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HomeMy WebLinkAboutZ-6554-G Staff AnalysisMAY 21, 2007 ITEM NO.: 1 File No.: Owner: Applicant: Address: Description: Zoned: Z -6554-G Stephen L. Lafrance Pharmacy, Inc. Steve Roberts, Hank's Furniture 1000 S. Bowman Road Approximately 700 feet north of the northwest corner of Bowman and Kanis Roads. C-3 Variance Requested: A variance is requested from the parking provisions of Section 36-502 in association with a new commercial development. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Undeveloped Proposed Use of Property: New Commercial Development (Furniture Store) STAFF REPORT A. Public Works Issues: 1. Public Works has no comments for the parking variance only. B. Landscape and Buffer Issues: Site plan must comply with the Citiy's minimal landscape and buffer ordinance requirements. The Northwest corner property line needs to reflect the minimal landscape perimeter width of nine foot. A variance from this minimal requirement will require approval from the City Beautiful Commission. The landscape ordinance requires a minimum of three (3) feet of building landscaping between the parking areas and the building. An automatic irrigation system to water landscaped areas will be required. MAY 21, 2007 ITEM NO.: 1 (CON'T. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. C. Staff Analysis: The C-3 zoned property at 1000 S. Bowman Road is currently undeveloped and partially tree covered. It appears that some site work has taken place over the years in preparation of new development. The 3.8 acre property is located on the west side of S. Bowman Road, approximately 700 feet north of Kanis Road. The property is at a significantly lower grade than the property immediately to the north (Sam's Club). The applicant proposes to construct a new 75,000 square foot (one-story) commercial building on the property, as noted on the attached site plan. The proposed building will house a Hank's Furniture store and include 66,000 square feet of showroom space and 9,000 square feet of warehouse space. There will be an entry drive from S. Bowman Road at the southeast corner of the property. There will be paved parking on the east and west sides of the building, with truck access at the building's southwest corner. A total of 131 parking spaces is proposed. Section 36-502 of the City's Zoning Ordinance requires a minimum of 199 parking spaces for a commercial building as proposed. Therefore, the applicant is requesting a variance from this ordinance standard to allow 131 parking spaces for the development. The applicant notes that the furniture store type use requires much less than the ordinance required minimum number of parking spaces based on the past history associated with their other stores. Staff is supportive of the requested variance. A furniture store typically requires much less parking than does a commercial strip center or other types of retailers, such as Wal-Mart, Target, Home Depot, etc. Staff feels the applicant is justified in making the request for reduced parking as long as the building is used only for a furniture store. If the use of the building changes, additional Board of Adjustment review will be required to determine if the parking is sufficient or alternate parking plans will be required. Staff believes the proposed commercial development, with reduced required parking, will have no adverse impact on the adjacent properties or the general area. MAY 21, 2007 ITEM NO.: 1 (CON'T. D. Staff Recommendation: Staff recommends approval of the requested parking variance, subject to the building's use being maintained as a furniture store. If the use changes in the future, additional Board of Adjustment review will be required with respect to the parking issue. BOARD OF ADJUSTMENT: (MAY 21, 2007) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. Staff informed the Board that the applicant had revised the site plan to change the driveway location as per Public Works and accommodate the required handicap parking spaces. Staff noted that the revised plan had 125 total parking spaces. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 5 ayes, 0 nays and 0 absent.