HomeMy WebLinkAboutZ-4469-C Staff AnalysisFEBRUARY 28, 2005
ITEM NO.: 2
File No.: Z -4469-C
Owner: John Stacks
Applicant: Andrew McCauley
Address: 8800 Stagecoach Road
Description: Lot 2, Cracker Box Subdivision
Zoned: C-3
Variance Requested: Variances are requested from the buffer provisions of Section
36-522 to allow construction of a branch bank with reduced land use and street buffers.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Undeveloped
Proposed Use of Property: Branch Bank
STAFF REPORT
A. Public Works Issues:
1. No comment regarding reduced buffers. Access drive design and locations
must be approved by Traffic engineering with building permit review.
B. Landscape and Buffer Issues:
The Zoning Ordinance requires a land use buffer with a minimum width of 9 -
feet along the northern perimeter of this site. The Zoning Ordinance does not
allow for utility easements to count as land use buffer area. There is a 15 —
foot wide utility easement along the northern perimeter of the site. The Zoning
Ordinance requires a street buffer with an average width of 18 feet and in no
area less than 9 feet. The Landscape Ordinance requires a minimum width of
6 feet 9 inches.
A 6 -foot high opaque screen is required along the northern and western
perimeters of the site.
FEBRUARY 28, 2005
ITEM NO.: 2 (CON'T.
C. Staff Analysis.,
The C-3 zoned property at 8800 Stagecoach Road is currently undeveloped.
Site work is taking place in preparation for a new branch bank development.
The site is located just north of the northwest corner of Stagecoach and
Baseline Roads.
As part of the proposed development, the applicant proposes to utilize the 15
foot wide utility easement along the north property line as the land use buffer
between this property and the R-2 zoned property to the north. The applicant
has noted that this area will be landscaped. Additionally, the applicant is
proposing a street buffer (along east property line) with a minimum width of five
(5) feet.
Section 36-522(b)(3) of the City's Zoning Ordinance requires a minimum land
use buffer of nine (9) feet along the north property line. Section 36-521(f)
states that utility easements cannot be used toward fulfilling a buffer
requirement (depth or area). Section 36-522(b)(3) also requires a minimum
street buffer width of nine (9) feet, with an overall buffer width averaging 18
feet. The Landscape Ordinance requires a minimum street landscape strip
width of 6 feet -9 inches. Therefore, the applicant is requesting variances from
the Zoning Ordinance requirements for land use and street buffer widths along
the north and east property lines. The City Beautiful Commission must grant
variances from the Landscape Ordinance requirements.
Staff does not support the buffer variances as requested. Staff has no problem
with the reduction in the north land use buffer as proposed, as the undeveloped
R-2 zoned property to the north is designated as suburban office on the City's
Future Land Use Plan. It is very unlikely that this property will ever be
developed as single family. Staff does not support the requested reduction in
the street buffer. Stagecoach Road was recently designated by the City Board
of Directors as a scenic corridor. Staff feels that allowing a reduced street
buffer for a new development along this new scenic corridor would defeat the
purpose and intent for the new designation.
D. Staff Recommendation:
Staff recommends denial of the buffer variances, as requested.
BOARD OF ADJUSTMENT: (FEBRUARY 28, 2005)
John Stacks and Andrew McCauley were present, representing the application.
Staff informed the Board that the applicant had amended the application to provide
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FEBRUARY 28, 2005
ITEM NO.: 2 (CON'T.
the required street buffer (18 foot width), and reduce the north land use buffer to 6
feet -9 inches wide at its narrowest point. Staff noted that parallel parking would be
provided along the south side of the land use buffer. Staff informed the Board that
the variance for reduced street buffer was no longer needed. Andrew McCauley
officially amended the application as presented by staff. Staff recommended
approval of the reduced land use buffer along the north property line, as amended.
Staff noted that the proposed buffer conformed with landscape ordinance
requirements and would not require City Beautiful Commission approval.
A motion was made to approve the application, as amended. The motion passed by
a vote of 3 ayes, 0 nays and 2 absent. The revised application was approved.
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AM ARCHITECTURE., INC*
401 Main Street
North Little Rock, AR 72114
28 January 2005
City of Little Rock
Board of Adjustment
Department of Planning and development
723 West Markham
Little Rock, AR 72201
RE: 8800 Stagecoach Road
Dear Sir or Madam:
I have been contracted by Mr. John Stacks to provide architectural services for his
property at 8800 Stagecoach Road. To date, we have completed Construction Document
and have submitted for a building permit.
The land to the north is currently zoned R-2, and this requires the site to have a nine foot
landscape buffer. There is currently a fifteen foot wide utility easement along the north
property line; this in conjunction with the landscape buffer narrows the area for the
building and access to the rear of the site. I would like to request a removal of the nine
foot wide landscape buffer along the north property line.
I would also like to request a reduction in the minimum width of the landscape buffer at
the east property line. The east end of the building is the main entry for the bank and
additional parking at the area would make it easier for the visitors to the facility. I would
like to request a reduction of nine foot minimuiii to five foot minimum at the east
property line. In addition to the landscape inside the property line there is currently an
average of twenty feet from the property line to the curb along Stagecoach that will also
be landscaped.
We would request that the matter be added to the 28 February 2005 agenda.
Sincerely,
rte,10
Andrew F. McCauley, AIA
�h: 501.374.5500
www. a m a rch itect u re .con i
Fx: 501.374.5501