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HomeMy WebLinkAboutZ-8250 Staff AnalysisAUGUST 27, 2007 ITEM NO.: 2 File No.: Z-8250 Owner: Elizabeth Stegall Revocable Trust Applicant: Ron Tabor Address: 1800/1804 N. Taylor Street Description: Lots 5 and 6, Block, 12, Mountain Park Addition Zoned: C-3 Variance Requested: Variances are requested from the area provisions of Section 36- 301 and the buffer provisions of Section 36-522 to allow a commercial building addition with reduced setbacks and parking with reduced street buffer. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Commercial Proposed Use of Property: Branch Bank STAFF REPORT A. Public Works Issues: 1. No Comments on this variance. At time of building permit review, additional comments maybe made on the proposed development. B. Landscape and Buffer Issues: Site plan must comply with the city's minimal landscape and buffer ordinance requirements. This site is being rehabilitated and thus if this rehab of this existing structure exceeds fifty percent (50%) of its current replacing cost then all of the following comments apply. This site is located within the mature area of the city; therefore, these calculations take into account this factor and the minimal amounts are reflected as such. AUGUST 27, 2007 ITEM NO.: 2 CON'T. The zoning buffer ordinance requires a six foot nine inch wide street buffer. Currently, this site is not meeting this minimal amount along the southern and eastern property lines. The landscape ordinance requires a six foot nine inch wide perimeter landscape strip along the sites entirety. Currently, this site is not meeting this minimal amount along the northern, southern and eastern property lines. A variance from this minimal amount will require approval from the City Beautiful Commission prior to the issuance of a building permit. It appears the parking lot area is over sized and thus by reducing its depth this minimal ordinance amount can be met on the east perimeter. C. Staff Analysis: The C-3 zoned property at 1800/1804 N. Taylor Street is occupied by a one- story brick commercial building. The property is located at the northwest corner of N. Taylor Street and Cantrell Road. There is paved parking on the east side of the commercial building. An existing driveway from N. Taylor Street serves as access. A paved alley is located along the west property line. The alley is used by the various businesses within the block for access. The applicant proposes to remove the north portion of the building and remodel it as a branch bank facility. The exterior walls will be removed, but the roof structure will stay intact with the overall roofline remaining the same. The north portion of the building will become the drive-thru portion of the bank facility, with the canopy maintaining the same side (1 foot) and rear (15.5 feet) setbacks as the existing structure. With additional right-of-way dedication along Cantrell Road, the resulting street side (south) setback will be five (5) feet. The existing area of parking will be utilized with the redevelopment of the property. With the right-of-way dedication, only a one (1) foot street buffer will remain. There will be an additional 16 feet of landscaped area between the new south property line and the new sidewalk constructed along Cantrell Road. The applicant is requesting three (3) variances with the proposed redevelopment. The first variance is from Section 36-301(e)(2) of the City's Zoning Ordinance. This section requires a minimum street side (south) setback of 25 feet. The applicant is requesting a variance to allow a five (5) foot street side setback after right-of-way dedication. This end of the building currently maintains a 25 foot street side setback. There will be no changes to the south building wall or roof overhang. The second variance is from Section 36-301(e)(3). This section requires a minimum rear (west) setback of 25 feet. As noted previously, the new northern section of the building will consist of a covered drive-thru area and will maintain the same 15.5 foot rear setback as the existing building. AUGUST 27, 2007 ITEM NO.: 2 (CON'T. The third variance is from Section 36-522(b)(3)b. This section requires minimum 6 foot-9 inch street buffers along the Cantrell Road and N. Taylor Street sides of the parking area. As noted previously, the additional right-of- way dedication will reduce the street buffer to one (1) foot along the south side of the parking area. The proposed plan shows a 6 foot-9 inch area along the east side of the parking area. However, the applicant is showing the new sidewalk to be in this area. The sidewalk needs to be moved to the right-of- way, which will allow for the appropriate buffer area. Staff is supportive of the requested variances associated with the proposed redevelopment of the property as a branch bank facility. The overall building and parking foot prints on the property will remain relatively the same. The need for variances is an issue based on the fact that additional right-of-way dedication is required along Cantrell Road. Without the right-of-way dedication, no variances would be needed, including the rear building setback, which would be adequate at 15.5 feet with a street side (south) setback of 25 feet which currently exist. Staff believes the applicant has proposed a nice redevelopment plan for the property which should have no adverse impact on the adjacent properties or the general area. As noted in paragraph B. of the staff report, the City's Landscape Ordinance also requires a 6 foot-9 inch landscape strip along all property lines. Variances for a reduced landscape strip along the south and portion of the north property lines will require approval from the City Beautiful Commission. D. Staff Recommendation: Staff recommends approval of the requested variances associated with the redevelopment of the property at 1800/1804 N. Taylor Street, subject to the following conditions: 1. Compliance with the Landscape and buffer requirements as noted in paragraph B. of the staff report. 2. The new sidewalk along the east property line shall be located in the N. Taylor Street right-of-way. 3. The right-of-way dedication must be completed prior to a building permit being issued. BOARD OF ADJUSTMENT: (AUGUST 27, 2007) 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 recusal (Van Dover)