HomeMy WebLinkAboutZ-5875-A Staff AnalysisJuly 26, 1999
Item No.: 1
File No.
Owner•
Address:
Description:
Zoned:
Variance Requested:
Justification:
Present Use of Property:
Proposed Use of Proper :
Staff Report:
A. Public Works Issues:
Z -5875-A
Union Planters Bank under contract
to Goin Oliver Harper Trust
5101 "A" Street
Lot 8, Block 7, Pfeifer' s Addition
R-3
A variance is requested from the
off-street parking provisions of
Section 36-507 to permit
development of this R-3 zoned lot
as a parking lot.
The applicant's justification is
presented in an attached letter.
Vacant lot
Parking lot
1.Van Buren is listed on Master Street Plan as a minor
arterial. Dedication of right-of-way to 35 feet from
centerline is required.
2. West "A" Street is a commercial street. Dedication of
right-of-way to 30 feet from centerline is required.
3.A 20 feet radial dedication of right-of-way is required
at the corner of Van Buren and "A" Street. (Dedicate
right-of-way to 10 feet from centerline.)
With a Building Permit
4. Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.
July 26, 1999
Item No.: 1 (Cont.)
5. All driveways shall be concrete aprons per City
Ordinance.
6. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 -foot sidewalks with planned
development.
7. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
8. Improve alley and pave to 18 feet wide.
B. Staff Analysis:
The applicant proposes to develop the vacant, R-3 zoned lot
located at 5101 "A" Street as a small parking lot to serve
the Subway Sandwich Shop located on the C-3 zoned property
adjacent to the south. Section 36-507 requires detached
parking facilities to be located on property which is zoned
to allow the principal use the parking will serve or they
must be approved by the Board of Adjustment.
Staff believes the request to be reasonable. Of the 16 lots
located in the block bounded by Markham, "A", Van Buren and
Harrison Streets, 14 are zoned C-3 Commercial and 2
(including this lot) are zoned R-3 Residential. The lot
adjacent to the west of this site contains a paved parking
lot. The other remaining R-3 property is one lot further
west. The remainder of the block contains 3 restaurants, a
hotel and parking lots. The adopted Land Use Plan
recommends nonresidential development, office specifically,
for the northern half of the block, including this lot. The
Planning Commission had previously approved office zoning
for the lot but the proposal died at the Board of Directors
when the previous applicant refused to dedicate right-of-
way. The dedication so greatly reduces the useable area of
this small lot that its potential for development is also
reduced. The applicant has worked with the staffs of the
Planning and Public Works Departments to arrive at the Plan
for a 10 space parking lot which is being presented to the
Board of Adjustment. Staff believes it to be an appropriate
use of the lot which is compatible with uses and zoning in
the area. The plan incorporates the required right-of-way
dedication and provides as much landscaping as is feasible.
Even so, additional variances may be required from the City
2
July 26, 1999
Item No.: 1 (Cont.)
Beautiful Commission or Board of Directors related to
landscaping or driveway/street issues.
C. Staff Recommendation:
Staff recommends approval of the variance request to allow
for development of the R-3 zoned lot as a parking lot
subject to compliance with the following conditions:
1. Compliance with the City's Landscape Ordinance or any
variance of those requirements as may be granted by the
City Beautiful Commission.
2. Compliance with Public Works Comments including any
variance of those requirements as may be granted by the
Board of Directors.
BOARD OF ADJUSTMENT:
(JULY 26, 1999)
The applicant was present. There were no objectors present.
Staff presented the item and a recommendation of approval subject
to compliance with the following conditions.
1. Compliance with the City's Landscape Ordinance or any variance
of those requirements as may be granted by the City Beautiful
Commission.
2. Compliance with Public Works Comments including any variance
of those requirements as may be granted by the Board of
Directors.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 5 ayes, 0 noes and 0 absent.
3