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Item 6A Zoning Change and Site Plan for Brad Moss Dental Office ZA15-111 1 Owners: Dr. Richard B. & Polly Moss Applicant: Gerry Curtis Associates, Inc. Request: Approval of 1st reading for a Zoning Change and Site Plan for Brad Moss Dental Office from “C-1” Neighborhood Commercial District and “AG” Agricultural District to “S-P-1” Detailed Site Plan District to allow expansion of an existing dental office building and to add off-street parking spaces to the site. Location: 1011 N. Carroll Avenue and 1170 Casey Court ZA15-111 GCA, Inc. is requesting approval of a Zoning Change and Site Plan from “C-1” Neighborhood Commercial District and “AG” Agricultural District to “S-P-1” Detailed Site Plan District to allow expansion of an existing dental office building and add off-street parking spaces to the site. 2 Current land use designation is retail commercial 3 Current zoning is C-1 comeercial and AG 4 Aerial View 5 Aerial View - Enlarged This is an aerial of the site. The 2 lots combined are about .82 of an acre gross. 6 Updated Site Plan Currently, the Brad Moss Dental Office building is approximately 1,296 square feet. The adjacent property to the east, known as Lot 9, Oaks Addition, and being approximately 0.32 acres, has never been developed and currently has an “AG” Agricultural District zoning designation. The purpose of this request is to merge the two lots and re-zone as “S-P-1” Detailed Site Plan District with “C-1” Neighborhood Commercial District uses in order to accommodate an expansion of the existing building by approximately 1,768 square feet (total building area as proposed is ±3,129 square feet) and to add parking to the site. There will be 16 parking spaces on lot 9 and 2 standard parking spaces with a HC paring space on lot 10. There is 62% open space. An 8 foot sidewalk is proposed along Carroll Avenue. There is no sidewalk proposed along Casey. The two existing drives to lot 10 (lot with the existing building propose to remain). A new drive cut is proposed on lot 9 and the two parking lot areas are not connected internally. A regulation has been provided to allow the 8.5’ x 10’ storage building to remain (placed inside the building line). The trash pick up is proposed to remain on-street as it is today with a 4’ board on board screening to match the north and east perimeter fencing. A six foot board on board fence is required along the east boundary of the proerty. The proposed “S-P-1” Detailed Site Plan District with “C-1” Neighborhood Commercial District uses includes zoning regulations that will accommodate the proposed improvements as well as allow for some of the existing conditions to remain. 7 East and North Elevations Cedar Siding North Elevation Cedar Post East Elevation Brick This slide shows the east and north elevations. The new expansion will be made of brick to match the existing building. A regulation has been provided to allow the cedar column to remain and to come into conformance The building materials meet the 80% masonry requirement The expansion is proposed to match existing. The cedar posts have been included as allowed per S-P-1 zoning regulation. (photo on slide #16) 8 West and South Elevations South Elevation West Elevation The west elevation shows an existing portion of the building façade length at approximately 25 feet 3 inches and the south elevation shows an existing portion of the building façade length at approximately 24 feet 10 inches. A maximum 24 feet is allowed . Here are the west and south elevations. Portions of the existing building do not meet today’s articulation standards. The maximum horizontal wall length allowed is 24 feet. The applicant is requesting that the existing articulation be allowed to remain as shown. This is not a variance request… a zoning regulation has been written to address the articulation. 9 Colored Renderings 10 Zoning Regulations Comparison Chart 11 Landscape Plan This is the landscape plan. The applicant is meeting all bufferyard, interior landscaping and parking lot landscaping requirements. A number of the existing trees are being saved. In addition lace bark elms are being planted along the east and west bufferyards as well as accent trees and groundcover throughout the site 12 Tree Preservation This is the tree preservation plan. The current canopy on the site is 73%. With final construction of the building and parking lot 55% of the existing cover will be preserved. The ordinance would require 40%. 13 Variances 1. The existing driveway off Carroll Avenue indicates a throat width of approximately 20 feet. A minimum throat width of 24 feet is required. 2. The existing driveway off Carroll Avenue indicates a spacing distance of approximately 40 feet to the intersection of Casey Court. A minimum distance of 200 feet is required. 3. The existing driveway off Casey Court indicates a spacing distance of approximately 45 feet to the intersection of Carroll Avenue. A minimum distance of 100 feet is required. 4. The existing driveway off Casey Court indicates a spacing distance of approximately 89 feet to the proposed driveway to the east. A minimum distance of 100 feet is required. 5. The proposed driveway off Casey Court indicates a spacing distance of approximately 77 feet to an existing driveway to the east. A minimum distance of 100 feet is required. 6. Commercial service driveways are not permitted on local streets unless the tract or lot has no other public access. In the event there is no other public access, commercial driveways shall be permitted on local streets provided that they meet the design standards. 14 Site Photos Existing curb-side trash pick-up The proposed zoning change and site plan requests curb-side trash pick up. The applicant states the site does not lend itself to accommodate a dumpster area or room for truck pick-up. The photo shows the existing cedar box used to house trash cans for pick-up. The new curb-side pick up will be similar… made out of cedar to match the proposed fencing on the north and east boundaries; it will be 4 foot board on board and landscaped. See site plan for new location. 15 Site Photos Existing cedar post View from the corner of Carroll and Casey Court looking northeast onto the site. Photo showing existing cedar posts. 16 Site Photos Existing Storage Shed View looking west onto to site. The existing storage shed (85 sf) is proposed to be re-located a few feet to the north and west and used temporarily to store files until the construction is complete. 17 Site Photos View from the adjacent lot on the north side looking south 18 Site Photos View from the adjacent lot to the east looking west 19 Site Photos 20 Site Photos 21 Site Photos 22 Site Photos 23 Planning & Zoning Commission April 7, 2016; Approved (5-0) subject to the Staff Report dated April 1, 2016 and Site Plan Review Summary No. 5, dated March 29, 2016; specifically approving the requested variances. 24 City Council April 19, 2016; Approved 1st Reading (7-0) on consent noting staff would provide clarification regarding the articulation of the proposed expansion and the applicant’s agreement to look at a reduction in parking spaces. 25 Questions? 26 27