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HomeMy WebLinkAboutZ-6991-A Staff AnalysisDECEMBER 20, 2010 ITEM NO.: 1 File No.: Z-6991 -A Owner: Integrity, Inc. Applicant: Kip A. Moore Address: 6124 Northmoor Drive Description: Lot 120 A -R1, Broadmoor North Addition Zoned: O-3 Variance Requested: A variance is requested from the parking provisions of Section 36- 502 to allow a building addition with fewer parking spaces than required. 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: No Comments B. Landscape and Buffer Issues: Should the upgrade to the property exceed fifty percent or more of the replacement cost the site must comply with the City's Landscape and Buffer Ordinances respectively. The property to the south is zoned 0-3; therefore, the landscape ordinance requirements shall apply; no buffer required. The City Beautiful Commission recommends saving any/all on-site trees as possible during the project. C. Staff Analysis: The 0-3 zoned property at 6124 Northmoor Drive is occupied by a 14,400 square foot, two-story office building, located within the west half of the property. The property is located on the south side of Northmoor Drive. with Garfield Drive along the east property line and Charlotte Drive along the west property line. A paved DECEMBER 20, 2010 ITEM NO.: 1 CONT. parking lot (40 spaces) is located within the east half of the property. A paved drop-off/pick-up area for three (3) to four (4) vehicles is located at the southwest corner of the paved parking lot. Access drives from Northmoor Drive and Garfield Drive serve the parking area. The building is occupied by Integrity, Inc., who has office, adult day care and child day care uses within the existing building. There is a playground area located within the rear yard area, south of the existing building. The applicant is proposing to construct a two-story, 8,000 square foot addition to the south side of the existing building, as noted on the attached site plan. The building addition will be located approximately 16.5 feet back from the rear (south) property line and 35 feet back from the west side property line. The applicant notes that the proposed addition will relieve existing crowded office conditions and will add minimal, if any, new office personnel. The applicant is requesting one (1) variance with the proposed office addition. Sections 36-502(b)(2)f. and g. of the City's Zoning Ordinance requires a total of 57 on-site parking spaces for the uses within the entire building, including building expansion. The existing uses require 38 on-site spaces and the office expansion requires 19 additional spaces. As noted previously, there are 40 paved parking spaces on the site. Therefore, the applicant is requesting a variance to allow the building expansion with no additional on-site parking. Staff is supportive of the requested parking variance. Staff views the request as reasonable. The applicant has noted that the building expansion will result in minimal, if any, new personnel being added. Five (5) of the required parking spaces are based on the total number of adults and children in the day care uses. These spaces will be utilized within the existing drop-off/pick-up area located on the site. Additionally, there is on -street parking located along one (1) side of Northmoor Drive, Garfield Drive and Charlotte Drive. This is on -street parking that can be utilized by Integrity, Inc. Based on the surrounding uses, Integrity, Inc. will have no competition for the on -street parking. Staff feels there is ample parking to accommodate the building expansion. A recent inspection of the property by staff revealed several available spaces within the existing parking area and a number of available on -street spaces. Staff believes the proposed building expansion with no additional off-street parking will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested parking variance, subject to compliance with the Landscape and Buffer requirements as noted in paragraph B. of the staff report. DECEMBER 20, 2010 M NO.: 1 (CON'T. BOARD OF ADJUSTMENT: (DECEMBER 20, 2010) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval, with conditions. The item was placed on the Consent Agenda and approved, as recommended by staff, with a vote of 3 ayes, 0 noes, 1 absent and 1 open position.