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HomeMy WebLinkAboutZ-5885-C Staff AnalysisAUGUST 29, 2011 ITEM NO.: 2 File No.: Owner: Applicant: Address: Description: Zoned: Z-5885-C Pharmasite, LLC Terry Burruss 7321 Cantrell Road South side of Cantrell Road, east of Georgia Avenue C-4 Variance Requested: A variance is requested from the area provisions of Section 36-302 to allow a building addition with reduced side setback. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Drug Store with Compounding Lab Proposed Use of Property: Drug Store with Compounding Lab and Storage Area STAFF REPORT A. Public Works Issues: Measures to control the increase in stormwater runoff from the increased impervious surface should be implemented to not damage adjacent property. B. Landscape and Buffer Issues: a. If the rehabilitation exceeds fifty percent (50%) of the replacement cost of the building the landscaping must be upgraded accordingly. b. Any new parking areas must be landscaped per Chapter 15, The Landscape Ordinance and comply with the City of Little Rock Buffer Ordinance. c. The City Beautiful Commission recommends and appreciates saving any/all on site existing trees. C. Building Codes Comments: The required fire separation distance (building to property line) prescribed by the building code terminates at five (5) feet. Buildings are allowed to be closer than five (5) feet if they have properly constructed fire walls which provide the requisite one (1) hour fire resistance rating. When buildings are five (5) feet or more from the property line, the requirement no longer applies to the wall itself, only the projections such as eaves or overhangs. AUGUST 29, 2011 ITEM NO.: 2 (CON'T, Openings such as doors and windows are limited when the exterior wall is three (3) feet from the property line, and are prohibited when the exterior wall is less than three (3) feet from the line. There is no restriction on openings when the exterior wall is more than three (3) feet from the property line. Contact the City of Little Rock Building Codes at 371-4832 for additional details. D. Staff Analysis: The C-4 zoned property at 7321 Cantrell Road is occupied by a one-story metal and stucco commercial building. There are two (2) access drives from Cantrell Road and one (1) drive from Kentucky Avenue, which runs along the rear (south) property line. Paved parking is located along the north and east sides of the building, with paved vehicular use area along the south and west building sides. A wood fence is located along the south and portions of the east and west property lines. The building is occupied by Cantrell Drug, a drug store with compounding lab. On May 23, 2011 the Board of Adjustment approved a planned building addition at the southwest corner of the existing building, as noted on the attached site plan. The addition was approved with a west side setback of 4 to 6 feet, and a rear setback ranging from 12 to 12.5 feet. The building addition is to be constructed over an existing asphalt area, with a height not to exceed 30 feet. After final design work on the project, the applicant is adding a 390 square foot addition on the west side of the existing building, near the building's northwest corner. In addition, a covered walkway/ramp is proposed to run between this addition and the previously approved addition. The 390 square foot addition will be located 11 feet-11.5 inches from the west side property line, with the covered walkway/ramp being approximately two (2) feet back from the west property line. The proposed covered walkway/ramp will be unenclosed on its north, west and east (portion) sides. Section 36-302(e)(2) of the City's Zoning Ordinance requires a minimum side setback of 15 feet for this C-4 zoned lot. Therefore, the applicant is requesting a variance from this ordinance requirement to allow the building and covered walkway/ramp additions with a reduced side setback. Staff is supportive of the requested variances. Staff views the request as reasonable. The adjacent properties to the east and west are zoned C-3, which require no side yard setback. The proposed building addition with reduced setback will not be out of character with other commercial buildings in this immediate area. The existing commercial building (Backyard Burgers) on the property immediately to the west has a driveway along the dividing side property line. Therefore, ample separation will exist between the two (2) structures. Staff will require approval from the City's Fire Marshall prior to a building permit being issued. The applicant previously stated that fire wall(s) will be constructed as required. Otherwise, staff AUGUST 29, 2011 M NO.; 2 (CON'T. believes the proposed building addition with reduced side setback will have no adverse input on the adjacent properties or the general area. E. Staff Recommendation: Staff recommends the approval of the requested side setback variance, subject to the following conditions: a. Compliance with the City's Landscape and Buffer Ordinances. b. A letter of approval from the City's Fire Marshall must be submitted to staff prior to a building permit being issued. c. Parking must be provided to accommodate the building expansion as per ordinance requirements. d. The covered walkway/ramp must remain unenclosed on all sides not abutting the existing building/building additions. BOARD OF ADJUSTMENT: (AUGUST 29, 2011) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval, with conditions. The item was placed on the Consent Agenda and approved, as recommended by staff with a vote of 5 ayes, 0 nays and 0 absent. AUGUST 29, 2011 ITEM NO.: 2 File No.: Owner: Applicant: Address: Description: Zoned: Z-5885-C Pharmasite, LLC Terry Burruss 7321 Cantrell Road South side of Cantrell Road, east of Georgia Avenue C-4 Variance Requested: A variance is requested from the area provisions of Section 36-302 to allow a building addition with reduced side setback. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Drug Store with Compounding Lab Proposed Use of Property: Drug Store with Compounding Lab and Storage Area STAFF REPORT A. Public Works Issues: Measures to control the increase in stormwater runoff from the increased impervious surface should be implemented to not damage adjacent property. B. Landscape and Buffer Issues: a. If the rehabilitation exceeds fifty percent (50%) of the replacement cost of the building the landscaping must be upgraded accordingly. b. Any new parking areas must be landscaped per Chapter 15, The Landscape Ordinance and comply with the City of Little Rock Buffer Ordinance. c. The City Beautiful Commission recommends and appreciates saving any/all on site existing trees. C. Building Codes Comments: The required fire separation distance (building to property line) prescribed by the building code terminates at five (5) feet. Buildings are allowed to be closer than five (5) feet if they have properly constructed fire walls which provide the requisite one (1) hour fire resistance rating. When buildings are five (5) feet or more from the property line, the requirement no longer applies to the wall itself, only the projections such as eaves or overhangs. AUGUST 29, 2011 ITEM NO.: 2 (CON'T. Openings such as doors and windows are limited when the exterior wall is three (3) feet from the property line, and are prohibited when the exterior wall is less than three (3) feet from the line. There is no restriction on openings when the exterior wall is more than three (3) feet from the property line. Contact the City of Little Rock Building Codes at 371-4832 for additional details. D. Staff Analysis: The C-4 zoned property at 7321 Cantrell Road is occupied by a one-story metal and stucco commercial building. There are two (2) access drives from Cantrell Road and one (1) drive from Kentucky Avenue, which runs along the rear (south) property line. Paved parking is located along the north and east sides of the building, with paved vehicular use area along the south and west building sides. A wood fence is located along the south and portions of the east and west property lines. The building is occupied by Cantrell Drug, a drug store with compounding lab. On May 23, 2011 the Board of Adjustment approved a planned building addition at the southwest corner of the existing building, as noted on the attached site plan. The addition was approved with a west side setback of 4 to 6 feet, and a rear setback ranging from 12 to 12.5 feet. The building addition is to be constructed over an existing asphalt area, with a height not to exceed 30 feet. After final design work on the project, the applicant is adding a 390 square foot addition on the west side of the existing building, near the building's northwest corner. In addition, a covered walkway/ramp is proposed to run between this addition and the previously approved addition. The 390 square foot addition will be located 11 feet-11.5 inches from the west side property line, with the covered walkway/ramp being approximately two (2) feet back from the west property line. The proposed covered walkway/ramp will be unenclosed on its north, west and east (portion) sides. Section 36-302(e)(2) of the City's Zoning Ordinance requires a minimum side setback of 15 feet for this C-4 zoned lot. Therefore, the applicant is requesting a variance from this ordinance requirement to allow the building and covered walkway/ramp additions with a reduced side setback. Staff is supportive of the requested variances. Staff views the request as reasonable. The adjacent properties to the east and west are zoned C-3, which require no side yard setback. The proposed building addition with reduced setback will not be out of character with other commercial buildings in this immediate area. The existing commercial building (Backyard Burgers) on the property immediately to the west has a driveway along the dividing side property line. Therefore, ample separation will exist between the two (2) structures. Staff will require approval from the City's Fire Marshall prior to a building permit being issued. The applicant previously stated that fire wall(s) will be constructed as required. Otherwise, staff AUGUST 29, 2011 ITEM NO.: 2 (CON'T. believes the proposed building addition with reduced side setback will have no adverse input on the adjacent properties or the general area. E. Staff Recommendation: Staff recommends the approval of the requested side setback variance, subject to the following conditions: a. Compliance with the City's Landscape and Buffer Ordinances. b. A letter of approval from the City's Fite Marshall must be submitted to staff prior to a building permit being issued. c. Parking must be provided to accommodate the building expansion as per ordinance requirements. d. The covered walkway/ramp must remain unenclosed on all sides not abutting the existing building/building additions. BOARD OF ADJUSTMENT: (AUGUST 29, 2011) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval, with conditions. The item was placed on the Consent Agenda and approved, as recommended by staff with a vote of 5 ayes, 0 nays and 0 absent.