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HomeMy WebLinkAboutZ-7974 Staff AnalysisDECEMBER 19, 2005 ITEM NO.: 6 File No.: Z-7974 Owner: 600 Reservoir LLC, River City Properties and F & C Real Estate Co. Applicant: Robert Brown, Development consultants, Inc. Address: Northwest Corner Rodney Parham and Reservoir Roads Description: Lots 15, 16A and 16R, Towne Oaks Addition Zoned: C-3 and C-4 Variance Requested: Variances are requested from the area provisions of Section 36-302 and the building line provisions of Section 31-12 to allow a new building with a reduced front setback and which crosses a platted building line. 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. The new building is shown to be constructed within an existing drainage easement over an existing 36" stormwater pipe. The building and/or the pipe must be relocated. If the pipe is to be relocated, plans must be approved by Public Works prior to relocation and a new easement platted prior to issuance of a certificate of occupancy. B. LANDSCAPE AND BUFFER ISSUES: Areas set aside for buffers and landscape appear to meet with ordinance requirements. A controlled automatic irrigation system is required. Prior to the issuance of a building permit, it will be necessary to provide . landscape plans stamped with the seal of a Registered Landscape Architect. DECEMBER 19, 2005 ITEM NO.: 6 (CON'T.) C. STAFF ANALYSIS: The C-3 and C-4 zoned property at the northwest corner of Rodney Parham and Reservoir Roads is occupied by four (4) commercial buildings. One of the buildings is currently a convenience store with gas pumps, with the other buildings having a past use as restaurant type uses. There are associated paved parking lots and drives from Rodney Parham and Reservoir Roads. There is a 40 foot platted building line along the east (Reservoir Road) and south (Rodney Parham Road) property lines. The applicant proposes to remove the four (4) existing buildings from the site and construct a new commercial building near the center of the property, as noted on the attached site plan. The new commercial building will house a Walgreens retail store. The front door of the business will be located at the southeast corner of the building, with a pharmacy drive-thru on the north building facade. Truck loading docks will be located on the west side of the building. Paved parking will be located on the north and south sides of the building. The existing driveways will be combined into two (2) access drives. The new drives will be located at the northeast corner (from Reservoir Road) and southwest corner) from Rodney Parham Road) of the property. There are utility easements which run through the center of the property, which will be abandoned as part of the project. A primary site sign will be located at the southeast corner of the property. The applicant is requesting one (1) variance with the proposed redevelopment project. The northeast corner of the proposed building crosses the 40 foot platted building line by approximately 3.4 feet. Section 31-12(c) of the City's Subdivision Ordinance requires encroachments across platted building lines be reviewed and approved by the Board of Adjustment. Therefore, the applicant is requesting a variance to allow the proposed encroachment. Staff is supportive of the requested building line variance. Staff views the request as very minor. The northeast corner of the building falls within the C-3 zoned portion of the lot which typically requires only a 25 foot front setback. Although the existing commercial buildings to the north along the west side of Reservoir Road are located at least 40 feet back from their respective front property lines, the proposed minor encroachment across the building line will go virtually unnoticed with respect to aligning with the other buildings. Staff believes the proposed new commercial building, with minor building line encroachment, will have no adverse impact on the adjacent properties or the general area. If the Board approves the building line variance, the applicant will have to complete a one -lot replat reflecting the change in the platted front building line DECEMBER 19, 2005 ITEM NO_: 6 (CON'T. for the new commercial building. 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 building line variance associated with the new commercial construction, subject to completion of a one -lot replat reflecting the change in the front platted building line as approved by the Board. BOARD OF ADJUSTMENT: (DECEMBER 19, 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.