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HomeMy WebLinkAboutZ-7050-A Staff AnalysisAUGUST 29, 2005 ITEM NO.: 3 File No.: Z -7050-A Owner: Peter Lee Address: 4511 W. 12" Street Description: Lots 11-16, Block 6, H.F. Buhler's Ninth Addition Zoned: C-3 Variance Requested: Variances are requested from the area provisions of Section 36-301to allow a new building with reduced setbacks. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Commercial and Undeveloped Proposed Use of Property: Commercial and Convenience Store STAFF REPORT A. Public Works Issues: 1. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lots must share a single driveway access on 12th Street. The width of driveway must not exceed 36 feet. The site has excessive number of driveways, the two driveways at Peters are required to be removed. B. Landscape and Buffer Issues: Area set aside for interior landscaping within the proposed vehicular use area is 138 square feet less than the 785 square feet required by the landscape ordinance. To receive credit toward fulfilling interior landscape requirements, interior landscape islands must be at least 113 square feet in area and 5.6 feet in width. Variances from the landscape ordinance require City Beautiful Commission approval. These requirements take into account the reductions allowed within the designated mature area of the city. AUGUST 29, 2005 ITEM NO.: 3 CON'T. C. Staff Analysis: The C-3 zoned property at 4511 West 12th Street contains a one-story block commercial building within the east half of the property. The west half of the property is undeveloped and grass/gravel covered. The property is located on the south side of West 12th Street, between Adams and Washington Streets. There are four (4) existing access drives from West 12th Street and one (1) drive from Washington Street. There is paved parking between the existing commercial building and West 12th Street. There is a drainage ditch which runs along the south property line. The applicant is proposing to construct a new convenience store with gas pumps within the west half of the property. The proposed convenience store building will be 3,200 square feet in size and be located within the rear (south) portion of the property, 10 feet from the south property line. A canopy covering gas pumps will be located on the north side of the building, 20 feet back from the front (north) property line, after additional right-of-way dedication. The buildings will be located 40 to 58 feet back from the west street side property line. New paved parking will be located on the north and east sides of the proposed convenience store building. New access drives will be constructed from Adams Street and near the center of the property from West 12th Street. Two (2) existing driveways from West 12th Street and one (1) from Washington Street in front of the existing commercial building (east half of property) are proposed to remain. The driveway from Adams Street is proposed to be an exit only drive, based on the proposed circulation around the gas pumps and parking in front of the building, as noted on the attached site plan. Section 36-301(e)(1) of the City's Zoning Ordinance requires a minimum front setback of 25 feet for C-3 zoning. Section 36-301(e)(3) requires a minimum rear setback of 15 feet (when providing a 25 foot exterior side yard). Therefore, the applicant is requesting variances to allow a 20 foot front setback and a 10 foot rear setback. Staff is supportive of the requested variances. Staff feels the variances are reasonable for this proposed infill development. The proposed gas pump canopy is located 25 feet from the front property line prior to the additional five (5) foot right-of-way dedication. The existing commercial building is located 6.5 feet from the rear property line, 3.5 feet closer than the proposed convenience store building. Therefore, the proposed building setbacks will not be out of character with other structures in the area. Staff believes development of a convenience store with gas pumps facility on this property will have no adverse impact on the adjacent properties or the general area. Although staff has no problem with the proposed building setbacks, staff has a concern with the proposed vehicular circulation within the site. The proposed site plan shows one-way vehicular circulation through the site, from West 12th Street to the exit only drive to Adams Street. Staff feels that this is 2 AUGUST 29, 2005 ITEM NO.: 3 (CON'T. unreasonable, based on the fact that vehicles will be pulling up to the south side of the gas pumps in an east bound direction, with gas tank access on the driver side of most vehicles. Therefore, staff feels the driveway from Adams Street should be two-way, the angled parking in front of the building should be reversed and east bound circulation allowed to the south side of the gas pumps. With these changes and compliance with the Public Works and Landscape requirements as noted in paragraphs A. and B. of this report, staff would support the redevelopment plan for the property. This includes elimination of the two (2) existing driveways from West 12th Street within the east portion of the property. D. Staff Recommendation: Staff recommends approval of the requested setback variances, subject to the following conditions: 1. Compliance with the Public Works requirement as noted in paragraph A. of the staff report. 2. Compliance with the Landscape and Buffer Ordinances, or request a variance for reduced interior landscaping from the City Beautiful Commission. 3. Revising the interior vehicular circulation, as noted in paragraph C. of the staff report. 4. The dumpster must be serviced during day light hours only. 5. Any site lighting must be low level and directed away from the adjacent residential property to the south. BOARD OF ADJUSTMENT: (AUGUST 29, 2005) 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 by a vote of 5 ayes and 0 nays. K,