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HomeMy WebLinkAboutZ-5885-D Staff AnalysisJANUARY 30, 2012 ITEM NO.: 1 File No.: Owner: Applicant: Address: Description: Zoned: Z-5885-D 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, of 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. Buildinq 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 JANUARY 30, 2012 ITEM NO.: 1 (CON'T. the property line, the requirement no longer applies to the wall itself, only the projections such as eaves or overhangs. 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. 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 was to be constructed over an existing asphalt area, with a height not to exceed 30 feet. On August 29, 2011 the Board of Adjustment approved revisions to the previously approved site plan. The revisions included a smaller footprint for the addition at the southwest corner of the existing building and a small addition near the northwest corner of the structure. A covered walkway was to connect the two (2) additions. The same side (west) setbacks and building height were proposed as originally approved. After final design work on the project, the applicant is proposing additional revisions to the site plan from what was previously approved. The proposed addition at the southwest corner of the existing building remains the same as previously approved. It will be set back from the west side property line by four (4) to six (6) feet. The proposed addition at the northwest corner of the existing building has been enlarged, as noted on the attached site plan. This addition will be located four (4) to 4.5 feet back from the west side property line and over 60 feet back from the front (north) property line. Both additions will be two-story construction, with a maximum building height not to exceed 30 feet, as originally approved. The two (2) areas of addition will be connected by a small hallway area. 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 JANUARY 30, 2012 ITEM NO.: 1 (CON'T. variance from this ordinance requirement to allow the building additions with a reduced side setback. Staff is supportive of the requested variances. Staff views the request as reasonable. The overall concept related to the building expansion remains the same as originally approved. 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 believes the proposed building addition with reduced side setback will have no adverse impact 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: 1. Compliance with the City's Landscape and Buffer Ordinances. 2. Compliance with the Public Works comment as noted in paragraph A. of the staff report. 3. A letter of approval from the City's Fire Marshall must be submitted to staff prior to a building permit being issued. 4. Parking must be provided to accommodate the building expansion as per ordinance requirements. BOARD OF ADJUSTMENT: (January 30, 2012) 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.