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HomeMy WebLinkAboutZ-8364-A Staff AnalysisMAY 24, 2010 ITEM NO.: 3 File No.: Z-8364-A Owner: Yogiji, Inc. Applicant: Raju Vyas Address: 10914 Kanis Road. Description: North side of Kanis Road, west of Shackleford Road Zoned: C-3 Variance Requested: A variance is requested from the height provisions of Section 36- 301 to allow construction of a hotel building with increased height. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Undeveloped Proposed Use of Property: Hotel STAFF REPORT A. Public Works Issues: No Comments. B. Landscape and Buffer Issues: The site plan must comply with the City's minimal landscape and buffer ordinance requirements. C. Staff Analysis: The C-3 zoned property at 10914 Kanis Road contains a vacant single family residential structure within the south half of the property. The property is located on the north side of Kanis Road, approximately 400 feet west of Shackleford Road. A gravel driveway from Kanis Road serves as access to the property. There is a vacant metal garage structure located on the north side of the residential structure. Gravel parking is located in the rear yard area. The majority of the property is undeveloped and wooded. There is a narrow paved (no curb and gutter) roadway along the west property boundary which ends near the northwest corner of the property. MAY 24, 2010 ITEM NO.: 3 iCon't. The applicant is proposing to redevelop the property and construct a new hotel facility, as noted on the attached site plan. The proposed hotel building will be located within the west half of the property, with parking on its east and south sides. A driveway at the southwest corner of the property will serve as access to the site. The hotel will consist of 76,083 square feet of building area on four (4) floors. It will contain 103 guest rooms. The applicant is requesting one (1) variance with the proposed hotel development, as a result of the building permit review. The overall height of the hotel building is proposed at approximately 52 feet ( as measured from the lowest finished floor to the mean level between the eaves and ridge of the sloped roof). Section 36-301(d) of the City's Zoning Ordinance allow a maximum building height of 35 feet for C-3 zoning. Therefore, the applicant is requesting a variance to allow the hotel building with an increased height of 52 feet. Staff is supportive of the requested building height variance. Staff views the request as reasonable. The proposed building height for the hotel structure will not be out of character with other sites in this general area along the Shackleford Road corridor, from Financial Centre Parkway south to Interstate 430. There are numerous buildings within this general area with heights of four (4) stories or greater. The property immediately to the north is zoned 0-3, with building heights allowed up to 60 feet. The undeveloped property immediately to the west is zoned C-2 and allows building heights up to 45 feet. Staff believes the proposed hotel building will be compatible with other existing buildings in this general area, and that the overall hotel development will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested building height variance, subject to compliance with the City's Landscape and Buffer ordinance requirements. BOARD OF ADJUSTMENT: (APRIL 26, 2010) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as noted in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 5 ayes, 0 noes and 0 absent. BOARD OF ADJUSTMENT: (MAY 24, 2010) Raju Vyas was present, representing the application. There were no objectors present. Staff presented the application with a recommendation of approval. MAY 24, 2010 ITEM NO.: 3 f Con't. Raju Vyas addressed the Board in support of the application. In response to questions from Vice -Chairman Smith, there was a brief discussion of what zoning districts allowed hotels by right and the building height allowances for those districts. Other options for development (PZD, rezoning, CUP, etc.) were discussed. Vice - Chairman Smith noted that the height variance should be approved through a PZD or CUP, with Planning Commission review. Mr. Vyas discussed the requested height variance and referenced other buildings in the area with increased building heights. There was a motion to approve the requested height variance, as recommended by staff. The motion passed by a vote of 3 ayes, 1 nay and 1 abstention (Mehta). The application was approved.