To: Planning and Zoning Commission
From: Matthew Cyr, Planner I
Subject:
Title
PUBLIC HEARING: Consider a request amend a Specific Use Permit (SUP) to allow the applicant to expand the existing 1,997 square-foot barn by approximately 1,550 square-feet (3,547 total square-feet) situated on a 2.30-acre tract of land, located on the south side of Bancroft Road, approximately 1500 feet southeast from the intersection of Bancroft Road and Bourland Road, legally described as Lot 3, Block A Leidy Estates, zoned Single Family - 36,000 square-foot lot (SF-36), located at 640 Bancroft Road. Ken Slough, Owner/Applicant. (SUP-21-0019)
Background:
• City Council unanimously approved a Specific Use Permit for a 1,997 square-foot barn on October 17, 2017. However, the Applicant only built a 1,774 square-foot structure. When publicly noticed, Staff assumed the original square-footage had been built.
• The expansion of the current barn is to be utilized for additional livestock. According to the Applicant, the number of livestock at this time of the year is five show lambs and there will be additional livestock in the fall (approximately 8-10 pigs). There will be no production of or breeding of animals at this property.
• The Applicant is now proposing to expand the 1,774 square-foot structure by an approximately 1,550 square-feet (3,324 sf total).
• There are two proposed amendments to the current SUP:
1. An amendment to the size of the current ordinance allowed from 1,997 square-feet to 3,324 square-feet.
2. An amendment to allow the structure to exceed 50% of the main structure. (Main structure is approximately 4,250 square-feet,which would be around 78% if the existing structure).
Building Size:
The Applicant is now proposing to expand the 1,774 square-foot structure by an approximately 1,550 square-feet (3,324 sf total).
Building Location:
UDC Section 8.10 (A.) (5) states that accessory structures shall be prohibited from being located in front of the main dwelling unit. The proposed location of the accessory structure is in compliance with this section of the UDC.
Building Exterior:
The UDC Section 8.10 (A) (3) states accessory buildings shall be complimentary to the main structure, constructed of brick or stone or the same material as the main structure.
The applicant proposes to match the existing structure in materials (siding and masonry).
Building Height:
UDC Section 8.10 (A) (9) states the maximum height of the building shall not exceed an average of 15 feet unless approved by a SUP.
The applicant is proposing to keep the structure at an average height of 14 feet.
Zoning Regulations:
The lot setbacks are determined by SF-36 zoning district standards in UDC
Section 8.03 (C) (4) The minimum front yard building setback is 60 feet for a SF-36 lot
on a thoroughfare. The side-yard setback is to be 10% of the lot width, but no more than
15 feet. The minimum rear-yard setback is 15 feet. The structure is proposed to be approximately 22 feet away from the west property line.
The proposed structure will meet all the setback requirements.
Drainage and Lot Coverage:
The drainage flows to the east, however, the Applicant will be required to submit a
engineered grading and drainage plan to ensure there are no adverse impacts to
adjacent properties.
The lot coverage would be 19.4% (all accessory buildings, driveways, and the main
building) which would comply with the current zoning district’s 50% lot coverage
maximum.
The lot size is 100,188 square-feet. The total lot coverage is 19,402 square-feet.
Summary:
Section 8.02 (F.2.a) of the UDC states that when considering a SUP request, the Planning and Zoning Commission and City Council shall consider the following factors:
1) The use is harmonious and compatible with surrounding existing uses or proposed uses;
2) The activities requested by the applicant are normally associated with the permitted uses in the base district;
3) The nature of the use is reasonable and appropriate in the immediate area;
4) Any negative impact on the surrounding area has been mitigated; and
5) That any additional conditions specified ensure that the intent of the district purposes are being upheld.
Citizen Input:
On May 14, 2021, the City mailed out 18 Letters of Notification for this public hearing to all property owners within three-hundred feet (300’) of the subject site. A public hearing notice sign was also posted on the site.
As of May 19, 2021, Staff has received two calls from 908 Whirlaway and 904 Whirlaway Road regarding concern over the increased lot coverage and the effect of the run-off to the east along with one letter of concern. Staff has also received three letters of support.
Alternatives:
The Planning and Zoning Commission has the following options when considering an SUP application:
§ Recommend approval as submitted.
§ Recommend approval with modified or additional condition(s).
§ Table the agenda item to a specific date with clarification of intent and purpose.
§ Recommend denial.
City Council Action:
If the Planning and Zoning Commission takes action and makes a recommendation on this agenda item, then this SUP application will be scheduled for City Council action on June 15, 2021.
Supporting Documents:
§ Aerial and Zoning Maps
§ Staff Attachment A- Application
§ Staff Attachment B- 2017 Approved SUP
§ Staff Attachment C- Letter of Concern
§ Staff Attachment D- Letters of Support