City Variance 1258 – 5518 Sacagawea Dr – Lot Area and setbacks  – A variance from 27-308 requiring a minimum lot area of 55,000 square feet for two 4-unit apartments and five duplexes to allow 43,310 square feet; from 27-309 requiring a minimum front setback of 20 feet from the front property line to allow 8 feet; from 27-309 requiring a minimum side adjacent to street setback of 10 feet to allow 5 feet; and from 27-308 requiring a minimum front setback of 15 feet to allow 8 feet in a Highway Commercial (HC) zone on lot 26A, Block 10, Riverfront Pointe Subdivision. Tax ID: A31299. Presented by Dave Green, Planner II
 

Planning staff recommends conditional approval based on the findings of the 7 criteria for Variance 1258.

OWNER: McCall Homes, LLC
AGENT: McCall Homes, LLC
LEGAL DESCRIPTION: Block 10, Lot 26A, Riverfront Pointe Subdivision
ADDRESS: 5518 Sacagawea Drive
CURRENT ZONING: Highway Commercial
EXISTING LAND USE: Vacant
PROPOSED USE: Apartments, Duplexes and Commercial Uses
SIZE OF PARCEL: 43,310 square feet

None.

Subject Property - This is the original zoning of the subject property since 2006.

Surrounding Property - There have been other zoning applications in the area, including special reviews and zone changes, but no variances.

NORTH:	Zoning: HC Land Use: Single family and multi-family dwellings
SOUTH:	Zoning: Public Land Use: Cemetery
EAST:	Zoning: HC Land Use: Multi family dwellings
WEST:	Zoning: HC Land Use: Commercial

This is a variance request to allow reduced setbacks and a smaller lot size than required by zoning. The applicant is asking for a setback variance from the required side setback on Elysian Road and from front setback requirements from Mullowney Lane for residential and commercial development. This development is unique in that the property lines are already a significant distance from the edge of the existing Mullowney Lane and will allow of a parking lane to be added along the roadway, with a wide landscape boulevard. The boulevard will be 14.5 feet, and the sidewalk will b 10 feet wide. On Elysian Road, there is a 20 foot wide easement that runs along the south property line.  There is a total of approximately 42 feet from the edge of the proposed commercial building to the back of the existing curb.  This includes the 8 foot setback request, 20 foot wide pipeline easement, and a 5 foot sidewalk with a 5 foot planting boulevard.  There is also an additional 10 foot planting area in that distance.  The engineers drawing that is provided also shows that the project with the smaller setbacks would not interfere with the required clear vision zone at the corner of Elysian Road and Mullowney Lane.  Clear vision zones are measured from the property lines and not the back of existing curbs. 

The surrounding zoning is all Highway Commercial with the exception of the cemetery to the south which is zoned public.  Riverfront Pointe is all zoned HC, although it is currently all residential development.  Josephine Landing is a Planned Development with a very wide range of housing choices.  The area is a developing neighborhood with much more development planned for the area in the near future.  Much of the existing development is a mixture of housing options sometimes within the same block. Traffic in the area is increasing and with the new developments to the southwest the intersection of Mullowney Lane and Elysian Road will be signalized in the near future.

The Planning staff is recommending conditional approval of the proposed variance. There are circumstances where the side and front of the property will always have wide areas of landscaping and sidewalk that will make them appear to be well set back from the road edges. The developments around this parcel have higher density and the smaller parcel of this proposal has not deterred the developer from having an open internal space for the future residence.  There will also be connections with sidewalks to connect this development with those surrounding this development to give a very open feel to the entire area. The proposed variance meets the guidelines of the 2016 Growth Policy to build housing options in existing neighborhoods where they fit in, and it fits with the City's Infill Policy, including supporting additional dwelling units on under-developed lots. The staff is recommending conditions of approval to ensure the property is developed as planned in a timely fashion to add to the neighborhood.   
 

Staff recommends conditional approval based on the findings of the 7 criteria for Variance 1258.