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Z-8702 Staff AnalysisSEPTEMBER 26, 2011 ITEM NO.: 2 File No.: Z-8702 Owner: Gregory S. Mikos and Carl Johnson Applicant: Roy S. Cribb, RSC and Associates, Inc. Address: 5320 W. 121h Street Description: Northeast Corner of W. 12th and Tyler Streets Zoned: C-3 / 0-3 Variance Requested: Variances are requested from the area provisions of Section 36- 301 and the building line provisions of Section 31-12 to allow a porte cochere addition with reduced front setback and which crosses a platted building line. A variance is also requested from the easement provisions of Section 36-11 to allow a building addition which encroaches into an easement. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Medical Clinic Proposed Use of Property: Dialysis Clinic STAFF REPORT A. Public Works Issues: No Comments. B. Landscape and Buffer Issues: 1. An upgrade in landscaping will be required equal to the percentage of building expansion proposed. 2. The new parking area must comply with the City's Landscape and Buffer Ordinances. C. Utility Comments: • Entergy — No objection to proposed building addition. ■ Centerpoint Energy — No objection to proposed building addition. ■ AT&T — No conflicts with the addition being built on existing slab. ■ Central Arkansas Water — No objection to proposed building addition. ■ Little Rock Wastewater — No objection. No sewer main located under the proposed building addition. SEPTEMBER 26, 2011 ITEM NO.: 2 (CON'T. D. Staff Analysis: The C-3/0-3 zoned property located at 5320 W. 12t" Street is occupied by a one- story office building which houses a medical clinic. The property is located at the northeast corner of W. 12tf' and Tyler Streets. There is existing paved parking on the south and west sides of the building. One (1) access drive from W. 121' Street and two (2) drives from Tyler Street serve the property. The paved row of parking on the west side of the building extends to near the north (W. 11 `h Street) property line. A small paved service area is located along the rear (north) portion of the building. The lot contains a 40 foot front platted building line along the W. 12t" Street frontage. The applicant proposes to construct two (2) building additions and a parking lot expansion, as noted on the attached site plan. The additions are proposed in conjunction with converting the building to a dialysis clinic. The existing portion of the building will be completely renovated. A 32 foot by 25 foot building addition is proposed on the rear of the building, at the structure's northeast corner. The addition will be constructed on top of an existing concrete slab. It will be located five (5) feet back from the east side property line, and be located over an existing utility easement. The second addition will be a drive-thru canopy addition to the front, southwest corner of the building. The drive-thru canopy will be approximately 19 feet by 23 feet in area and unenclosed on its east, west and south sides. The canopy will be located approximately 16.8 feet back from the front (south) property line, extending across the lot's 40 foot front platted building line. The canopy addition will allow dialysis patients to be dropped -off and picked -up during inclement weather. The applicant is also proposing to construct a new paved parking area along the north side of the building. The new parking area will contain 21 paved parking spaces. A dumpster area will be located along the east side of the parking area. The new lot will be landscaped as per code requirements. The project will continue to maintain two (2) access points from Tyler Street and the existing driveway from W. 12t" Street. Section 36-301(e)(1) of the City's Zoning Ordinance requires a minimum front (south) setback of 25 feet for this C-3 zoned property. Section 31-12 (c ) of the Subdivision Ordinance requires that building line encroachments be reviewed and approved by the Board of Adjustment. Section 36-11(f) also requires that encroachments into utility easements be reviewed and approved by the Board of Adjustment. Therefore, the applicant is requesting variances from these ordinance requirements to allow the drive-thru canopy addition with a reduced front setback and which crosses the front platted building line, and the rear building addition which encroaches over a utility easement. Staff is supportive of the requested variances. Staff views the request as reasonable. The proposed canopy addition will aid in the drop-off and pick-up of patients during inclement weather and patients who are not mobile enough to get SEPTEMBER 26, 2011 ITEM NO.: 2 CON'T.) to the areas of paved parking. The proposed front setback for the canopy addition will not be out of character with other existing structures in the area. Three (3) existing buildings which house clinic -type uses and are located within the two (2) blocks immediately to the east have similar front setbacks from W. 12th Street. Additionally, the clinic building to the south across W. 12th Street has a similar front setback. With respect to the easement variance, all of the public utilities have approved the proposed building addition which encroaches into the utility easement. Staff believes the proposed redevelopment of this site, with additions, will have no adverse impact on the adjacent properties or the general area. If the Board approves the building line variance, the applicant will have to complete a one -lot replat reflecting the change in the platted front building line for the addition. The applicant should review the filing procedure with the Circuit Clerk's office to determine if the replat requires a revised Bill of Assurance. E. Staff Recommendation: Staff recommends the approval of the requested setback, building line and easement variances, subject to the following conditions: 1. Completion of a one -lot replat reflecting the change in the front platted building line as approved by the Board. 2. Compliance with the City's Landscape and Buffer ordinances. 3. The canopy addition must remain unenclosed on its east, west and south sides. BOARD OF ADJUSTMENT: (September 26, 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 5 ayes, 0 nays and 0 absent.