HomeMy WebLinkAboutZ-9033-A Staff AnalysisJUNE 26, 2017
ITEM NO.: 2
File No.:
Owner:
Applicant:
Address:
Description. -
Zoned:
Variance Requested:
Justification:
Present Use of Property:
Proposed Use of Property:
STAFF REPORT
A. Public Works Issues:
No Comments.
Z-9033-A
Garth Development, LLC
Tim Daters, White Daters and Associates
11800 W. 36th Street
Northeast corner of W. 36th Street and Bowman Road
C-1
A variance is requested from the height provisions of Section
36-299 to allow a new building with increased height.
The applicant's justification is presented in an attached letter.
Undeveloped Property
Commercial/Mixed Use
B. Landscape and Buffer Issues:
Site plan must comply with the City's minimal landscape/buffer ordinance
requirements.
Signage is to be reviewed and permitted separately.
Screening requirements will need to be met for the vehicular use areas adjacent to
street right-of-ways. Provide screening shrubs with an average linear spacing of not
less than three (3) feet within the required landscape area. Provide trees with an
average linear spacing of not less than thirty (30) feet.
A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at least
nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for
every thirty (30) linear feet of perimeter planting strip. The north perimeter planting
strip is less than nine (9) feet in width.
A land use buffer will be required when an adjacent property has a dissimilar use of
a more restrictive nature. As a component of all land use buffer requirements,
JUNE 26, 2017
ITEM NO.: 2 (CON'T.) Z-9033-A
opaque screening, whether a fence or other device, a minimum of six (6) feet in
height shall be required upon the property line side of the buffer. A minimum of
seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot
count toward fulfilling this requirement. The plantings, existing and purposed, shall
be provided within the landscape ordinance of the city, section 15-81. The property
to the north is zoned PDR, a minimum buffer will be required at six (6) percent of the
average width of the lot but no case less than nine (9) feet.
Eight percent (8%) of the vehicular use area must be designated for green space;
this green space needs to be evenly distributed throughout the parking area(s). The
minimum size of an interior landscape area shall be three hundred (300) square feet
for developments with more than one hundred fifty (150) parking spaces. Interior
islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall
be included in the interior landscape areas at the rate of one (1) tree for every twelve
(12) parking spaces.
An automatic irrigation system to water landscaped areas shall be required for
developments for one (1) acre or larger.
The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
C. Staff Anaivsis:
The C-1 zoned property located at 11800 W. 36t" Street is currently undeveloped.
The property is located at the northeast corner of W. 36t" Street and Bowman Road.
The property is comprised of 6.95 acres. Extensive site work has been done, in
conjunction with the property to the north, in preparation for new development.
Some street improvements have been made along the W. 36t" Street (south) and
Bowman Road (west) property lines (extra pavement, curbs, gutters and sidewalk).
The applicant proposes to construct a four-story commercial building near the center
of the property, as noted on the attached site plan. The building will be located
approximately 42 feet back from the east property line, 72 to 110 feet from the west
property line and over 140 feet from the north and south property lines. The building
will have a height of 65 feet. A paved parking area is proposed on the south side of
the building with 180 parking spaces. An access driveway from Bowman Road will
serve as access to this parking area. Paved parking is also proposed on the north
side of the building, containing 158 spaces. This parking is proposed to take access
through the apartment complex to the north.
Section 36-299(d) of the City's Zoning Ordinance allows a maximum building height
of 25 feet for C-1 zoned property. Therefore, the applicant is requesting a variance
to allow an increased building height of 65 feet for the proposed development.
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JUNE 26, 2017
(•ANi;K$I"TA
Staff is supportive of the requested building height variance. Staff views the request
as reasonable. The proposed building height will not be out of character with other
buildings and zoning in the immediate area. The new apartment buildings
immediately to the north are three (3) stories in height and at a higher elevation than
the subject property. The apartment Complex across Bowman Road to the west
also has three (3) story buildings. The main building within the Church at Rock
Creek property to the east also has a building height equivalent to three (3) stories.
The 0-2 zoned property across Bowman Road to the west allows a maximum
building height of 120 feet with increased building setbacks. Staff believes the
proposed building height will be compatible with the general area and have no
adverse impact on the surrounding properties.
D. Staff Recommendation:
Staff recommends approval of the requested building height variance, subject to
compliance with the Landscape and Buffer requirements as noted in paragraph B.
of the staff report.
BOARD OF ADJUSTMENT
The applicant was present. There were no objectors present
and a recommendation of approval as outlined in the "staff
There was no further discussion. The item was placed on
approved as recommended by the vote of 4 ayes, 0 noes and
(June 26, 2017)
Staff presented the item
recommendation" above.
the consent agenda and
I absent.
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