HomeMy WebLinkAboutZ-4142-A Staff AnalysisFebruary 23, 2004
TEM NO.: 1
File No.: Z -4142-A
Owner: Tire Centers, Inc.
Address:
718 Broadway Street
Description:
Lots 5-8, Block 114,
Original City of Little Rock
Zoned:
UU
Variance Requested:
Variances are requested from the Urban
Use development standards of Section
36-342.1 associated with development
of a branch bank facility.
Justification: The applicant's justification is presented
in an attached letter.
Present Use of Property: Vacant Commercial Buildings
Proposed Use of Property: Branch Bank with drive through service
STAFF REPORT
A. Public Works Issues:
1. With the building permit, 20 feet radial dedications of right-of-way will
be required at street intersections. Improvements to corner curb radii
may be required.
2. Repair or replace any curb, gutter, sidewalks, and ramps.
3. Curb cut locations are acceptable to Traffic Engineering. Detailed plan
approval and barricade permits will be required prior to the start of
construction.
B. Landscape and Buffer Issues:
Compliance with the City's Landscape and Buffer Ordinances is required.
Six (6) percent of the interior of the vehicular use area must be
landscaped with interior landscaping island(s). Removal of the proposed
February 23, 2004
ITEM NO.: 1 (Cont.
sidewalk from the landscaped island north of the proposed northwestern
parking space will suffice.
A small amount of landscaping between the public parking area and
building will be required. There is considerable flexibility with this
requirement.
These requirements take into account the reductions allowed within the
designated mature area of the city.
C. Staff Analvsis:
The UU zoned property at 718 Broadway Street is occupied by two (2)
vacant one-story commercial buildings. The property has most recently
been used as a tire shop. There is a 20 -foot platted alley which runs
north -south through the property, and is used for access. There are
additional access drives from Broadway Street, West 8t" Street and Arch
Street.
The applicant, Twin City Bank, proposes to remove the existing
commercial buildings and construct a branch bank building near the
center of the property. A drive-through is proposed on the west side of
the building, with parking between the building and Broadway Street.
Four (4� access drives (3 one-way and 1 two-way) are proposed from
West 8" and Arch Streets. The alley right-of-way will remain open and
provide access from the north. A monument -type ground sign is proposed
along the Broadway Street frontage.
The applicant is requesting several variances from the Urban Use
development standards of Section 36-342.1 of the City's Zoning
Ordinance. The requested variances are as follows:
1. Section 36-342.1(c)(3) states that no new drive-in or drive-through
facilities may be visible or take directed access from a primary street.
The proposed drive-through located on the west side of the building
will be visible from Broadway Street.
2. Section 36-342.1(c)(8) states that the ground -level (street fronting)
floor of nonresidential structures shall have a minimum surface area of
sixty (60) percent transparent or window display. It appears from the
proposed site plan that the east fagade will be close to the 60 percent
requirement, but the south fagade will have less than the 60 percent
glass coverage.
2
February 23, 2004
ITEM NO.: 1 (Cont.
3. Section 36-342.1(c)(10)b. states that surface parking lots must be
located behind or adjacent to a structure, never between the building
and abutting street. As noted previously, there will be a surface
parking lot (14 spaces) located between the proposed building and
Broadway Street.
4. Section 36-342.1(c)(11) allows no ground -mounted signs in the UU
Zoning District. The applicant proposes a monument -type sign within
the landscaped area between the parking area and Broadway Street.
5. Section 36-342.1(f)(1) requires a zero (0) foot front setback. The
proposed building will be located approximately 87 feet from the east
(Broadway Street) property line, three (3) feet from the south (West Stn
Street) property line and 108 feet from the west (Arch Street) property
line.
Staff is supportive of the requested variances. Staff feels that the
proposed redevelopment of the property is reasonable, given the location
of the property. The property is located on the fringe of the UU Zoning
District, where the uses become less pedestrian -oriented and more
vehicular -oriented. There are fast food restaurants located north and east
(across Broadway Street) of the property, with a convenience store with
gas pumps and additional fast food restaurants located to the south.
There is another drive through branch bank facility further to the south, at
the corner of Broadway Street and 1-630. Staff feels that the proposed
redevelopment of the property is a quality one, and will have no adverse
impact on the adjacent properties or this general area along Broadway
Street, south of West 6t Street.
D. Staff Recommendations:
Staff recommends approval of the requested variances from the UU
Zoning District standards, subject to the following conditions:
1. Compliance with the Public Works requirements as noted in paragraph
A. of this report.
2. Compliance with the Landscape and Buffer requirements as noted in
paragraph B. of this report.
3. The proposed ground sign must be monument -type, with a maximum
area of 64 square feet and a maximum height of six (6) feet. The sign
must be located at least five (5) feet back from property lines.
3
February 23, 2004
ITEM NO.: 1
BOARD OF ADJUSTMENT:
(FEBRUARY 23, 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 5 ayes and 0 nays.
4