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HomeMy WebLinkAboutZ-4099-B Staff AnalysisJULY 31, 2006 ITEM NO.: B File No.: Z -4099-B Owner: Floors First By Hill's, Inc. Applicant: Jim Hill, Jr. Address: 1118 West 3rd Street Description: East Y2 of Lots 4-6, Block 294, Original City Of Little Rock Zoned: UU Variance Requested: A variance is requested from the development provisions of Section 36-342.1 to allow an addition with a corrugated metal exterior. Also, a time extension is requested for previously approved variances. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Commercial Proposed Use of Property: Commercial STAFF REPORT A. Public Works Issues: 1. The cross slope of the driveway at the sidewalk crossing does not comply with ADA requirements. With the expansion and improvements, the driveway apron should be constructed with a maximum cross slope of 1:50 at sidewalk crossings across a 3 foot path. Comment from Original Approval: 1. With building permit, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. B. Landscape and Buffer Issues: Comment from Original Approval: Areas set aside for landscaping meet with Landscape Ordinance requirements with the reductions allowed within the designated mature area of the City. JULY 31, 2006 ITEM NO.: B (CON'T. C. Staff Anafysis: The UU zoned property at 1118 West 3rd Street is occupied by a one-story brick commercial building. The building is located within the west Y2 of the property, with a non conforming gravel parking lot located within the east 1/2 . A driveway from West 3`d Street serves as access. The applicant proposes to construct a one-story, 39 foot by 69 foot addition at the rear (north) of the existing building. The building addition will be located six (6) inches from the north and east property lines and five (5) feet from the west property line. The addition will have a 10 foot wide garage door and a standard walk through door on its south side, facing West 3`d Street. The building addition will allow for the use as an office with showroom and warehouse. As part of the proposed development, the applicant proposes to pave the existing gravel parking lot within the east Y2 of the lot. The new parking lot will contain 10 parking spaces. The applicant proposes to landscape the parking lot as per Landscape Ordinance requirements. On April 26, 2004, the Board of Adjustment approved variances from the UU (Urban Use District) development standards for the proposed building addition and parking lot. Variances were approved to allow less than 60 percent transparent or window display for the front of the proposed addition, location of the new parking lot and building setback for the addition. Please see the attached April 26, 2004 minute record for details on the approved variances. The front building setback is no longer an issue, as the ordinance has been changed to require no build -to line. The applicant is back before the Board of Adjustment requesting an additional variance for the proposed building addition, and to have the time for the previously approved variances extended for two (2) years to align with the newly requested variance. The previously approved variances expired on April 26, 2006. The new variance requested is also from the Development standards of Section 36-342.1 of the City's Zoning Ordinance. Section 36-342.1(c)(4) requires that facade materials be any standard material, except corrugated or ribbed materials. The applicant is currently requesting to construct the addition with a corrugated metal exterior, and therefore is requesting a variance to allow use of this material. Staff is not supportive of the variance, as requested. Although staff would have no problem with the side and rear fagades being corrugated metal construction (north, east and west facades), staff feels the front, street facing, facade should be constructed of a masonry brick to match the fagade of the 2 JULY 31, 2006 ITEM NO.: B (CON existing commercial building. In addition, the trash receptacle area in front of the building addition must be screened with an eight (8) foot high masonry wall to match the front fagade of the building addition. If the applicant were willing to make this change to the front fagade of the building addition, staff will support the variance for the other building sides, and the time extension for the other previously approved variances, subject to the following conditions: 1. The front (south) facade of the building addition must be masonry construction to match the existing commercial building. 2. The trash receptacle area in front of the building addition must be screened with a eight (8) foot high masonry wall to match the facade of the building addition. 3. Compliance with the Public Works and Landscape and Buffer comments as noted in paragraphs A and B of the staff report. 4. Compliance with all Building and Fire Codes. 5. A building permit must be obtained for all construction. 6. Compliance with all other Urban Use development standards. 7. The new variance and previously approved variances will expire on May 22, 2008. D. Staff Recommendation: Staff recommends denial of the requested variance, as filed. 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) Staff informed the Board that the applicant requested the application be deferred to the July 31, 2006 Agenda. Staff supported the deferral request. The item was placed on the Consent Agenda and deferred by a vote of 4 ayes, 0 nays and 1 open position. 3 JULY 31, 2006 ITEM NO.: B (CON'T. BOARD OF ADJUSTMENT: (JULY 31, 2006) Jim Hill was present, representing the application. There were no objectors present. Staff presented the item, with a recommendation of denial, as filed. Jim Hill addressed the Board in support of the application. Mr. Hill noted that he could do a mixture of wood siding and brick on the front fagade of the proposed addition to match the front fagade of the existing building. He amended the application accordingly. There was a brief discussion of the amendment. Staff supported the application as amended, noting that the dumpster enclosure could be brick and wood. There was a motion to approve the application, subject to the conditions noted by staff in paragraph C. of the agenda report. Staff noted that the new and previously approved variances would expire on July 31, 2008. The motion passed by a vote of 3 ayes, 0 nays, 1 absent and 1 open position. The application was approved as amended. rd April 26, 260.41 -1 �/a�%'�� ITEM ND.: 1 --v, File No.: Z -4099-A Owner: Floors First By Hills Address: 1118 W. 3rd Street Description: East % of Lots 4, 5 and 6, Block 294, Original City of Little Rock Zoned: UU Variance Requested: Variances are requested from the development provisions of Section 36- 342.1 associated With building and parking lot additions. Justification: Present Use of Property: Proposed Use of Property: STAFF REPORT a Public Works Issues: The applicant's justification is presented in an attached letter. Commercial with office Office/showroom with warehouse 1. With building permit, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Landscape and Buffer Issues: Areas set aside for landscaping meet with Landscape Ordinance . requirements with the reductions allowed within the designated mature area of the City. C. Staff Analysis: The UU zoned property at 1118 W. 3rd Street is occupied by a one-story brick commercial building. The building is located within the west'/ of the April 26, 2b0 ITEM NO.: 1 (Cont. property, with a non conforming gravel parking lot located within the- east %. Ad riveway from W. P Street serves as access. The applicant proposes to construct a one-story, 39 foot by 69 foot addition at the rear (north) of the existing building. The building addition will be located six (6) inches from the north and east property lines and five (5) feet from the west property line. The addition will be located 110 feet back from the front property line. The addition will have a 10 foot wide garage door and a standard walk through door on its south side, facing W. 3' Street. The building addition will allow for the use as an office with showroom and warehouse. As part of the proposed development, the applicant proposes to pave 'the existing gravel parking lot within the east'/ of the lot. The new parking lot will contain 10 parking spaces. The applicant proposes to landscape the parking lot as per Landscape Ordinance requirements. The applicant is requesting three (3) variances from the development standards of Section 36-342.1 (urban use development standards) for the proposed building addition and parking lot. Section 36-342.1(6)(8) requires that the ground -level (street fronting) floor of non residential structures have a minimum surface area of sixty (60) percent transparent on window display. As noted previously the south side of the building . addition, facing W. 3rd Street, will have only a garage door and walk- through door and no windows. Section 36-342.1(c)(10)b. requires- that surface parking lots be located behind or adjacent to a structure, never between the building and abutting street. Although the parking lot is located adjacent to the existing building, it will be located between the building addition and the street. Therefore, staff feels that a variance needs to be requested. Section 36-342.1(f)(1) requires that buildings within the UU zoning district be constructed to the front property line with a 0 foot setback. As noted earlier, the building addition will be located 110 feet back from the front (south) property line. Staff is supportive of the requested variances. Staff feels that the applicant's plan represents a quality redevelopment of the property. Staff feels that the new parking lot is needed, based on the fact that there is no on -street parking on W. 3rd Street. Given the narrowness of the lot, the building additions could not be constructed along the front property line with parking to the rear, because it would be impossible to gain vehicular access to the lot. Staff feels that with compliance to the- landscape, K April 26, 2004 M NO.: 1 (.Cont. buffer, building and fire codes, the proposed redevelopment of the site will have no adverse impact on the adjacent properties or general area. D. Staff Recommendations: Staff recommends approval of the requested variances, subject to the following conditions: 1. Compliance with the Public Works and Landscape and Buffer comments as noted in paragraphs A & B of the staff report. 2. Compliance with all Building and Fire Codes. 3. A building permit must be obtained for all construction. 4. Compliance with all other Urban Use development standards. BOARD OF ADJUSTMENT: . (APRIL 26, 2004) 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 3 ayes, 0 nays and 2 absent. 3 April 26, 2004 ITEM NCS.- 1 File No.: Owner: Address: Description: Zoned: Z -4099-A Floors First By Hills 1118 W. 3`d Street East'/ of Lots 4, 5 and 6, Block 294, Original City of Little Rock UU Variance Requested: Variances are requested from the development provisions of Section 36- 342.1 associated with building and parking lot additions. Justification: Present Use of Property: Proposed Use of Property: STAFF REPORT 0 1.9 Public Works Issues: The applicant's justification is presented in an attached letter. Commercial with office Office/showroom with warehouse 1. With building permit, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Landscape and Buffer Issues: Areas set aside for landscaping meet with Landscape Ordinance requirements with the reductions allowed within the designated mature area of the City. C. Staff Anal: The UU zoned property at 1118 W. 3`d Street is occupied by a one-story brick commercial building. The building is located within the west'/ of the April 26, 2004 ITEM NO.: 1 (Cont.) property, with a non conforming gravel parking lot located within the east '/. A driveway from W. 3rd Street serves as access. The applicant proposes to construct a one-story, 39 foot by 69 foot addition at the rear (north) of the existing building. The building addition will be located six (6) inches from the north and east property lines and five (5) feet from the west property line. The addition will be located 110 feet back from the front property line. The addition will have a 10 foot wide garage door and a standard walk through door on its south side, facing W. 3rd Street. The building addition will allow for the use as an office with showroom and warehouse. As part of the proposed development, the applicant proposes to pave the existing gravel parking lot within the east'/ of the lot. The new parking lot will contain 10 parking spaces. The applicant proposes to landscape the parking lot as per Landscape Ordinance requirements. The applicant is requesting three (3) variances from the development standards of Section 36-342.1 (urban use development standards) for the proposed building addition and parking lot. Section 36-342.1(c)(8) requires that the ground -level (street fronting) floor of non residential structures have a minimum surface area of sixty (60) percent transparent on window display. As noted previously the south side of the building addition, facing W. 3rd Street, will have only a garage door and walk- through door and no windows. Section 36-342.1(c)(10)b. requires that surface parking lots be located behind or adjacent to a structure, never between the building and abutting street. Although the parking lot is located adjacent to the existing building, it will be located between the building addition and the street. Therefore, staff feels that a variance needs to be requested. Section 36-342.1(f)(1) requires that buildings within the UU zoning district be constructed to the front property line with a g foot setback. As noted earlier, the building addition will be located 110 feet back from the front (south) property line. Staff is supportive of the requested variances. Staff feels that the applicant's plan represents a quality redevelopment of the property. Staff feels that the new parking lot is needed, based on the fact that there is no on -street parking on W. 3rd Street. Given the narrowness of the lot, the building additions could not be constructed along the front property line with parking to the rear, because it would be impossible to gain vehicular access to the lot. Staff feels that with compliance to the landscape, V April 26, 2004 ITEM NO.: 1 Cont. buffer, building and fire codes, the proposed redevelopment of the site will have no adverse impact on the adjacent properties or general area. D. Staff Recommendations: Staff recommends approval of the requested variances, subject to the following conditions: 1. Compliance with the Public Works and Landscape and Buffer comments as noted in paragraphs A & B of the staff report. 2. Compliance with all Building and Fire Codes. 3. A building permit must be obtained for all construction. 4. Compliance with all other Urban Use development standards. 3 April 26, 2604 ITEM NO.: 1 3 File No.: Z -4099-A Owner: Floors First By Hills Address: 1118 W. 3`d Street Description: East % of Lots 4, 5 and 6, Block 294, Original City of Little Rock Zoned: UU Variance Requested: Variances are requested from the development provisions of Section 36- 342.1 associated with building and parking lot additions. Justification. Present Use of Property. Proposed Use of Property: STAFF REPORT /0 Public Works Issues: The applicant's justification is presented in an attached letter. Commercial with office Office/showroom with warehouse 1. With building permit, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Landscape and Buffer Issues: Areas set aside for landscaping meet with Landscape Ordinance requirements with the reductions allowed within the designated mature area of the City. C. Staff Analysis: The UU zoned property at 1118 W. 3`d Street is occupied by a one-story brick commercial building. The building is located within the west % of the April 26, 2004 ITEM NO.: 1 Cont. property, with a non conforming gravel parking lot located within the east '/. A driveway from W. 3`d Street serves as access. The applicant proposes to construct a one-story, 39 foot by 69 foot addition at the rear (north) of the existing building. The building addition will be located six (6) inches from the north and east property lines and five (5) feet from the west property line. The addition will be located 110 feet back from the front property line. The addition will have a 10 foot wide garage door and a standard walk through door on its south side, facing W. 3�d Street. The building addition will allow for the use as an office with showroom and warehouse. As part of the proposed development, the applicant proposes to pave -the existing gravel parking lot within the east % of the lot. The new parking lot will contain 10 parking spaces. The applicant proposes to landscape the parking lot as per Landscape Ordinance requirements. The applicant is requesting three (3) variances from the development standards of Section 36-342.1 (urban use development standards) for the proposed building addition and parking lot. Section 36-342.1(c)(8) requires that the ground -level (street fronting) floor of non residential structures have a minimum surface area of sixty (60) percent transparent on window display. As noted previously the south side of the building addition, facing W. 3rd Street, will have only a garage door and walk- through door and no windows. Section 36-342.1(c)(10)b. requires that surface parking lots be located behind or adjacent to a structure, never between the building and abutting street. Although the parking lot is located adjacent to the existing building, it will be located between the building addition and the street. Therefore, staff feels that a variance needs to be requested. Section 36-342.1(f)(1) requires that buildings within the UU zoning district be constructed to the front property line with a 0 foot setback. As noted earlier, the building addition will be located 110 feet back from the front (south) property line. Staff is supportive of the requested variances. Staff feels that the applicant's plan represents a quality redevelopment of the property. Staff feels that the new parking lot is needed, based on the fact that there is no on -street parking on W. 3`d Street. Given the narrowness of the lot, the building additions could not be constructed along the front property line with parking to the rear, because it would be impossible to gain vehicular access to the lot. Staff feels that with compliance to the landscape, 2 April 26, 2004 ITEM NO.: 1 (Cont.) buffer, building and fire codes, the proposed redevelopment of the site will have no adverse impact on the adjacent properties or general area. D. Staff Recommendations: Staff recommends approval of the requested variances, subject to the following conditions: 1. Compliance with the Public Works and Landscape and Buffer comments as noted in paragraphs A & B of the staff report. 2. Compliance with all Building and Fire Codes. 3. A building permit must be obtained for all construction. 4. Compliance with all other Urban Use development standards. BOARD OF ADJUSTMENT: . (APRIL 26, 2004) 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 3 ayes, 0 nays and 2 absent. �3