HomeMy WebLinkAboutZ-6714 Staff AnalysisJuly 26, 1999
Item No.: 13
File No.: Z-6714
Owner: Leah B. Tahin and Walthour-Flake
Company, Inc.
Address: 3710 S. University Avenue
Description: Lots 4, 5 and part of Lot 3,
Block 1, Requa's Suburban Park
Zoned: C-3
Variance Requested: Variances are requested from the
buffer requirements of Section 36-
522 to permit redevelopment of this
site which will result in land use
and street buffers of less width
than required by code.
Justification: Applicant's Statement: The
variances requested result
primarily from increased right-of-
way and easement requests for
future road improvements to both
University and Asher. They are
described as follows:
Western Boundary: An additional
turn lane is required on
University, approaching the
intersection. The existing right-
of-way is only 45 feet from the
centerline at the north end and 55
feet is required. We propose to
align the rear of this building and
its service drive with the existing
improvements to the north. This
gives a priority to preserving
greenspace for the street buffer,
but maintains the existing
condition of no land use
buffer/landscape area through to
the south end of the building. We
are providing a six foot opaque
privacy fence along the top of the
July 26, 1999
Item No.: 13 (Cont.
existing retaining wall where there
is currently no screen. We are
providing landscape area at the
south end of the drive where it is
possible to do so. The buffer
strip requirement is 11.5 feet
based on an average site depth of
230 feet. The average depth
provided with the landscape space
shown is 3.61 feet.
Southern Boundary: The right-of-
way requirement on Asher is to
allow for a possible future
westbound through lane. The
minimum right-of-way shown allows
for the street width, but an 8 foot
easement is required for the
placement of sidewalk and
utilities. This means -that
although we have adequate landscape
area for the street buffer
requirement of 15.35 feet, there is
a possibility that that space would
be reduced if the street is ever
widened. Bill Henry requested the
right-of-way, but stated that a
future lane is neither planned nor
guaranteed to happen. We shifted
our site plan approximately five
feet to the north to accommodate
all that we could of this
improvements at the north and know
we cannot shift further.
In summary, there is a great
opportunity for redevelopment of
these older vacant structures with
a new user. Walgreen's requires a
quality site and building
development. And where there is
absolutely no landscape space, some
could be developed and maintained
at this intersection. We have
worked with engineering staff to
minimize the right-of-way needs and
designed the site to fit the
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July 26, 1999
Item No.: 13 (Cont.)
Present Use of Property:
Proposed Use of Proper :
Staff Report:
A. Public Works Issues:
circumstances of the existing
conditions and future street
improvements. We appreciate your
consideration in these variance
requests.
Part of existing shopping center
development
New Walgreen's Drug Store
1. Dedicate right-of-way to 55 feet from centerline for
University Avenue to allow 6 lane facility with right
twin lanes and 5 foot sidewalk utility easement.
Dedicate right-of-way to 45 feet from centerline for
Asher Avenue with radial dedication at corner and 8 foot
sidewalk and utility easement.
With Construction:
2. Driveway show on Asher does not conform to ordinance
18,031 requiring 300 to setback from intersection.
Public Works supports variance.
3. Contribute in -lieu funds for sidewalks, street
construction planned for University and Asher Avenue
prior to permit. Reconstructed service drive shall
conform to Ordinance 18,031, requiring minimum width,
sidewalks, and access spacing. Eliminate "T"
intersection at drive onto University Avenue or move to
75 feet from curb line of proposed improvements.
B. Staff Analysis:
Walgreen's Drug Store proposes to build a new 15,120 square
foot retail store on the C-3 zoned property located at 3710
S. University Avenue. To accomplish this will require the
removal of a building which formerly housed an optical
service and a portion of the south end of the larger Town
and Country Shopping Center building. The site will be
completely redeveloped including a new parking lot layout
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July 26, 1999
Item No.: 13 (Cont.)
and new, expanded landscaping areas. The property will be
replatted to create a separate lot for the Walgreen's
development, -although it will appear to be a part of and
will tie into the remaining Town and Country development.
The building will meet or exceed all required setbacks. Due
to the right-of-way dedication requirements for Asher and
University Avenues, combined with the proposed parking
design, the land use buffer on the west perimeter and the
street side buffer on the south perimeter will fall below—
the code requirements.
The land use buffer required on the west side, adjacent to
an existing apartment development, is 11.5 feet. The
average depth proposed by the applicant is 3.61 feet,,
varying from 0 feet to 14.02 feet. A 6 foot tall, double
faced opaque wood privacy fence will be erected on the west
property line in lieu of the full buffer.
The street side buffer requirement on the Asher Avenue
perimeter is 15 to 35 feet. The applicant has -proposed a
street side buffer varying in width from 14.65 to 15.81
feet. A 8 foot utility and sidewalk easement is located
within that buffer area. There is a possibility that the
buffer proposed by the applicant could be reduced if Asher
Avenue is ever widened by the addition of another west bound
lane.
Staff is supportive of the requested variances. The site is
currently covered with pavement and building with very
little landscaping along the streets. There is no interior
landscaping and none along the western perimeter. This
proposed redevelopment will result in a much improved, more
visually appealing site, even with reduced buffers. Staff
applauds this important infill redevelopment and believes
the proposed store will be of benefit to the neighborhood.
C. Staff Recommendation:
Staff recommends approval of the requested buffer variance
subject to compliance with the following conditions:
1. Compliance with the City's Landscape Ordinance including
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.
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July 26, 1999
Item No.: 13 (Cont.)
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 including 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.
Staff informed the Board that the original notices were sent in a
timely manner but had the incorrect date for the hearing.
Corrected notices were sent on July 19, 1999, three days later
than required by the Board's bylaws. A motion was made to waive
the Board's bylaws and to accept the notices as completed by the
applicant. The motion was approved by a vote of 5 ayes, 0 noes
and 0 absent.
The applicant offered no additional comments.
The variance request was placed on the Consent Agenda and
approved as recommended by staff. The vote was 5 ayes, 0 noes
and 0 absent.
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