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HomeMy WebLinkAboutZ-4582-A Staff AnalysisFEBRUARY 24, 2014 ITEM NO.: 2 File No.: Z -4582-A Owner: Montoya, LLC Applicant: Troy Laha Address: 1422 Chester Street Description: Lot 7, Block 270, Original City of Little Rock Zoned: C-3 Variance Requested: Variances are requested from the area provisions of Section 36-301 and the buffer provisions of Section 36-522 to allow construction of a new commercial building with reduced setbacks and land use buffer. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Undeveloped Lot Proposed Use of Property: Liquor Store STAFF REPORT A. Public Works Issues: 1. Only one driveway will be allowed on either on Chester St. or W. 15th St. 2. At the time of building permit; repair, replace, or extend existing damaged or missing curb and gutter, sidewalk, ramps or concrete driveway aprons within the public right-of-way adjacent to the site. 3. At the time of building permit; repave the alley adjacent to the site. B. Landscape and „Buffer Issues: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-81. The property to the north is zoned R-4 therefore, a minimum 6.75 foot wide buffer (mature area) is required along the north property line. FEBRUARY 24, 2014 ITEM NO.: 2 CON'T. I 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. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 4. Developments of less than one (1) acre shall have a water source within seventy-five (75) feet of the plants to be irrigated. 5. Dumpsters shall be screened from abutting properties and streets. The 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. C. Staff Analysis: The C-3 zoned property at 1422 Chester Street is currently undeveloped. A commercial building which previously existed on the site was recently removed. The property is located at the northwest corner of Chester and W. 15th Streets. A paved alley is located along the rear (west) property line. The property is comprised of one (1) 50 foot by 140 foot platted lot. The applicant proposes to construct a new one-story commercial building with drives and parking, as noted on the attached site plan. The proposed building will be located 74 feet back from the front (east) property line, 22 feet from the south street side property line, six (6) feet from the rear (west) property line and 10.5 to 12 feet back from the north side property line. Two (2) new driveways are proposed; one (1) from Chester Street at the northeast corner of the site, and one (1) along the W. 15th Street frontage. Four (4) parking spaces are proposed along the east and south sides of the building. A drive-thru lane is proposed along the north side of the building which will exit to the existing alley. The proposed driveway from Chester Street will be an entrance only drive, with the proposed driveway from W. 15th Street being for two-way traffic. The driveway from Chester Street and drive-thru lane will be located zero (0) feet to two (2) feet back from the north side property line. Section 36-301(e)(2) of the City's Zoning Ordinance requires a minimum street side setback (south) of 25 feet and a north side setback of 15 feet. Section 36- 301(e)(3) requires a rear setback of at least 25 feet. Section 36-522(b)(3)a. requires a minimum land use buffer width of 6.75 feet along the north property line, based on the fact that the property immediately to the north is zoned R-4. Therefore, the applicant is requesting variances from these ordinance requirements to allow the proposed building with reduced side, street side and rear setbacks and a reduced land use buffer. Staff does not support the requested variances. Staff believes the applicant is trying to accomplish too much in the way of development of this rather small C-3 zoned property. As noted earlier, the property is comprised of only one (1) 50 foot by 140 foot platted lot. The building which previously existed on the site was an old corner grocery store type building located at the southeast corner of the lot. FEBRUARY 24, 2014 ITEM NO.: 2 CON'T. The site previously contained no off-street parking and no drive-thru facility. As noted in paragraph A. of the staff report, the Public Works Department is requiring that one (1) of the two (2) proposed driveways be eliminated. This will adversely impact the proposed site development with respect to vehicular maneuvering and parking, and cause a complete redesign of the proposed site plan. D. Staff Recommendation: Staff recommends denial of the requested setback and buffer variances. BOARD OF ADJUSTMENT (February 24, 2014) Staff informed the Board that on February 24, 2014 the applicant requested withdrawal of this application without prejudice. Staff supported the withdrawal request. The item was placed on the Consent Agenda for withdrawal without prejudice. The vote was 5 ayes, 0 nays and 0 absent. The application was withdrawn.