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HomeMy WebLinkAboutZ-8713 Staff AnalysisNOVEMBER 28, 2011 ITEM NO.: A File No.: Z-8713 Owner: Arthritis Foundation Applicant: John McMorran, Lewis Elliott McMorran Vaden Architects & Engineers Address: 6213 Father Tribou Street Description: South side of Father Tribou Street, approximately 500 feet west of N. University Avenue Zoned: 0-3 Variance Requested: A variance is requested from the area provisions of Section 36-281 to allow a building addition with reduced front setback. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Office Proposed Use of Property: Office STAFF REPORT A. Public Works Issues: No Comments B. Landscape and Buffer Issues: If the cost of remodeling the existing structure exceeds fifty (50) percent of the current replacement cost of the structure, a corresponding percent of the existing vehicular use area is to be brought into compliance with the City's Landscaping Ordinance. C. Staff Analvsis: The 0-3 zoned property at 6213 Father Tribou Street is occupied by a two-story brick office building. Paved parking is located on the east and south sides of the building. Two (2) drives from Father Tribou Street serve the property. A paved access drive is located along the west side of the building. The building is one- story in height as viewed from the street, with a two-story height in the rear. The property slopes downward from front to back (north to south). The applicant proposes to construct a new front entry to the existing building. The new front entry area will include a porch area with steps and a wheelchair ramp at NOVEMBER 28, 2011 ITEM NO.: A (CON'T. the northeast corner of the building. The front porch area will be covered with a canopy roof with a narrow wing wall at the west side of the porch. The front edge of the canopy will be located nine (9) feet back from the front (north) property line. The front edge of the wheelchair ramp will be 13 feet back from the front property line. The front wall of the existing building is approximately 19 feet back from the front property line. Section 36-281(d)(1) of the City's Zoning Ordinance requires a minimum front setback of 25 feet for 0-3 zoned property. Therefore, the applicant is requesting a variance from this ordinance requirement to allow the new covered entry area and wheelchair ramp with a reduced front setback. Staff is supportive of the requested front setback variance. Staff views the request as reasonable. The proposed entry area will be a much more functional entry than what exists currently on the northeast corner of the building. It will also add to the building's street appeal, as viewed from Father Tribou Street. The proposed new canopy area will approximately align with the front wall of the existing multifamily structure immediately to the west. Additionally, the front corner of the existing building immediately west of the multifamily structure has a front setback of less than 25 feet. Therefore, the reduced front setback will not be out of character with the area. Staff believes the proposed new covered entry area and wheelchair access ramp will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested front setback variance, subject to compliance with the following conditions: 1. Compliance with the Landscape and Buffer requirements as noted in Paragraph B. of the staff report. 2. The covered entry area must remain unenclosed on its north, east and west sides. BOARD OF ADJUSTMENT: (October 31, 2011) John McMorran and David Lewis were present, representing the application. There were no objectors present. There were three (3) Board members present. Jeff Yates announced that he would recuse on the issue, based on the fact his company was involved in the sale of the property. Staff noted that the application needed to be deferred to the November 28, 2011 agenda because there were not enough members left to take action on the matter. There was a motion to defer the application to the November 28, 2011 agenda. The motion passed by a vote of 3 ayes, 0 nays and 2 absent. The application was deferred. NOVEMBER 28, 2011 ITEM NO.: A BOARD OF ADJUSTMENT: (November 28, 2011) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval, with conditions. The item was placed on the Consent Agenda and approved, as recommended by staff, with a vote of 4 ayes, 0 nays, 0 absent and 1 recusal (Yates).