Z-8630 Staff AnalysisJANUARY 31, 2011
ITEM NO.: 3
File No.:
Owner:
Applicant. -
Address:
Description:
Zoned:
Z-8630
Parwinder Singh
Terry Burruss
1007 Main Street
Lots 1 and 2 and part of Lot 3, Block 11, Original City of Little Rock
UU
Variance Requested: Variances are requested from the development provisions of
Section 36-342.1 to allow construction of an addition to an existing commercial building.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Commercial Building (Liquor Store)
Proposed Use of Property: Commercial Building (Liquor Store) with addition
STAFF REPORT
A. Public Works Issues:
1. The radii for the driveway on Main Street is too large, and should be reduced
to 10 feet.
B. Landscape and Buffer Issues:
Areas set aside for landscape and buffer appear to meet the City minimal
standards.
Street trees will be required along both Main Street and along E. 10th Street per the
UU district requirements.
These street trees must be irrigated with an automatic irrigation system.
C. Staff Analysis:
The UU zoned property at 1007 Main Street is occupied by a one-story block/brick
commercial building. The property is located at the southeast corner of Main
Street and E. 10th Street. Driveways from Main Street and E. 10th Street serve as
access to the property. Paved parking is located on the north side of the building.
A paved alley is located along the rear (east) property line.
JANUARY 31, 2011
ITEM NO.: 3 (CON'T.
The applicant is proposing to remove a portion of the existing building (1,486
square feet) at its northeast corner, and construct a new addition (1,628 square
feet) at the west end of the building, all noted on an attached site plan. The front
door of the liquor store business which occupies the building will be on the
building's north side, facing E. 10th Street. A new sidewalk with landscaping will be
located along the north side of the building. A redesigned parking area will also be
provided on the north side of the building. The existing driveway from Main Street
will be shifted slightly to the north, with the existing driveway from E. 10`h Street
being closed. The paved alley will be utilized as a second access point. Eleven
(11) parking spaces will be provided along the north property line. New
landscaped areas will be constructed along the Main and E. 101h Street frontages.
The street fronting facades (north and west) will have an EIFS finish with brick
wainscot. Several new glass windows will be provided, with other panels to
resemble windows. The east (alley) elevation will be concrete block construction.
The applicant is requesting three (3) variances from the UU (Urban Use) zoning
design standards for the proposed property redevelopment. The first variance is
from Section 36-342.1(c )(7) of the City's Zoning Ordinance. This section requires
that entrances to buildings in the UU district be at street level at the sidewalk. As
noted above, the front door to the business will be located on the north side of the
building, separated from the street by the parking area.
The second variance is from Section 36-342.1(c)(8). This section requires that
street fronting floors of non-residential structures have a minimum surface area of
sixty (60) percent transparent or window display. The west elevation will have
approximately eleven (11) percent window display, with 28 percent when the other
panels are added. The north elevation will have approximately eleven (11) percent
windows, and 20 percent when the panels are added. The building currently has
no windows.
The final variance is from Section 36-342.1(c )(10)b. This section requires that
surface parking lots be located behind or adjacent to a structure, and not between
the building and abutting street. As noted previously, the applicant plans to
refurbish the existing parking area on the north side of the building, between the
building and E. 10`t' Street.
Staff is supportive of the requested variances from the UU district development
standards. Staff views the request as reasonable. Staff feels that the applicant is
proposing a quality redevelopment plan for this property, with updated building
fagade and new landscaped areas. Many of the UU development standards are
more pertinent to properties in the downtown area where there is a large volume of
pedestrian traffic. This property is located on the outer edge of the UU district
where pedestrian traffic is not as prevalent. As noted previously, the front door to
the existing business is on the north side of the building, facing E. 10th Street, with
an existing parking lot on the building's north side. The applicant is proposing to
maintain those two (2) elements with the redevelopment. With respect to the
percentage of window display, the existing building has no windows. The applicant
is providing new windows on the portion of the building to be added. Staff believes
JANUARY 31, 2011
ITEM NO.: 3 (CON
the proposed property redevelopment will be an asset to the area, with no negative
impact on the adjacent properties or the general area.
D. Staff Recommendation:
Staff recommends approval of the requested variances from the UU district
development standards, subject to the following conditions:
1. Compliance with the Public Works requirement as noted in paragraph A. of
the staff report.
2. Compliance with the Landscape and Buffer requirements as noted in paragraph B.
of the staff report.
BOARD OF ADJUSTMENT: (JANUARY 31, 2011)
The applicant was present. There were no objectors present. Staff presented the
application with a recommendation of approval, with conditions.
The item was placed on the Consent Agenda and approved, as recommended by staff,
with a vote of 4 ayes, 0 noes, 0 absent and 1 open position
JANUARY 31, 2011
ITEM NO.: 3
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Z-8630
Parwinder Singh
Terry Burruss
1007 Main Street
Lots 1 and 2 and part of Lot 3, Block 11, Original City of Little Rock
ALI
Variance Requested: Variances are requested from the development provisions of
Section 36-342.1 to allow construction of an addition to an existing commercial building.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Commercial Building (Liquor Store)
Proposed Use of Property: Commercial Building (Liquor Store) with addition
STAFF REPORT
A. Public Works Issues:
1. The radii for the driveway on Main Street is too large, and should be reduced
to 10 feet.
B. Landscape and Buffer Issues:
Areas set aside for landscape and buffer appear to meet the City minimal
standards.
Street trees will be required along both Main Street and along E. 10th Street per the
UU district requirements.
These street trees must be irrigated with an automatic irrigation system.
C. Staff Analysis:
The UU zoned property at 1007 Main Street is occupied by a one-story block/brick
commercial building. The property is located at the southeast corner of Main
Street and E. 10th Street. Driveways from Main Street and E. 10th Street serve as
access to the property. Paved parking is located on the north side of the building.
A paved alley is located along the rear (east) property line.
JANUARY 31, 2011
ITEM NO.: 3 (CON'T.)_
The applicant is proposing to remove a portion of the existing building (1,486
square feet) at its northeast corner, and construct a new addition (1,628 square
feet) at the west end of the building, all noted on an attached site plan. The front
door of the liquor store business which occupies the building will be on the
building's north side, facing E. 10th Street. A new sidewalk with landscaping will be
located along the north side of the building. A redesigned parking area will also be
provided on the north side of the building. The existing driveway from Main Street
will be shifted slightly to the north, with the existing driveway from E. 1 & Street
being closed. The paved alley will be utilized as a second access point. Eleven
(11) parking spaces will be provided along the north property line. New
landscaped areas will be constructed along the Main and E. 10th Street frontages.
The street fronting facades (north and west) will have an EIFS finish with brick
wainscot. Several new glass windows will be provided, with other panels to
resemble windows. The east (alley) elevation will be concrete block construction.
The applicant is requesting three (3) variances from the UU (Urban Use) zoning
design standards for the proposed property redevelopment. The first variance is
from Section 36-342.1(c )(7) of the City's Zoning Ordinance. This section requires
that entrances to buildings in the UU district be at street level at the sidewalk. As
noted above, the front door to the business will be located on the north side of the
building, separated from the street by the parking area.
The second variance is from Section 36-342.1(c )(8). This section requires that
street fronting floors of non-residential structures have a minimum surface area of
sixty (60) percent transparent or window display. The west elevation will have
approximately eleven (11) percent window display, with 28 percent when the other
panels are added. The north elevation will have approximately eleven (11) percent
windows, and 20 percent when the panels are added. The building currently has
no windows.
The final variance is from Section 36-342.1(c )(10)b. This section requires that
surface parking lots be located behind or adjacent to a structure, and not between
the building and abutting street. As noted previously, the applicant plans to
refurbish the existing parking area on the north side of the building, between the
building and E. 101h Street.
Staff is supportive of the requested variances from the UU district development
standards. Staff views the request as reasonable. Staff feels that the applicant is
proposing a quality redevelopment plan for this property, with updated building
fagade and new landscaped areas. Many of the UU development standards are
more pertinent to properties in the downtown area where there is a large volume of
pedestrian traffic. This property is located on the outer edge of the UU district
where pedestrian traffic is not as prevalent. As noted previously, the front door to
the existing business is on the north side of the building, facing E. 10th Street, with
an existing parking lot on the building's north side. The applicant is proposing to
maintain those two (2) elements with the redevelopment. With respect to the
percentage of window display, the existing building has no windows. The applicant
is providing new windows on the portion of the building to be added. Staff believes
JANUARY 31, 2011
ITEM NO.: 3 (CON'T.
the proposed property redevelopment will be an asset to the area, with no negative
impact on the adjacent properties or the general area.
D. Staff Recommendation:
Staff recommends approval of the requested variances from the UU district
development standards, subject to the following conditions:
1. Compliance with the Public Works requirement as noted in paragraph A. of
the staff report.
2. Compliance with the Landscape and Buffer requirements as noted in paragraph B.
of the staff report.
BOARD OF ADJUSTMENT: (JANUARY 31, 2011)
The applicant was present. There were no objectors present. Staff presented the
application with a recommendation of approval, with conditions.
The item was placed on the Consent Agenda and approved, as recommended by staff,
with a vote of 4 ayes, 0 noes, 0 absent and 1 open position