HomeMy WebLinkAboutMAINSTREET HEALTH & WELLNESS SUITES - PDP - PDP140018 - SUBMITTAL DOCUMENTS - ROUND 1 - VARIANCE REQUESTCIVIL ENGINEERING / SURVEYING / PLANNING / LANDSCAPE ARCHITECTURE
Cole & Associates, Inc. is a Missouri Corporation d.b.a. Cole Design Group, Inc. in Arizona and Texas, herein referred to as “Cole”
Variance and Exception Requests
Mainstreet Health & Wellness Suites
November 5, 2014
This project will comply with applicable City standards with the following exceptions/variances:
LUC 3.5.3(C)(2)(c) – Exception
· An exception to the “build-to” line requirement along the Ziegler Road right-of-way is
requested under LUC 3.5.3(C)(2)(d)(4). There are two existing irrigation conduits (one
enclosed pipe, one open concrete ditch) which run in a north-south direction along the
entire western boundary line of the parcel that prevent full compliance with the code.
The building has been set back approximately 45 feet from the right-of-way line, which
is as far west as possible without encroaching on the existing easements for the irrigation
conduits.
LUC 3.5.3(C)(2)(b) – Variance
· A variance to the “build-to” line requirement along the proposed Precision Drive right-
of-way is requested. The nature of the facility requires drive aisles at both the front
entrance (for disabled patient drop-off) and the rear side (for service area access). The
proposed building was rotated to face north during conceptual planning based on input
from City staff. This layout allows for driveway access to the main building entrance
and compliance (with an exception) with the “build-to” line along Ziegler Road. The
operational need for vehicular access to the rear service area does not allow for strict
compliance with the “build-to” line criteria. In lieu, a variance is requested to allow a
setback of approximately 90 feet. In order to compensate for the expanded setback, the
drive aisle has been terminated at the rear service area in order to minimize the impact.
Furthermore, additional landscaping has been included along the south property line to
further soften and screen the rear building elevation.
LUC 3.2.2(K)(2)(a) – Variance
· A variance to the maximum parking requirement is requested. This facility is being
classified as a long-term care facility. The maximum parking allowance for that
classification would be 63 spaces (based on 100 beds and 60 employees on the
maximum shift). However, this facility is more correctly described as a transitional
rehabilitation facility and functions more like a hospital with regards to parking
requirements. Along with patients and staff, many visitors are expected and welcome as
the clients complete their recovery. The City’s hospital classification would allow for a
maximum of 100 parking spaces (based on 100 beds). Therefore, a variance to permit a
maximum parking allowance of 100 spaces is requested.