HomeMy WebLinkAboutZ-7028 Staff AnalysisMay 21, 2001
Item No.: 3
File No.
Owner:
Address:
Description:
Zoned:
Variance Requested:
Justification:
Present Use of Proper:
proposed Use of Property
Staff Report:
A. Public Works Issues:
Z-7028
MNT Investments
220 Commerce Street
Long Legal
UU
A variance is requested from the
development criteria of Article V,
Division 6, Chapter 36 to permit a
drive-through facility to take
directed access from a primary
street.
The Mixed Use nature of this
development creates the need for
the variance. The drive-through is
not highly visible.
Warehouse buildings and surface
parking
8 -Story Mixed Use development and
2 -level parking garage
With Building Permit:
1. Water main and drainage box under parking deck would
have to be approved to remain in place. Contact public
works to discuss above issues.
2. 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.
3. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
4. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
May 21, 2001
Item No.: 3 (Cont.)
5_ Plans of all work in right-of-way shall be submitted
for approval prior to start of work.
B. Landsca a Review:
The plan submitted does not allow for the minimum 6.7 -foot
wide landscape strip along the Interstate 30 access ramp.
Deletion of this landscape strip will require a variance by
the City Beautiful Commission.
C. Staff Analysis:
MNT Investments proposes to construct an 8 -story mixed-use
development and a 2 -level parking garage on the UU zoned
property located at 220 Commerce Street. The property
currently contains a surface parking lot and 2 warehouse
buildings. The proposed development conforms to the
development criteria of the new Urban Use zoning district
with one exception. A bank drive-through facility is
proposed for a portion of the ground floor. The drive-
through will consist of a single lane, taking access off of
Commerce Street. Commerce Street is defined as a "primary
street" by the UU regulations and drive-through facilities
are prohibited from being visible from or taking access from
a primary street.
Staff is supportive of the requested variance. The proposed
drive through consists of a single lane, "tucked" between
the north wall of the proposed multi -story building and the
retaining wall supporting a freeway entrance ramp. The
drive-through is further hidden by the entrance ramp
overpass over Commerce Street. The drive-through is located
in an area now used as a driveway.
Staff believes the overwhelming positives of this proposed
development easily outweigh the minor variance for the
drive-through.
There appear to be outstanding issues that must be resolved
concerning the rights-of-way of Rock Street and an alley.
Portions of each were abandoned in conjunction with the
interstate development in the early -mid 19601s. Portions of
each appear to still be open (although not physically open)
and those portions that were abandoned were most likely
retained for easements. These issues can be resolved by the
applicant through the Board of Directors.
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May 21, 2001
Item No.: 3 (Cont.)
D. Staff Recommendation:
Staff recommends approval of the requested variance to allow
a single -lane drive-through to take access off of Commerce
Street subject to compliance with the following conditions:
1. Compliance with Public Works Comments including any
variance or waiver as may be granted by the Board of
Directors or the Director of Public Works.
2. Compliance with the City's Landscape Ordinance
including any variance or waiver as may be granted by
the City Beautiful Commission.
BOARD OF ADJUSTMENT:
(MAY 21, 2001)
The applicant was present. There were no objectors present.
Staff presented the item and a recommendation of approval subject
to compliance with the conditions outlined in the "Staff
Recommendation" above.
The applicant offered no additional comments.
The item 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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