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HomeMy WebLinkAboutZ-6957-L Staff AnalysisNOVEMBER 24, 2008 ITEM NO.: 3 File No.: Z -6957-L Owner: Colonel Glenn Centre, LLC Applicant: Pat McGetrick Address: West side of Talley Road, approximately 1,000 feet south of Colonel Glenn Road Description: Lot 21, Colonel Glenn Centre Addition Zoned: C-4 Variance Requested: A variance is requested from the area provisions of Section 36- 302 to allow construction of a new commercial building with reduced side setback. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Undeveloped Proposed Use of Property: Lawn and Garden Center STAFF REPORT A. Public Works Issues: No Comments B. Landscape and Buffer Issues: 1. Compliance with the City's Landscape Ordinance is required. 2. Currently, there is a seventeen foot wide (17') sidewalk proposed between the building and the parking lot. The landscape ordinance requires a three foot (3") minimal green space area. 3. The parking lot spaces are shown at a ten foot width (10') and the parking aisles are shown at thirty feet (30'), both of which are excessive in size and can be reduced to allow for more permeable surface space and additional green space. 4. The landscape ordinance requires a nine foot wide (9) perimeter landscape strip around the sites perimeter. Currently, this site isn't meeting this minimal requirement along the northern, eastern, or western perimeter of the site. A variance from the City Beautiful Commission must NOVEMBER 24, 2008 ITEM NO.: 3 (CON'T. be obtained prior to the issuance of a building permit for a reduction in this minimal amount. 5. This site must have an automatic irrigation system installed to water all landscaped areas. 6. Prior to the issuance of a building permit a landscape plan with the seal of an Arkansas Registered Landscape Architect is required. C. Staff Analysis: The C-4 zoned property located along the west side of Talley Road, approximately 1,000 feet south of Colonel Glenn Road is currently undeveloped. The property is Lot 21 of the Colonel Glenn Centre Addition. The subdivision extends north, south and west of this lot, with a stormwater detention area (separate tract) immediately to the east along Talley Road. The lot is oriented front to back running north to south and has frontage on an interior subdivision private access road along the north (front) property line. The applicant is proposing to develop the lot for a lawn and garden center type use. A one-story commercial building is proposed within the south half of the lot as noted on the attached site plan. The proposed building will include an outdoor garden center area along its east side. Access drives will be located along the north property line from the subdivision access road. Paved parking will be located between the proposed building and the subdivision access road (north side of building). An asphalt service drive will be located on the west and south sides of the proposed building. The building is proposed to be set back approximately 260 feet from the front (north) property line, 87 feet from the rear (south) property line and 25 feet from the east side property line. The building is proposed to have no setback from the west side property line. Section 36-302(e)(2) of the City's Zoning Ordinance requires minimum side setbacks of 15 feet for C-4 zoned property. Therefore, the applicant is requesting a variance to allow the zero (0) side setback along the west side property line. All other building setbacks conform to ordinance requirements. The applicant has noted that there are plans for a future building expansion, extending this building to the west onto the adjacent lot, creating a strip center development. Staff is supportive of the requested side setback variance. Staff views the request as reasonable, given the applicant's future plan to extend the building to the west. The west property line of this lot is an interior side line within a commercial subdivision, with the lot immediately to the west having the same ownership. The applicant will need to conform to building code requirements regarding fire rating of the west building wall located on the property line. The applicant will also need to assure that the development conforms to the City's Landscape and Buffer Ordinances. Otherwise, staff believes the proposed development with reduced side setback is appropriate and will have no adverse impact on the adjacent properties or general area. NOVEMBER 24, 2008 ITEM NO.: 3 (CON'T. D. Staff Recommendation: Staff recommends approval of the requested side setback variance, subject to the following conditions: 1. Compliance with the City's Landscape and Buffer Ordinance. 2. Compliance with the City's Building Code requirements for fire rating the west wall of the proposed building. BOARD OF ADJUSTMENT: (NOVEMBER 24, 2008) 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 with a vote of 4 ayes, 0 nays and 1 absent.