HomeMy WebLinkAboutZ-6490 Staff AnalysisMay 18, 1998
Item No.: 5
File No.
Owner:
Address:
Description:
Zoned:
Variance Requested:
justification:
Present Use of Property:
Pra osed Use of Property:
Staff Report:
A. Public Works Issues:
Z-6490
Fureigh Equipment Company,
Alan Fureigh
7312 Asher Avenue
Part of the SW 1/4, SW 1/4, Section
1, T -1-N, R -13-W
C-3
A variance is requested from the
area regulations of Section 36-301
to permit construction of a new
building with a reduced side yard
setback.
The adjacent R-2 zoned property is
occupied by a school. The back
side of the school site abuts this
property.
Vacant
Shirt Laundry
1. Asher Avenue is listed on the Master Street Plan as a
principal arterial, dedication of right-of-way to 55
feet from centerline will be required.
2. Dedicate right-of-way to 30 feet from centerline for
West 40th Street.
3. 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 or provide 15% in -lieu contribution.
4. Street improvement plans shall include signage and
striping.
5. Completed plans must be approved by Traffic Engineering
prior to construction.
6. Asher Avenue has a 1996 average daily traffic count of
13,000 vehicles.
7. Obtain permits (barricade/street cut) for improvements
within proposed or existing right-of-way from Traffic
Engineering prior to construction in right-of-way.
8. Obtain permits for improvements within State Highway
right-of-way from AHTD, District VI.
May 18, 1998
Item No.: 5 (Cont.
9. Utility excavation within proposed rights-of-way shall
be per Article V of Sec. 30.
H. Staff Analysis:
The C-3 zoned property at 7312 Asher Avenue is comprised of
two tracts. The building on the eastern tract contains a
laundry pick-up station and a laundry facility for bulk
cleaning of domestic items. The western tract contains an
older, vacant commercial building. The applicant proposes
to remove the building from the western tract and build in
its place a new 3,840 square foot commercial building. The
new building will house a shirt laundry leased to Sturbridge
Cleaners. The proposed new building will have a side yard
setback on the west of 5 feet. The abutting property is
zoned R-3. Section 36-301 requires a side yard setback of
15 feet where C-3 zoned property abuts residential
districts.
If the reduced setback were the only issue, staff could be
supportive of the request. The abutting property, although
zoned R-3, is occupied by an elementary school. The large
school tract extends westward to Stannus Street. The
portion of the school site nearest to the applicant's
property is undeveloped and used as play area. The school
buildings are located on the western end of the tract.
Allowing the requested setback variance should not impact
the school site.
However, there is a larger issue which precludes staff from
supporting the variance. From all appearances, the
applicant is overbuilding the site. The proposed new
building occupies the entire buildable area between the
building lines on the Asher Avenue and West 40th Street
sides. Once the required right-of-way for these streets is
dedicated, the building will not meet the required front and
rear setbacks. Of primary concern is the lack of parking on
the site. There is no room to construct proper parking
facilities on the western tract, either in front of or
behind the building. If the whole two -tract development is
considered, parking becomes even more crucial. There are
only 8 parking spaces on the eastern tract to serve the
existing laundry facility and pick-up station. Several of
those spaces back out into the Asher Avenue right-of-way. A
minimum of 23 parking spaces are required to serve the
existing and proposed uses.
C. Staff Recommendation:
Staff recommends denial of the requested variance.
2
May 18, 1998
Item No.: 5 (Cont.
BOARD OF ADJUSTMENT: (MAY 18, 1998)
The applicant was not present. There were no objectors present.
Staff informed the Board that the applicant had requested that
the item be withdrawn.
The item was placed on the Consent Agenda and approved for
withdrawal by a vote of 5 ayes, 0 noes and 0 absent.
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