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HomeMy WebLinkAboutZ-6596-A Staff AnalysisDECEMBER 19, 2005 ITEM NO File No.: Z -6596-A Owner: Dixie Development, LLC Applicant: Scott Richburg Address: 1509 Green Mountain Drive Description: Tract C-1, Rainwood Forest Addition Zoned: O-3 Variance Requested: Variances are requested from the area provisions of Section 36-281 and the easement provisions of Section 36-11 to allow a building addition with a reduced rear setback and which encroaches into a utility easement. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Office Proposed Use of Property: Office STAFF REPORT A. Public Works Issues: Driveway locations do not meet the traffic access and circulation requirements of Section 30-43 and 31-210. The property must have a single driveway access. Since the circle driveway exists, it can remain as is or be removed if new driveway location is desired. The width of driveway must not exceed 36 feet and be constructed of concrete. The existing south access location on the circle drive extends beyond the property line in the right-of-way. 2. Site grading and drainage plan should provide sufficient drainage for stormwater from the adjacent property to the north. DECEMBER 19, 2005 ITEM NO.: 1 CON'T. B. LANDSCAPE AND BUFFER ISSUES: The proposal does not allow for the minimal 9 foot wide landscape buffer distance along the northern perimeter of the site. This is a requirement of both the landscape ordinance and the buffer ordinance; therefore, Board of Adjustment approval and the City Beautiful Commission approval are required. This approval must be obtained prior to the issuance of a building permit. Easement cannot count toward this requirement. The proposal does not allow for the minimal landscape strip along the eastern perimeter of the site. The proposed parking backout area is too large. This area can be reduced to 5 foot allowing for the minimum 9 foot wide strip to be installed. A variance from this minimum requirement would require the approval from the City Beautiful Commission prior to the issuance of a building permit. C_ UTILITY ISSUES: All of the public utility companies consent to the proposed easement encroachment. D. STAFF ANALYSIS: The 0-3 zoned property at 1509 Green Mountain Drive is occupied by a one- story frame office building. The property is located on the east side of Green Mountain Drive, just north of Huron Drive. There is a circular concrete driveway from Green Mountain Drive which serves as access. The north portion of the property is being used as a gravel parking area. The applicant proposes to construct a 42 foot by 43 foot two-story building addition on the rear of the existing office building, at its northeast corner, as noted on the attached site plan. The proposed addition will be located 10 feet from the rear (east) property line. A metal frame stair structure, which will be removable, will be located on the rear of the proposed addition. The stair structure will be located five (5) feet back from the rear property line, extending five (5) feet into a utility easement which runs along the rear property line. As part of the property's redevelopment plan, the applicant proposes to remove the existing circular driveway from Green Mountain Drive and construct a new 24 foot wide driveway near the northwest corner of the property. The drive will serve a proposed new paved parking area on the north side of the office building. Section 36-281(d)(3) of the City's Zoning Ordinance requires a minimum rear setback of 15 feet for 0-3 zoned property. Section 36-11(f) requires that encroachments into utility or drainage easements be reviewed and approved DECEMBER 19, 2005 ITEM NO.: 1 (CON'T. by the Board of Adjustment. Therefore, the applicant is requesting variances to allow the building addition, including steps, with a reduced rear setback and the steps to encroach into a utility easement. All other setbacks associated with the proposed addition conform to ordinance standards. Staff is supportive of the requested variances. Staff views the request as reasonable. This office zoned property backs up to C-3 zoned properties which contain a mini warehouse development and a commercial retail development. Staff believes the reduced rear setback will have no negative impact on these commercial properties. Additionally, the addition will be on the rear corner of the existing office building, away from the nearest residential properties to the south and southwest. As noted earlier, none of the public utility companies have a problem with the step structure encroaching into the utility easement along the rear property line. The applicant has submitted a revised plan conforming with the Landscape/Buffer and Public Works requirements as noted in paragraphs A and B of this report. Staff believes the applicant is proposing a quality redevelopment plan for the property which will have no adverse impact on the adjacent properties or the general area. E. STAFF RECOMMENDATION: Staff recommends approval of the requested variances, subject to the following conditions: 1. Compliance with Public Works and Landscape/Buffer requirements as noted in paragraphs A and B of the staff report. 2. The metal step structure on the rear of the proposed building addition must be maintained as a removable structure. BOARD OF ADJUSTMENT: (DECEMBER 19, 2005) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. 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 and 0 nays.