HomeMy WebLinkAboutZ-6963 Staff AnalysisFebruary'26, 2001
Item No.: A
File No.
Owner:
Address:
Description•
Zoned:
Variance Requested:
Justification:
Present Use of Property:
Proposed Use of Property:
Staff Report :
A. Public Works Issues:
With Building Permit:
Z-6963
E -Z Mart/Richard McKinney
2102 N. McKinley
Lots B and 22, Westover Hills
C-3
Variances are requested from the
area regulations of Section 36-301
to permit construction of a gas
island canopy.
The irregular shape of the property
limits the buildable area without a
variance.
Convenience store
Convenience store
1. Pine Valley and McKinley are classified as commercial
streets. Dedication of right-of-way 30 feet from
centerline of existing road will be required.
2.A 20 -foot radial dedication of right-of-way will be
required at the corner of Pine Valley and McKinley.
3. Driveways shall conform to Sec. 31-210 or Ordinance
18,031. Eliminate driveways that do not meet ordinance
requirements.
4. Provide design of street conforming to "MSP" (Master
Street Plan). Construct one-half street improvement to
these streets including 5 -foot sidewalks with planned
development.
5. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
February 26, 2001
Item No.: A (Cont.)
B. Staff Analysis:
The C-3 zoned property located at 2102 N. McKinley Street is
occupied by a one-story, 3,880 square foot, commercial
building. The building houses, a laundromat and a
convenience store. The operator of the convenience store
proposes to reinstall gas pumps on the site. A 24' X 52'
canopy is proposed to cover the gas pump islands. The
canopy is proposed to have a 5 -foot setback on both the
McKinley Street and Pine Valley frontages. The code
requires setbacks of 25 feet on both frontages. The lot is
pie -shaped, coming to a point at the intersection of Pine
Valley and McKinley. The unusual shape greatly reduces the
available buildable area.
Staff has concerns about the proposal. The lot is indeed
unusually shaped, requiring variances for any additional
structure to be built on the site. Staff's primary concern
is that adding the canopy appears to result in overbuilding
the site. Once the required right-of-way is dedicated for
Pine Valley and McKinley, the canopy will have a 0 foot
setback on both of those perimeters. The majority of the
proposed canopy extends into the required setbacks. This
3,880 square foot commercial building requires 13 on-site
parking spaces. Allowing the canopy to be built, as
proposed, will eliminate several parking spaces, leaving
only 10 spaces across the front of the building. The
existing building itself extends into the setbacks along
both streets and is built very near the rear (north)
property line as a result of previous action by the Board of
Adjustment in 1964. The canopy appears to be located within
15 feet of the curb of McKinley Street. The lots across
McKinley, to the east, are occupied by single-family homes
with typical 25± foot front yards. The visual effect of the
canopy on these nearby residences could be negative. Staff
also has significant concerns about traffic patterns on the
site once the fuel pump islands are installed. As a result
of these concerns, staff cannot support the variance
request.
C. Staff Recommendation:
Staff recommends denial of the application.
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February 26, 2001
Item No.: A (Cont.
BOARD OF ADJUSTMENT:
(JANUARY 29, 2001)
Frank Riggins, of the Mehlburger Firm, was present representing
the applicant. There were two interested parties present. These
persons did not fill out attendance cards. Staff informed the
Board that the applicant had requested that the item be deferred
to the February 26, 2001 meeting to allow the architect time to
prepare additional drawings.
The item was placed on the Consent Agenda and deferred to
the February 26, 2001 meeting by a vote of 5 ayes, 0 noes and
0 absent.
BOARD OF ADJUSTMENT:
(FEBRUARY 26, 2001)
The applicant was not present. There were no objectors present.
Staff informed the Board that the applicant had requested
withdrawal of the item.
The item was placed on the Consent Agenda and approved for
withdrawal. The vote was 5 ayes, 0 noes and 0 absent.
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