HomeMy WebLinkAboutZ-7214 Staff AnalysisMay 20, 2002
ITEM NO.: 8
File No.: Z-7214
Owner: James A. Bottin
Address: 1428 Merrill Drive
Description: Lot 26, Charles Valley Subdivision
Zoned: C-3
Variance Requested: A variance is requested from the building
line provisions of Section 31-12 to allow a
building addition which crosses a front
platted building line.
Justification: The applicant's justification is presented in
an attached letter.
Present Use of Property: Fitness Center
Proposed Use of Property: Fitness Center
STAFF REPORT
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Public Works Issues:
No Comments.
Landscape and Buffer Issues:
A landscape upgrade toward compliance with the Landscape Ordinance
equal to the expansion percentage proposed will be required.
C. Staff Analysis:
The property at 1428 Merrill Drive is occupied by a two-story brick
commercial building which houses a fitness center. There are paved
parking areas located along the south and east sides of the building.
There is a cellular tower located within the rear (south) portion of the
property.
This lot (Lot 26, Charles Valley Addition) was platted in the 1970's and
included a 40 -foot front platted building line, which was typical of many
May 20, 2002
No.: 8 (Cont.
commercial lots platted at that time. The applicant proposes to construct
a 3,035 square foot addition to the front of the existing commercial
building. The building addition will be for the expansion of the fitness
center, with additional entrance, office and workout areas. A portion of
the addition will be two-story construction. The building addition is
proposed to cross the 40 -foot front platted building line, and maintain a
25 -foot setback from the front property line. The Zoning Ordinance
requires a minimum front setback in C-3 zoning of 25 feet. However,
Section 31-12 of the City's Subdivision Ordinance requires that
encroachments over platted building lines be reviewed by the Board of
Adjustment. Therefore, the applicant is requesting a variance to allow the
proposed building addition to cross the 40 -foot front platted building line.
Staff is supportive of the requested variance. Staff feels that the
proposed building addition will have no adverse impact on the adjacent
commercial or office properties. The proposed building addition complies
with Section 36-301 of the City's Zoning Ordinance which requires a
minimum front yard setback of 25 feet in C-3 zoning. In light of this, staff
views the variance request as very minor in nature. If the old 40 -foot
platted building line did not exist, the applicant could make the building
addition without any public review.
If the Board approves the building line variance, the applicant will have to
complete a one -lot replat reflecting the change in the front building line for
the proposed building addition. The applicant should review the filing
procedure with the Circuit Clerk's office to determine if the replat requires
a revised Bill of Assurance.
D. Staff Recommendation:
Staff recommends approval of the requested building line variance subject
to the following conditions:
1. Completion of a one -lot replat reflecting the change in the front
platted building line as approved by the Board.
2. No portion of the proposed building addition is to be located closer
than 25 feet to the front property line.
3. Compliance with the landscape requirement as noted in paragraph
B. of this report.
BOARD OF ADJUSTMENT:
(MAY 20, 2002)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval.
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May 20, 2002
Item No.: 8 (Cont.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 4 ayes, 0 nays and 1 recused (Langlais).
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