Items 6B and 6C
ZA15-136 - Site Plan for Ward Retail Building ZA15-147 - Specific Use Permit for Tropical Sno shaved ice stand (2199 E Dove Road)
Items 6B and 6C
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APPLICANT: G&A Consultants
OWNER: Donnie W. Ward
REQUEST: Approval of a Site Plan for new commercial building construction
LOCATION: 2199 E Dove Road
6B - ZA15-126
On behalf of Donnie W. Ward, G&A Consultants is requesting approval of a Site Plan for a two-story commercial building located at 2199 E Dove Road
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APPLICANT: Jeff Day
OWNER: Donnie Ward
REQUEST: Specific Use Permit to allow outdoor sales for a shaved ice stand
LOCATION: 2199 E Dove Road
6C- ZA15-109
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This is an aerial view of the proposed project location at the intersection of E Dove Road and N Kimball Avenue
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ZA15-136 & 147
The future land use for this site is Retail-Commercial
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ZA15-136 & 147
The current zoning for this site is “C-1” Neighborhood Commercial District
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Proposed Site Plan for WARD BUILDING
This slide contains the overall Site Plan for the Ward Building. The site proposes a 7,316 square foot commercial building. The two story structure will sit on the northeast corner
of a 0.848 acre property located at the intersection of E Dove Road and N Kimball Avenue. The structure is designed for multiple uses, including a dry cleaner, possible coffee shop with
kitchen, and office space on the first floor. An office space and an outdoor patio are proposed for the second floor.
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North & EAST ElevationS
This slide depicts the North (Dove Rd) and East (Kimball Ave) elevations. The building is proposed as medium dark stone with brick soldier course and cedar trim, in compliance with the
masonry ordinance. The roof is standing seam metal with a factory applied non-metallic matte finish. The building will also conform to the Residential Adjacency Overlay standards.
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APPROXIMATE VANTAGE POINT FROM NORTH AND EAST
Existing View to West
Existing View to South
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SOUTH AND WEST ELEVATIONS
The South elevation abuts C-1 zoned property to the south with a type A 5’ bufferyard. The West elevation abuts SF-1A zoned property with a type F1 10’ bufferyard.
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APPROXIMATE VANTAGE POINT FROM SOUTH AND WEST
Existing View to North
Existing View to East
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Site DATA SUMMARY CHART
This slide depicts the site date summary chart. The proposal meets all zoning district regulations.
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LANDSCAPING PLAN 1-19-2016
This is a revised landscape plan received today. Hard copies have been provided at your place. The former plan showed 6 existing offsite trees used as credit along the south buffer.
These are no longer shown, and two understory trees are shown in their place. the plan meets the landscape ordinance. Additional canopy trees are shown in the north and south parking
lot islands on the west edge of the parking lot, and the island at the end of the drive thru. The applicant is indicating a an 8 foot brick masonry wall with stone and brick columns
on the west property line. The dumpster area will be screened by an 8’ tall masonry screen.
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REQUESTED VARIANCE – TREE PRESERVATION
26” American Elm
25” Cottonwood
The applicant requests a variance to allow removal of an existing 26” American Elm and a 25” Cottonwood. The two trees make up a large majority of the existing tree canopy cover, and
by removing them the applicant would not meet requirements for tree cover preservation under the Tree Preservation Ordinance. The applicant states that the location of the trees, combined
with the existing driveways and overhead powerline easement make the site undevelopable without the variance for tree removal.
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REQUESTED VARIANCE – TREE PRESERVATION
26” American Elm
25” Cottonwood
The applicant requests a variance to allow removal of an existing 26” American Elm and a 25” Cottonwood. The two trees make up a large majority of the existing tree canopy cover, and
by removing them the applicant would not meet requirements for tree cover preservation under the Tree Preservation Ordinance. The applicant states that the location of the trees, combined
with the existing driveways and overhead powerline easement make the site undevelopable without the variance for tree removal.
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REQUESTED VARIANCE - DRIVEWAYS
The development is required to maintain 200 ft separation between an intersection and a commercial driveway if the driveway feeds an arterial road (Ordinance no. 634). The applicant
requests a variance from the requirement on the grounds that neither existing property frontage has adequate length to maintain 200 foot spacing; furthermore, that the drive approaches
are pre-existing to the proposed development.
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Site Plan for Tropical Sno
Ward
Building
The proposed stand will sit at the northwest corner of the site of Ward Retail Building (ZA15-136) and utilize its parking lot
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Previously Approved Sno Cone Building
The most recent approval of Tropical Sno was in 2013 (ZA13-006)
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Previously Approved Sno Cone Building
The applicant is asking for three
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Proposed Building
The applicant will utilize the same building as previously approved.
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Proposed Seating
Seating will consist only of benches. The picnic tables shown in the previous slides will not be used.
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P & Z Commission Action
ZA15-136
January 7, 2016; approved (6-0) subject to the staff report dated December 30, 2015, also subject to the Site Plan Review Summary No. 1 dated December 9, 2015 and specifically
approving the variances requested as noted in the staff report.
ZA15-147
January 7, 2016; approved (6-0) subject to the staff report dated January 7, 2016.
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Questions?
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I am happy to answer any questions the commission has for staff. Otherwise, the applicant is present.
Criteria for Variance from Driveway Ordinance
A literal enforcement of the regulations herein will create an unnecessary hardship or practical difficulty on the applicant,
That the situation causing the unnecessary hardship or
practical difficulty is unique to the affected property and is not self-imposed,
That the variance will not injure and will be wholly compatible with the use and permitted development
of adjacent properties,
That the granting of the variance will be in harmony with the spirit and purpose of this ordinance.
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Criteria for Variance from Tree Preservation Ordinance
Whether a literal enforcement of the Ordinance will create an unnecessary hardship or an unreasonable practical difficulty on the applicant;
That the situation causing the unnecessary
hardship or practical difficulty is unique to the affected property and is not self-imposed;
Whether a reasonable accommodation or alternative solution can be made to accomplish the
desired activity without the alteration of the tree;
Whether the variance will injure or be wholly compatible with the use and future or existing development of adjacent properties;
(continued)
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Criteria for Variance from Tree Preservation Ordinance (continued)
Whether the increased development costs caused by preserving the tree create an undue hardship on the development of the site;
Whether there is any substantial impact to the buffering
of residential areas from the noise, glare, and visual effects of non-residential uses;
The costs versus the benefits of relocating required utility service infrastructure and easements
based on preservation or alteration of protected trees;
(continued)
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Criteria for Variance from Tree Preservation Ordinance (continued)
Whether the proposed tree replacement procedures adequately mitigate the alteration of the tree;
Whether the alteration adversely affects the public health, safety, or welfare; and
Whether
the granting of the variance will be in harmony with the spirit and purpose of this Ordinance to the greatest degree reasonably possible.
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