecoach Road is a Principal Arterial on the City's Master Street Plan, with 55 feet of right-of-way required from centerline. At the location of the proposed building addition (9.25 foot setback) there is approximately 57.5 feet of right-of-way for Stagecoach Road. Therefore, there is only approximately 2.5 feet of excess right-of-way at this point. As a possible solution, staff suggests designing a building addition for the south end of the building. Although this may eliminate a small area of parking between the two buildings, there appears to be a large enough area of gravel parking along the west side of the buildings to accommodate the two businesses. D. Staff Recommendation: Staff recommends denial of the requested front yard setback variance. 2 August 26, 2002 Item No.: A (Cont. BOARD OF ADJUSTMENT: (JUNE 24, 2002) Brian Sparks was present, representing the application. There were no objectors present. Staff presented the application with a recommendation of denial. Brian Sparks spoke in support of the application. He explained the reasons for locating the building addition on the noft end of the building. He noted that he could make the building addition smaller (24 foot X 32 foot). He explained that there is a parking area (9-10 spaces) between the two buildings and that he wished not to lose that parking. There was a general discussion regarding revising the proposed site plan. Staff indicated support for the possible 24 foot by 32 foot building addition (revised plan) and explained. Chairman Ruck asked if there would be windows on the north and east sides of the proposed building addition. Mr. Sparks stated that there would be no windows on the north side and residential style windows on the east side (one per office). There was a discussion about moving the proposed building addition back to be flush with the front of the existing building. Chairman Ruck stated that he had no problem with the application as proposed and explained. Vice -Chairman Gray noted that he supported leaving the building area as proposed and moving the addition back. Dana Carney, of the Planning Staff, noted that Stagecoach Road is a principal arterial, at the intersection with an interstate highway. He asked the Board not to lose sight of the fact that Stagecoach Road would be redeveloped at some point in time, and be located very close to the proposed building addition. Vice Chairman Gray asked if widening Stagecoach Road in this area was in the works. Mike Hood, of Public Works, noted that the widening was on the State's agenda, but not being designed at this time. He noted that the right-of-way for Stagecoach Road could go beyond the current front property line if a turn lane is needed. Chairman Ruck noted that the Board could vote on the application as proposed, vote on an amended application (if the applicant wished to amend) or vote on a deferral of the application. These options were discussed. Mr. Sparks stated that he wished to defer the application in order to work on a revision that staff could possibly support. There was a motion to defer the application to the July 29, 2002 agenda. The motion passed by a vote of 5 ayes and 0 nays. The application was deferred. 3 August 26, 2002 Item No.: A Cont. STAFF UPDATE: The applicant submitted a letter to staff on July 15, 2002 requesting that this application be deferred to the August 26, 2002 agenda. The applicant has noted that the will be out of town and unable to attend the July meeting. Staff supports the deferral request. BOARD OF ADJUSTMENT: (JULY 29, 2002) Staff informed the Board that the applicant submitted a letter requesting that this application be deferred to the August 26, 2002 agenda. Staff supported the deferral request. The item was placed on the Consent Agenda and deferred to the August 26, 2002 agenda by a vote of 4 ayes, 0 nays and 1 absent. BOARD OF ADJUSTMENT: (AUGUST 26, 2002) The applicant was present. There were no objectors present. Staff noted that the applicant had revised the application reducing the size of the proposed building addition and increasing the front yard setback. The proposed building addition was reduced to 630 square feet, with a 20 foot front yard setback. Staff recommended approval of the revised application subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs A and B of the agenda report. 2. A building permit must be obtained. 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. M