HomeMy WebLinkAboutZ-4723-A Staff AnalysisApril 29., 1946
File No_:
Add-re ss:
Description:
Zoned•
Variance Re ested:
justification:
Z -4723-A
Middle March, Ltd./Kyle Boswell
2601 Kavanaugh Blvd.
East 100 feet of Lot 1 and the North
43.65 feet of the East 100 feet of
Lot 2; and the South 6.35 feet of the
East 100 feet of Lot 2; all in Block
16, Pulaski Heights
c-3
variances are requested from the
off-street parking provisions of
Section 36-502 and the off-street
loading provisions of Section 36-
504 to permit construction of a
commercial building with reduced
parking and loading facilities.
Ai3olicant`s Statement: The
nonresidential variance for the
off-street parking is justified
because the upper floor of the Ice
House Revival will target
professional services and
therefore, the required traffic
flow will be light. The lower
floor will contain proposed
boutiques, retail shops,
restaurants, etc., and will be
adequately serviced by the
combination of the 16 on-site
parking spaces in addition to the
23 parking spaces provided across
the street via the lease of the
parking lot. The character of this
neighborhood contains a mixed use
of both business and residential.
In light of the historic aspects of
the neighborhood, limited parking
is a better fit for the fabric of
this neighborhood. Further, a
nonresidential variance in the off-
street loading is justified due to
the nature of the split level and
slope of the lot. Side loading -
would better facilitate the use of
this land and the nature of this
April 29, 1996,
m No_: 1 (Cont.
Present Use of Property
Proposed Use of Property:
Staff Report:
A. Public Works Comments:
lot. In contrast, rear loading, if
required, would further reduce the
available parking spaces.
Vacant; former site of Ice House
Center
16,520 square foot retail/office
building
Dedicate 20 radial corner area. Walnut is a 24 foot street
and needs to be widened to 18 feet from centerline. Corner
radius at intersection needs improvement to 31.5 feet and
the curb line on Kavanaugh need to be maintained in the
present location. Sidewalks with handicap ramps required.
Franchise other materials within right-of-way.
B. Staff Analysis:
Middle March, Ltd. has purchased the property at 2601
Kavanaugh formerly known as "The Ice House Center" and now
proposed to be known as "Ice House Revival." Middle March
proposes to develop an architecturally compatible two-story
shopping center to replace the Ice House Center and Trimble
Studios buildings which recently burned. The previous
buildings on the site contained 19,266 square feet of gross
floor area. The proposed building will contain 16,520
square feet of gross floor area. The upper floor of the
structure will target professional services and offices as
tenants and the lower will contain a variety of commercial
uses which will be compatible with the neighborhood.
The previous structures on the property were oriented to the
rear of the property with a 7-8 space parking lot located
between the building and Kavanaugh Blvd. The proposed new
building will be moved to the front of the property with a
16 space parking lot to be located behind the building. the
new structure will have a front yard setback of "0" feet.
Section 36-301(e)(1) states "where the two (2) adjacent
buildings are closer than twenty-five (25) to the (front)
property line, said established setback line will prevail on
subject property." The adjacent buildings have a front yard
setback of "0" feet. Staff has determined that the proposed
new building will not require a front yard setback variance.
The new structure will also have a street side yard setback
on the Walnut Street side of 11011 feet. Section 36-301(e)(2)
states "on a corner lot, the side yard on the street sidt'or
exterior side shall be equal to the front yard setback."
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April 29, 1996,
Item No.: 1 (Cont.)
Since the front yard setback is 110" feet, the street side
yard setback is also permitted to be 110" feet.
A 16*520 squ�ar'e foot shopping -center requires 73 on-site
parking spaces. As was previously mentioned, the applicant
proposes to provide 16 on-site spaces. This is an increase
of 8 spaces over the previous on-site parking which was
provided for the Ice House Center. Again, the size of the
building is being reduced from 19,266 square feet to 16,520
square feet. The applicant has obtained the assignment of
an 11 year lease of a 23 space parking lot located directly
across Kavanaugh Blvd.
Staff is supportive of the requested parking variance for
the following reasons: (1) the size of the proposed
building is 2,746 square feet smaller than that which
previously existed on the site (2) 16 on-site parking spaces
are being proposed which is an increase above the 8 spaces
which previously existed (3) the applicant has obtained the
assignment of an 11 year lease on the 23 space parking lot
across Kavanaugh Blvd.
Section 36-504 requires this development to provide one (1)
off-street loading space for vehicles delivering materials
or merchandise. The applicant requests a variance from this
requirement due to the split level of the shopping center
and the slope of the lot. The previous structure also had
no designated off-street loading space. Staff is able to
support this variance.
C. Staff Recommendation:
Staff recommends approval of the requested parking and
off-street loading variances subject to the following
conditions:
1. The new parking lot is to comply with the City's
Landscape Ordinance.
2. Compliance with the Public Works Comments
BOARD OF ADJUSTMENT: (APRIL 29, 1996)
The applicant, Ryle Boswell, was present. There were no
objectors present. Letters in support of the variance from the
Hillcrest Residents Association, the League of Women Voters of
Pulaski County and the owner of the adjacent property to the west
had been presented to the Board. Staff presented the item and a
recommendation of approval, with conditions. The Board was
informed that there were still issues to be resolved concerning
the intersection of Kavanaugh Blvd. and Walnut Street but that'
those issues did not affect the parking variance.
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April 29, 1996
Item No.: Cont.
Mr. Boswell offered no additional comments.
A motion was made to approve the requested parking and off-street
loading variances subject --to compliance with the coilditions noted
in the staff recommendation. The vote was 9 ayes, 0 noes and
0 absent:
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