HomeMy WebLinkAboutZ-7833 Staff AnalysisAPRIL 25, 2005
ITEM NO.: 14
File No.:
Owner:
Applicant:
Address:
Description
Zoned:
Z-7833
Jeff Johnson
Terry Burruss
623 N. Beechwood Street
South 40 feet Lot 12 and North 4 feet of Lot 11, Block 21, Pulaski
Heights Addition
C-3
Variance Requested: Variances are requested from the area provisions of Section
36-301 and the parking provisions of Section 36-502 to allow a new building with
reduced front setback and a reduced number of off-street parking spaces.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Commercial
Proposed Use of Property: Commercial
STAFF REPORT
A. Public Works Issues:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
B. Landscape and Buffer Issues:
A minimum of 4'/2 foot wide perimeter landscape strip is required north of the
proposed four car parking area by the Landscape Ordinance. This takes into
account the reductions allowed for being within the designated mature area of
the city and for being a rehabilitation of an existing development. A variance
from this ordinance requires City Beautiful Commission approval.
C. Staff Analysis:
The C-3 zoned property at 623 Beechwood Street is occupied by a one-story
frame commercial building. The building is approximately 1,755 square feet in
area, with an additional 640 square feet of storage space (concrete block
building) at the southeast corner of the property. The concrete block building is
APRIL 25, 2005
ITEM NO.: 14 (CON'T.
connected to the main structure. The main building sustained some interior fire
damage in the past. There is a small gravel/grass area at the northeast corner
of the property, within a fenced area, which has been used for parking in the
past. _Access to this area is gained by utilizing a paved alley which runs along
the east property line, between Kavanaugh and Woodlawn. There is on -street
parking on both sides of Beechwood Street in this area.
The applicant proposes to remove the 1,755 square foot building and construct
a new 2,800 square foot commercial building (one story) for two (2) businesses,
as noted on the attached site plan. The new building will be connected to the
existing block building at the southeast corner of the property. The proposed
building will be located 20 feet back from the front (west) property line, two (2)
feet from each side property line, and 50 feet back from the rear (east) property
line. A six (6) foot wide awning structure will be located on the front of the new
structure, setback 14 feet from the front property line. The applicant also
proposes a small area of paved parking at the northeast corner of the property,
where gravel parking existed in the past. The parking area will consist of four
(4) stacked spaces to be utilized for employee parking only.
Section 36-301(e)(1) of the City's Zoning Ordinance requires a minimum front
setback of 25 feet for C-3 zoned property. Section 31-502(b)(3)a. requires a
minimum of 11 off-street parking spaces for a new commercial building of the
size proposed. Therefore, the applicant is requesting variances from these
ordinance standards to allow construction of the new commercial building.
Staff supports the requested variances associated with the new building
construction. Staff views the project as a good infill development. The
proposed building will be located slightly closer to Beechwood Street than the
buildings to the south, however, the large commercial building immediately to
the north is located on its west (Beechwood Street) property line. Therefore,
the front building setback as proposed will not be out of character with this and
other commercial buildings in the area. With respect to the parking variance,
many of the smaller businesses in this general area have very little, if any, off-
street parking. The existing commercial building has existed for many years
with only a few off-street parking spaces for employees. Staff feels that there is
adequate on -street parking on Beechwood as well as other streets in the area
to accommodate the parking needs of this commercial site in combination with
the other commercial uses in this general area. Staff feels that the proposed
commercial redevelopment will have no adverse impact on the adjacent
properties or the general area.
D. Staff Recommendation:
Staff recommends approval of the requested setback and parking variances,
subject to compliance with the Public Works and Landscape/Buffer
requirements as noted in paragraphs A. and B. of the staff report.
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APRIL 25, 2005
ITEM NO.: 14 (CON'T.
BOARD OF ADJUSTMENT: (APRIL 25, 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 4 ayes and 0 nays and 1 recusal (Burruss)
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