Loading...
HomeMy WebLinkAboutZ-5978-B Staff AnalysisMARCH 28, 2011 ITEM NO.: A File No.: Owner: Applicant: Address: Description: Zoned: Z -5978-B Felton Mattingly Daniel Bartlett 5023 Baseline Road Southeast Corner of Baseline Road and Sunset Lane C-3 Variance Requested: Variances are requested from the parking provisions of Section 36- 502 to allow construction of a new retail building with reduced parking, and the area provisions of Section 36-301 to allow a building with reduced street side setback. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Vacant Retail Building Proposed Use of Property: New Retail Building STAFF REPORT A. Public Works Issues: 1. Due to the proposed use of the property, the Master Street Plan specifies that Sunset Lane for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. B. Landscape and Buffer Issues: Areas set aside appear to meet with the City's Minimal Landscape and Buffer Ordinance requirements. C. Staff Anal sis: The C-3 zoned property at 5023 Baseline Road is occupied by a one-story block and frame commercial building. The property is located at the southeast corner of Baseline Road and sunset Lane. The building previously housed a furniture sales business and is currently vacant. Driveways from Baseline Road and Sunset Lane serve as access to the property. There are 14 parking spaces on the north side of the building. The spaces have very little maneuvering area because of the past widening of Baseline Road. There is a creek/floodway area which runs along the MARCH 28, 2011 TEM NO.: A (CON'T. east side of the property. An existing ground -mounted sign is located at the northeast corner of the property. The applicant proposes to remove the existing building and redevelop the site for a Dollar General Store. The development will include a 9,230 square foot (one- story) commercial building located within the south half of the property, as noted on the attached site plan. A paved parking area for 26 vehicles will be located within the north half of the property, along Baseline Road. A driveway from Baseline Road at the northeast corner of the site will serve as access to the property. A dumpster and truck access area will be located on the east end of the building. Perimeter landscape and buffer areas are shown on the plan, as well as interior and building landscaping. The applicant is requesting two (2) variances for the proposed redevelopment. The first variance is from the parking provisions of Section 36-502(b)(3)a. of the City's Zoning Ordinance. This section requires a minimum of 30 parking spaces for the proposed commercial building. The applicant is proposing 26 parking spaces. Therefore, a variance from this section is requested. The second variance is from the area provisions of Section 36-301(e)(2). This section requires a minimum street side building setback of 25 feet along the west (Sunset Lane) property line. The proposed building will have a west street side setback of 15 feet -10 inches. The proposed building has been located closer to the west property line in order to provide a 25 foot building setback from the floodway which runs along the east side property line. Staff is supportive of the requested variances. Staff views the requested development as a quality redevelopment plan for this property. The buildable area for this property is significantly reduced because of the floodway and required floodway easement located within the east half of the property. This causes the proposed building to be shifted more to the west, with a reduced street side setback. With respect to the parking variance, the applicant is proposing 26 parking spaces which meets their specifications for parking to serve this size Dollar General Store building. The proposed parking represents only a thirteen (13) percent reduction from the ordinance requirement. The proposed parking plan is a much better situation than what exists on the site currently. Staff believes the proposed redevelopment plan for this property will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested parking and setback variances, subject to the following conditions: 1. Compliance with the Public Works requirements as noted in paragraph A. of the staff report. 2. Compliance with the City's Landscape and Buffer Ordinance requirements. MARCH 28, 2011 ITEM NO.: A (CON'T. BOARD OF ADJUSTMENT: (MARCH 28, 2011) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval, with conditions. The item was placed on the Consent Agenda and approved, as recommended by staff with a vote of 4 ayes, 0 nays, 0 absent and 1 open position.