Loading...
HomeMy WebLinkAboutZ-3386-A Staff AnalysisJUNE 26, 2006 ITEM NO.: 1 File No.: Owner: Applicant: Address: Description: Zoned: Z -3386-A Anne G. Moore Mark Rickett 923 S. Filmore Street Lots 7-12, Block 5, Perry Heights Addition 1-2 Variance Requested: Variances are requested from the buffer provisions of Section 36-522 and the area provisions of Section 36-320, associated with a proposed addition to an existing commercial building. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Office-showroom/warehouse, with outside storage. Proposed Use of Property: Office-showroom/warehouse, with outside storage. STAFF REPORT A. Public Works Issues: No Comments. B. Landscape and Buffer Issues: The proposal does not allow for the minimal 8 foot wide street buffer distance and to average 16 foot along the southern perimeter of the site. This is a requirement of the buffer ordinance; therefore, Board of Adjustment approval must be obtained. This approval must be obtained prior to the issuance of a building permit. Easements cannot count toward this requirement. The proposal does not allow for the minimal 6-9" wide landscape strip along the southern perimeter of the site. This takes into consideration the site being JUNE 26, 2006 ITEM NO.: 1 (CON'T. located within the City's designated mature area. A variance from this requirement will require approval from the City Beautiful Commission. The proposal does not allow for the minimal 12 foot wide landuse buffer strip along the northern perimeter of the site next to the residentially zoned properties. This takes into consideration the site being located within the Designated Mature Area of the city. The full width requirement is 16 foot. A variance from this minimum requirement would require Board of Adjustment approval. Due to the building expansion, a 31% upgrade in the landscaping will be required prior to the issuance of a building permit. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or evergreen plantings, is required along the northern perimeter of the site. C. Staff Analysis:_ The 1-2 zoned property at 923 S. Filmore Street is occupied by a one-story commercial building (plumbing supply -office with showroom and warehouse). The property is located at the northeast corner of S. Filmore Street and West 10th Street. There is paved parking (head -in) on the south side of the building along West 10th Street. There are two (2) metal shed structures at the rear (north side) of the commercial building. The rear yard portion of the property is partially paved and partially gravel, and used as an outdoor storage area and truck loading/unloading area. There are also two (2) metal temporary storage structures in the rear yard area. The rear yard area is accessed by way of a driveway from S. Filmore Street. The applicant proposes to construct a one-story 3,400 square foot building addition to the rear of the existing commercial building, as noted on the attached site plan. The addition will be located 10.93 feet to 12.48 feet from the side (east) property line. With the proposed building addition, the applicant proposes to redesign the parking area on the south side of the building. The redesigned parking area will consist of five (5) parking spaces (1 handicap space) and a one-way in/one-way out set of driveways from West 10th Street. The applicant also proposes to pave the rear yard area which is used for outdoor storage and truck loading/unloading. With the proposed building addition and parking upgrades, the applicant is requesting two (2) variances. The first variance is from the area provisions of Section 36-320 of the City's Zoning Ordinance. Section 36-320(e)(2) requires side setbacks of 15 feet. As noted previously, the proposed building addition 2 JUNE 26, 2006 ITEM NO.: 1 fCON'T. will be located 10.93 to 12.48 feet from the east side property line. All other proposed building setbacks conform to minimum ordinance standards. The second variance is from the buffer requirements of Section 36-522(b)(4)b. As noted in paragraph B. of this report, this section requires that the street buffer along West 10th Street (associated with the new parking design) have a minimum width of eight (8) feet and an average width of 16 feet. The street buffer as proposed falls significantly below the minimum required width. The applicant is proposing some landscaping within the right-of-way along West 10th Street. This landscaping will require a franchise permit from the Public Works Department. The proposed building addition will be used for warehouse space. Based on the size of the addition, one (1) additional off-street parking space will be required. The applicant has informed staff that at least one (1) parking space will be striped off and designated within the new asphalt area in the rear yard area of the property. The applicant has also noted that the land use buffer along the north property line will be increased to meet ordinance requirements, and that screening will be installed along the rear (north) property line as required. To staff's knowledge, there are no outstanding issues associated with the proposed building addition and parking lot upgrades. Staff is supportive of the requested variances. Staff feels the building addition and parking/vehicular use area upgrades will be quality improvements to the property. The applicant has noted that the two (2) metal storage structures and the two (2) metal storage containers will be removed from the property in conjunction with the proposed improvements. There is an alley right-of-way which runs along the east property line which will basically make the proposed side setback for the proposed addition a non -issue. A portion of the existing building is located slightly closer to the east side property line. Staff believes the proposed building addition and parking improvements will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested setback and buffer variances, subject to the following conditions: 1. Compliance with the Public Works and Landscape/Buffer issues as noted in paragraphs A. and B. of the staff report. 2. The land use buffer strip along the north property line must be increased to a minimum width of 12 feet. 3. Screening must be provided along the north property line, as noted in paragraph B. of the staff report. 3 JUNE 26, 2006 ITEM NO.: 1 (CON'T. 4. At least one (1) parking space must be designated within the rear asphalt area. 5. Any landscape ordinance variances must be approved by the City Beautiful Commission prior to issuance of a building permit. 6. A franchise permit must be obtained for the landscaping within the West 10th Street rig ht -of -way. BOARD OF ADJUSTMENT: MAY 22, 2006) Vice Chairman Burruss called the meeting to order. Roll call revealed only two (2) members present (Burruss and Wilbourn) and lack of quorum. Staff explained that no meeting could take place without a quorum, and that all applications would be transferred to the June 26, 2006 Agenda. BOARD OF ADJUSTMENT (JUNE 26, 2006) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 4 ayes, 0 nays and 1 open position. 4 1,1 April 21, 2006 Mr. Monte Moore City of Little Rock Planning Department 723 W. Markham Little Rock, Arkansas 72201 RE: Plumbing Warehouse, 10th & Filmore Request for Variances Dear Mr. Moore, Pleased find enclosed the following information: 1. Three (6) copies of proposed improvements to the Plumbing Warehouse site plan and survey. 2. Application for Variances 3. Filing fee. The following is a brief description of the requested variances and justification for the requests: 1. Variance from the 9' landscape buffers along 10th Street. Due to the close proximity of the existing building to the 10`h Street right of way and the need to maintain some parking in front of the building, it is physically impossible to provide the required landscape strip and provide a functioning parking area. Additionally, the site improvements will be a significant improvement over the existing condition of head -in parking off of 1Cith Street. 2. Variance from the 8% interior landscape requirement for the paved area at the rear of the site. Due to the nature of the use of this area, there is no practical way to incorporate interior landscaping. 3. Variance to decrease the building setback requirement for the east and west sides of the site. The existing building is 25' to 27' of the existing right of way along Filmore and is 7.5' to 12.5' from the rear property line. With the new right of way dedication along Filmore as required by the Master Street Plan, the existing building will be 14' to 16' from the right of way. 4. Variance from the off-street parking requirement of 12 spaces. Only five are proposed due to the constraints of the property. 5. Additionally, with the required right of way dedication on Filmore, an existing fence will fall within the public right of way. A franchise agreement will be requested to allow that fence to remain around the outside material storage yard. This building has existing on this site for approximately forty years. The existing site does not meet many current code requirements. With the new building addition and renovation, the Ownership of this property will be significantly improving the site and eliminating safety hazards that currently exist in regard to traffic movements: The new parking, landscaping, and building facade will greatly improve the appearance and function of this facility. Please let me know if you have any questions regarding this project and the requested variances. Sincerely, Rickett Engineering, Inc. Mark E. Rickett, PE Rickett Engineering, Inc. P.O. Box 242862 • Little Rock, Arkansas, 72223 . 501.868.6302 • fax 501.868.6296 • mobile 501.690:6068 mark.rickett@rickettengineering.com