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HomeMy WebLinkAboutZ-8923 Staff AnalysisMARCH 31, 2014 ITEM NO.: 2 File No.: Z-8923 Owner: Childcare Management, LLC and Kirk Wilson Applicant: Andrew Hicks Address: 8109 Interstate 30 Description: Southwest Corner of 1-30 and National Drive Zoned: 1-2 Variance Requested: A variance is requested from the parking provisions of Section 36-507 to allow over twenty-five (25) percent of the required parking to be located off -site. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Full Potential (Child Development Assistance) Proposed Use of Property: Full Potential (Child Development Assistance) STAFF REPORT A. Public Works Issues: • Concrete aprons are required on National Drive, with construction of new building addition. Sidewalks are required on National Drive, with construction of new building addition. The northernmost driveway from National Drive must be removed and replaced with curb, gutter and sidewalk, with construction of new building addition. * Re -orient the angled parking on the north and south sides of the building for one-way drives, with construction of new building addition. B. Landscape and Buffer Issues: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. If building rehabilitation exceeds fifty percent (50%) of the replacement cost then landscaping and buffers must also come into compliancy accordingly. 2. The newer parking lot south of the school property must be landscaped to comply with the City's Landscape Ordinance requirements. MARCH 31, 2014 ITEM NO.: _2 (CON'T.) C. Staff Analysis: The 1-2 zoned property at 8109 Interstate 30 is occupied by a one-story commercial building which houses Full Potential, a school which provides developmental assistance to children. The site is located at the southwest corner of 1-30 and National Drive. Paved parking is located on the north, south and east sides of the school building. One (1) driveway from the 1-30 service road and three (3) drives from National Drive serve as access to the site. Additionally, the school owns a 61 space parking lot along the west side of National Drive, approximately 100 feet to the south. There is one (1) property located between the school site and the additional parking. The applicant proposes to construct a 13,997 square foot classroom addition to the south/east side of the existing school building, as noted on the attached site plan. The new addition will increase enrollment from 205 students to 325 students, with an increase in staff from 34 to 50 staff members. The proposed addition will take up a small portion of parking at the southeast corner of the building. Student drop- off/pick-up areas will be located on the south and east sides of the building, with vehicle stacking space along the east, west and north sides of the school building. Section 36-502(b)(2)f. of the City's Zoning Ordinance requires a minimum of 82 parking spaces for the school use with increased enrollment and staff. The school is providing a total of 110 parking spaces; 49 on -site and 61 off -site on the small lot to the south. Section 36-507(a) allows up to 25 percent of the parking requirement to be provided off -site within 300 feet of the use they serve. Therefore, the applicant is requesting a variance to allow 40.2 percent of the required parking to be located off -site. Staff is supportive of the requested parking variance. Staff views the request as reasonable. The applicant is providing a plan that conforms to the ordinance requirement for total parking spaces. The only issue is that 40 percent of the required parking, instead of 25 percent, is provided off -site approximately 100 feet to the south. Staff feels that the parking plan as proposed will be more than adequate to serve the school use after the new building addition. The applicant has informed staff that approximately 70 percent of the students are dropped -off and picked -up by third party transportation vans. The off -site parking lot that was recently acquired by the school will need to be brought up to the current landscape ordinance requirements with additional plantings. Staff believes the proposed building addition with off -site parking will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested parking variance, subject to compliance with the following conditions: 1. Compliance with the Public Works requirements as noted in paragraph A. of the staff report. 2. Compliance with the Landscape and Buffer requirements as noted in paragraph B. of the staff report.