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HomeMy WebLinkAboutZ-6799-B Staff AnalysisAUGUST 27, 2018 ITEM NO.: 1 File No.: Z -6799-B Owner: Catta, LLC Applicant- Ben Hartter, Fennell Purifoy Architects Address: 5615 Kavanaugh Blvd, Description: South side of Kavanaugh Blvd., between N. Fillmore and N. Taylor Streets Zoned C-3 Variance Requested- Variances are requested from the area provisions of Section 36-301 and the parking provisions of Section 36-502 to allow construction of a new office building with reduced front setback and a reduced number of parking spaces. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Office Proposed Use of Property- Office STAFF REPORT A. Public Works Issues: 1. The Public works recommends that the shared parking be identified as a shared access easement either on the plat or within the bill of assurance. 2. New driveway aprons should be constructed of concrete and in conformance with City of Little Rock Public Works standard details. Contact the Public Works for clarification or inspection at 501-744-1773. B. Landscape and Buffer lssues: 1. Site plan must comply with the Little Rock minimal landscape and buffer ordinance requirements. 2. Signage is to be reviewed and permitted separately. 3. A Perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. The property is located in the city's designated mature area. A twenty-five (25%) percent reduction of the buffer requirements is acceptable. The minimum dimension of the perimeter planting strip shall be six (6) feet nine (9) inches. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. AUGUST 27, 2018 ITEM NO.: 1 (CON'T. 4. Building landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building. These shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 5. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre there shall be a water source within seventy-five (75) feet of all plant material if an automatic irrigation system is not provided. 6. All landscape areas shall be protected as per City of Little Rock Landscape Ordinance (Sec. 15-100). Provide notes on plan specifying type and location of mulch, edging, wheel stops, and/or concrete curb and gutter. 7. All ground or roof mounted mechanical systems shall be screened from abutting properties and streets. Any trash receptacles or pickup shall be oriented away from a primary street side of the property and screened from the public right-of-way. Screen shall exceed the height of the dumpster or,trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. C. Staff Analysis: The C-3 zoned property located at 5615 Kavanaugh Blvd., is occupied by a one- story frame commercial/office building. The property is located on the south side of Kavanaugh Blvd., between N. Fillmore and N. Taylor Streets. A paved alley is located along the rear (south) property line. A small area of parking (nine (9) spaces) is located on the south side of the existing building, with access from the alley. The existing parking is angled and requires backing out onto the alley for exiting. A cell tower lease area is located at the southeast corner of the building. This area contains a cell tower and equipment building. The existing commercial/office building is located 0.8 foot to 1.2 feet back from the front (north) property line, 5.4 feet from the east side property line and 10.2 feet from the west side property line. The applicant proposes to remove the existing building from the site and construct a new two-story office building, as noted on the attached site plan. The proposed building will contain 3,629 square feet of floor area. It will be located one (1) foot to 1.2 feet back from the front (north) property line, 7.4 feet from the east side property line and 7.67 feet from the west side property line. A canvas awning will cover an entry area on the west side of the building. The parking area on the south side of the building will be re -constructed in conjunction with the small parking area on the 2 AUGUST 27, 2016 ITEM NO.: 1 CON'T. Z -6799-B property immediately to the west. There will be eight (8) parking spaces on the subject property and six (6) spaces on the property to the west. The existing cell tower lease area will remain unchanged. Section 36-301(e)(1) of the City's Zoning Ordinance requires a minimum front building setback of 25 feet for this C-3 zoned property. Section 36-502(b)(2) requires a minimum of nine (9) off-street parking spaces for use of the building as office. Section 36-502(b)(3) requires a minimum of 12 parking spaces if the building were to be used for retail. Therefore, the applicant is requesting variances from these ordinance requirements to allow the new building with reduced front setback, and the use of the building as office with a reduced number of off-street parking spaces. The applicant is also requesting a landscape variance in conjunction with the redevelopment of the parking area, which will be addressed by the City Beautiful Commission on September 6, 2018. Staff is supportive of the requested front setback and parking variances. Staff views the request as reasonable. The proposed new building will maintain essentially the same front setback as the existing building. The proposed reduced front setback will not be out of character with other properties in this immediate area. The two (2) existing buildings immediately to the west are located within one (1) foot of their front property lines. Numerous other structures to the west and east along Kavanaugh Blvd. maintain similar front setbacks. With respect to the requested parking variance, the property will be only one (1) space shy of the minimum off-street parking requirement for use of the building as office. The property is zoned C-3, General Commercial. Staff can support use of the building as office or retail. If, in the future, a restaurant use is proposed for all or part of the building, a new parking variance will need to be addressed by the Board of Adjustment. Otherwise, staff believes the proposed new office building with reduced front building setback and reduced off-street parking will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested front setback and parking variances, subject to the following conditions: 1. Compliance with the Public Works and Landscape/Buffer requirements as noted in paragraphs A. and B. of the staff report. 2. A cross -access easement between this property and the property to the west must be dedicated prior to a building permit being issued. 3. If the footings for the new building extend into the Kavanaugh Blvd. right-of- way, a franchise permit must be obtained from Public Works. 4. No portion of the new building may be occupied by a restaurant or similar type use. 3 AUGUST 27, 2016 ITEM NO.: 1 (CON'T. Board of Adjustment (August 27, 2018) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 5 ayes, 0 noes and 0 absent. M