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HomeMy WebLinkAboutZ-4325-A Staff AnalysisSEPTEMBER 28, 2009 ITEM NO.: File No.: Z-4325-A Owner: PB General Holdings, LLC Applicant: Tim Noonan Address; 9125 Stagecoach Road Description: Lot 1, Stagecoach Crossing Subdivision Zoned: C-3 Variance Requested: A variance is requested from the buffer provisions of Section 36- 522 to allow a new commercial development with a reduced undisturbed land use buffer. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Undeveloped Proposed Use of Property: Retail Commercial STAFF REPORT A. Public Works Issues: No Comments. B. Landscape and Buffer Issues: Project has been reviewed for building permit. Area set aside for landscaping and buffers comply with ordinance requirements. C. Staff Analysis: The C-3 zoned property at 9125 Stagecoach Road is located on the east side of Stagecoach Road, south of Baseline Road. A one-story commercial building which will house a Dollar General Store is in the process of being constructed on the site. The building will be located near the southeast corner of the property, as noted on the attached site plan. Parking will be located on the north and west sides of the building. An access drive from Stagecoach Road SEPTEMBER 28, 2009 ITEM NO.: will be located at the northwest corner of the property. Retaining walls will be located along portions of the north, south and east property lines. The applicant is requesting one (1) variance with the proposed construction. Section 36-522(b)(3)a. of the City's Zoning Ordinance requires land use buffers (6 percent of average width and depth of lot) along the east and south property lines because the adjacent properties to the east and south are zoned R-2 residential. Section 36-521(f) requires that a minimum of 70 percent of land use buffers remain undisturbed. Adequate buffer areas have been provided along both the east and south property lines. However, the applicant has disturbed 100 percent of these buffers by way of removing all the undergrowth. The applicant has preserved all the mature trees within the buffers and will be planting ground cover in these areas. Staff is supportive of the requested buffer variance. Staff views the request as reasonable. Although the property to the south is zoned R-2, it is designated on the City's Future Land Use Plan as Commercial and will be developed as such in the future. Once developed, no land use buffer will be required along the south property line of the Dollar General Store property. Also, wooded floodway is located east of the property. The floodway is zoned R-2 but will never be developed. Staff believes the disturbance of the buffers along the south and east property lines will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested buffer variance, as filed. BOARD OF ADJUSTMENT: (SEPTEMBER 28, 2009) The applicant was not 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 and approved by a vote of 5 ayes and 0 nays.