HomeMy WebLinkAboutStaff ReportSTAFF REPORT
REQUEST: Appeal to several sections of the Driveway Access Location and Design Policy with regard to
driveway spacing and design requirements for collector streets.
APPLICANT: Earl Havel of Garrett Engineering for Simon Kahan
LOCATION: The .68 acre vacant tract located on the corner of Manuel and Cornell
ZONING AND LAND USE:
Subject Tract: C-1, Vacant
North: C-1, Mini Storage Buildings
East: R-4, 4-Plexes
South: R-5, Vacant
West: C-1, Mini Storage Buildings
STAFF COMMENTS:
A mini storage facility is proposed for this corner tract. The site plan developed by the applicant indicates two
curb cuts for the facility, one on Cornell and one on Manuel. Both Cornell and Manuel are collector streets and
both are planned to be extended in the future.
The proposed driveway on Manuel does not meet four ordinance requirements. The adjacent left spacing of 130
feet should be a minimum of 185 feet and the opposite right spacing of 120 feet should be a minimum of 175
feet. In addition, the driveway's curb return radius of 10 feet should be a minimum of 15 feet and it's throat
length of T9 feet should be a minimum of 25 feet..
The proposed driveway on Cornell does not meet two ordinance requirements. The adjacent left spacing of 117
feet should be a minimum of 185 feet and the curb return radius of 10 feet should be a minimum of 15 feet.
STAFF RECOMMENDATION:
Despite the many ordinance shortfalls, staff does not feel the. proposed driveways will create a traffic problem
due to the very low traffic generating nature of the proposed use (especially for a commercial district). However,
staff feels there are too many variances in this case to use it's discretionary authority to approve or disapprove
the driveways.
Staff recommends approval of the variances for both driveways' spacing dimensions since due the size of the
subject tract. and existing: driveways, the spacing requirements of the ordinance can't physically be met. The
PRC requested that the applicant provide information on the spacing distances between the proposed driveways
and existing driveways. He failed to address this area both in the revised site plan and in the letter of appeal
addressed to the Planning and Zoning Commission.
Staff also recommends approval of the throat length variance for the driveway on Manuel, again since the
required dimension can't physically. be met (without reducing the size of the building).
Staff recommends denial of the variance to reduce the size of the curb return radii on both driveways. This
dimension. can physically be met..
This case highlights how, on occasion, it is difficult for infill or retrofit developments to meet the driveway
ordinance.