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HomeMy WebLinkAboutZ-8146 Staff AnalysisDECEMBER 18, 2006 ITEM NO.: 2 File No.: Z-8146 Owner: Davoud Hadidi Applicant: Shahin Riahi Address: 8116 Cantrell Road Description: Lot 1 of Replat of Tract B, Cantrell Heights Commercial Subdivision Zoned: C-3 Variance Requested: Variances are requested from the area provisions of Section 36-301, the parking provisions of Section 36-502 and the buffer provisions of Section 36-522 to allow a building addition with a reduced rear setback, reduced number of parking spaces and reduced buffer. 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: No Comments B. Landscape and Buffer Issues: A landscape upgrade equal to the percentage of building expansion will be required. C. Staff Analysis: The C-3 zoned property at 8116 Cantrell Road is occupied by a one-story rock and frame commercial building. Hadidi Oriental Rug Company occupies 4,660 square feet of the building, with a dental clinic occupying 3,672 square feet. DECEMBER 18, 2006 ITEM NO.: 2 (CON'T.) There is a driveway at the southwest corner of the property. Paved parking is located on the south and east sides of the building, with cross access between this property and the property to the east. There is also an access drive along the north side of the building and a carport -type structure at the northwest corner (north side) of the commercial structure. The applicant proposes to remove the existing carport -type structure and construct a 2,900 square foot addition on the rear (north side) of the building as noted on the attached site plan. The addition will be located 10 feet back from the rear (north) property line and 20 feet back from the east and west side property lines. The applicant notes that the addition will be used as storage/display space for the oriental rug business. The proposed addition will have two (2) exit doors and small windows near the top of the north wall. The applicant is requesting three (3) variances with the proposed addition. The first is from Section 36-301(e)(3) of the City's Zoning Ordinance. This section requires a minimum rear setback of 25 feet for C-3 zoning. The proposed addition will have a 10 foot rear setback. The next variance is from Section 36-502(b)(3). This section requires nine (9) additional off-street parking spaces for the proposed building expansion. The site contains 33 parking spaces which meet the minimum requirement for the oriental rug business and dental clinic. The applicant is requesting the variance to provide no additional parking. The final variance is from Section 36-522(b)(3)2. This section requires a minimum land use buffer of nine (9) feet along the rear (north) property line, adjacent to multifamily zoned property. The proposed addition is set back 10 feet from the north property line, however, there is a 10 foot utility easement along the north property line. The ordinance does not allow the utility easement to -be coon+lpd +LnLYeY,rdthe "buffer requirmnnt "Niel1-V1%. Staff is supportive of the requested variances. Staff views the proposed building addition as relatively minor in nature. There will be more than adequate separation between the commercial building and the nearest apartment building to the north. Although the 10 foot wide utility easement cannot be counted toward the buffer requirement, the applicant will be installing additional landscaping within this area as part of the landscape upgrade for the property. With respect to the parking variance, staff feels there is adequate parking on the site to serve the existing uses within the commercial building. Staff also feels the additional building area should be used as storage/display space only for the existing oriental rug business, and that any future uses be reviewed by the Board of Adjustment with respect to off-street parking. If the entire building (including addition) were used for retail/commercial, the overall parking requirement would DECEMBER 18, 2006 ITEM NO.: 2 (CON'T. drop to 37 spaces. Staff believes the proposed building addition will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested variances, subject to the following conditions: 1. Compliance with the landscape/buffer requirement as noted in paragraph B. of the staff report. 2. The additional building area must be used for storage/display space for the oriental rug business only. BOARD OF ADJUSTMENT: (DECEMBER 18, 2006) 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 3 ayes, 0 nays, 1 absent and 1 open position.