HomeMy WebLinkAboutZ-9334-A Staff AnalysisSEPTEMBER 24, 2018
ITEM NO.: 2
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Z-9334-A
Kelley Commercial Realty, LLC, The Village at Pleasant
Valley, LLC, and VPV Properties, LLC
Hank Kelley
10700 N. Rodney Parham Road
Northwest corner of N. Rodney Parham Road and Interstate 430
C-3
Variance Requested: A variance is requested from the building line provisions of
Section 31-12 to allow a building addition which crosses a
side platted building line.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Commercial Shopping Center
Proposed Use of Property: Commercial Shopping Center
STAFF REPORT
A. Public Works Issues:
No Comments.
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.
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.
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 at three (3) feet within the required landscape area. Pr4ovide trees with
an average linear spacing of not less than thirty (30) feet.
SEPTEMBER 24, 2018
ITEM NO.: 2 (CON'T.)
Z-9334-A
For parking areas with twelve or more spaces 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 one hundred fifty (150) square feet for developments with
one hundred fifty (150) or fewer parking spaces.
Building landscape areas shall be provided between the vehicular use area used
for public parking and the general vicinity of the building. These shall be provided
at the rate equivalent to planter strip three (3) feet wide along the vehicular use
area. One (1) tree and four (4) shrubs shall be planted in the building landscape
areas for each forty (40) linear feet of vehicular use area abutting the building.
Any exiting landscape or irrigation disturbed by construction shall be repaired or
replaced before completion and final acceptance of the project.
If any of the landscape code requirements cannot be met a variance from the City
Beautiful Commission may be required before a building permit is issued.
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 Analysis:
The C-3 zoned property located at 10700 N. Rodney Parham Road is occupied by
a commercial shopping center, The Village at Pleasant Valley. The property is
located at the northwest corner of N. Rodney Parham Road and Interstate 430, and
is comprised of 8.821 acres. The existing shopping center development contains
three (3) buildings with a total area of 89,415 square feet. The site contains over
500 paved parking spaces. Battle Street is located along the west property line.
Four (4) driveways from Battle Street serve as access to the development. The
overall property contains a 45 foot platted building line along the east, west and
south property lines.
The applicant proposes to construct a 42 foot by 185 foot addition (7,770 square
feet) to the west end of the northernmost building, as noted on the attached site plan.
The applicant also proposes a 42 foot by 55 foot (2310 square feet) addition to the
building's south side. The proposed addition to the west end of the northernmost
building will be located 25 feet back from the west side property line, crossing the
45 foot side platted building line by 20 feet. The additions will be located well over
25 feet from all other property lines. Both additions will be one (1) story in height.
Section 31-12(c) of the City's Subdivision Ordinance requires that building line
encroachments be reviewed and approved by the Board of Adjustment. Therefore,
the applicant is requesting a variance from this ordinance standard to allow the
building addition which crosses a side platted building line.
2
SEPTEMBER 24, 2018
ITEM NO.: 2 (CON'T.)
Z-9334-A
Staff is supportive of the requested variance to allow the proposed addition to cross
the side platted building line. Staff views the request as reasonable. The proposed
addition will cross the 45 foot side platted building line by 20 feet, resulting in a 25
foot building setback from the west side property line. Section 36-301(e)(2) of the
City's Zoning Ordinance would typically require a minimum street side setback of 25
feet for this C-3 zoned property. The proposed street side setback for the building
addition will not be out of character with other commercial buildings in this general
area, including the commercial buildings across Battle Street to the west. Staff
believes the proposed building additions will have no adverse impact on the adjacent
properties or the general area.
If the Board approves the building line variance, the applicant will have to complete
a one -lot replat reflecting the change in the platted side building line for the addition.
The applicant should review the filing procedure with the Circuit Clerk's office to
determine if the replat requires a revised Bill of Assurance.
D. Staff Recommendation:
Staff recommends approval of the requested building line variance, subject to the
following conditions:
1. Completion of a one -lot replat reflecting the change in the side platted building
line as approved by the Board.
2. Compliance with the Landscape and Buffer requirements as noted in
paragraph B. of the staff report.
Board of Adjustment (September 24, 2018)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff, including all staff comments and conditions. The
vote was 4 ayes, 0 noes, 0 absent and 1 open position.
9