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HomeMy WebLinkAboutZ-6482 Staff AnalysisApril 27, 1998, Item No.: 5 File No.: Qk er Address: Descri tion• Zoned• variance Requested: Justification: Present Use of Pro ert : Proposed Use of Property: Staff Re ort• A. Public Works Issues: Z-6482 Toll Corporation NW corner of Kanis and Rodney Parham Roads Part of the SW 1/4, SW 1/4, Section 1, T -1-N, R -13-W, Little Rock C-3 and I-2 variances are requested from the area regulations of Section 36-320 to permit construction of a new building with reduced setbacks. The proposed setback is not out of character with other development on the site. The reduced setback is for only one small corner of the building and should have no impact on adjacent properties. 2,080 square foot restaurant and 45,000 square foot office/warehouse 2,080 square foot restaurant and 45,000 square foot office/warehouse, with addition of 14,000 square foot office building. 1. The minimum Finish Floor elevation of 315 is required to be shown on plat and grading plans. 2. Rushing Circle is listed on the Master Street Plan as a collector street. Dedicate right-of-way to 30 feet from centerline. 3. Rodney Parham Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 4. Driveways shall conform to Section 31-210 or ordinance 16,577. 5. Appropriate handicap ramps will be required per current ADA standards. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. April 27, 1998 Item No.. 5 Cont. 7. All driveways shall be concrete aprons per City Ordinance. 8. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction in right-of-way. 9. Construct sidewalks along Rushing Circle. 10. Reduce width of eastern driveway on Kanis Road frontage to 27 feet. Reduce width of driveway on Rodney Parham Road frontage to 30 feet. B. Staff Analysis: The 4.53 acre tract at the northwest corner of Kanis and Rodney Parham Roads is currently occupied by a 2,080 square foot restaurant building and a 45,000 square foot office/w'arehouse building. The applicant proposes to add a one story, 14,000 square foot office building to the site. The overall site consists of three tracts, combined into a single zoning lot or development. The eastern end of the site, where the restaurant is located, is zoned C-3. The remainder of the site is zoned I-2. The proposed new building will straddle the C -3/I-2 zoning line. The building will have a front yard setback of 25 feet from Rodney Parham. Since a point of the I-2 zoning comes to Rodney Parham, it was determined that a 50 foot front yard setback was required. The proposed building meets or exceeds all other required setbacks. Staff believes the proposal to be reasonable. The encroachment into the front yard setback involves only a corner of the building and should have no effect on other properties. The combined uses require 116 on --site parking spaces. 211 are provided. The proposed building is to be located on a grassy knoll between the two existing buildings. This same site was previously occupied by a grocery store several years ago. C. Staff Recommendation: Staff recommends approval of the requested setback variance subject to compliance with the following conditions: 1. Compliance with Public Works Comments 2. Compliance with the City's Landscape and Buffer Ordinances BOARD OF ADJUSTMENT: (APRIL 27, 1998) The applicant was present. There were no objectors present. One telephone call of objection had been received from Jane Rogers, owner of 1119 Rushing Circle. Staff presented the item and a recommendation of approval subject to compliance with Public Works Comments and the City's Landscape and Buffer Ordinances. 0 April 27, 1998 Item No.: 5 (Cont. The applicant noted that the required right-of-way dedication for Rodney Parham would go through the middle of the restaurant. Tad Borkowski, of Public Works, stated that the dedication requirement for Rodney Parham would be deferred until the restaurant building is removed. There were no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 4 ayes, 0 noes and 1 absent. 3 �ti 7 August 28, 2000 Item No.. 6 File No.: Z-6482 Name: Toll Corporation; Richard Toll Address: Kanis and Rodney Parham Roads Type of Issue: 2 year extension of previously approved variances from the area regulations of Section 36-320. The variances were initially approved on April 27, 1998. A 4 month extension was approved on April 24, 2000. Staff Report: On April 27, 1998, the applicant received Board of Adjustment approval of a,front yard setback variance to allow for construction of a new 14,000 square foot office building on this I-2 zoned property. The building has not yet been constructed. On April 24, 2000, the Board granted a 4 month extension of that previous approval. The applicant had been negotiating a lease and was concerned that it would not have been possible to consummate the lease agreement, design the building, draw the plans and obtain the required permits by April 27, 2000. Article IV, Section 2 of the Board of Adjustment Bylaws states: If an application is approved by the Board, all permits necessary for the initiation of work shall be obtained within two (2) gears from the date of approval, unless an extension of time is granted by the Board. Otherwise, the Board approval of the application shall be considered void. During the course of obtaining the building permit, the applicant became embroiled with Public Works over an issue that has stopped the process. The applicant is now asking for an additional extension to allow for resolution of the matter. Staff is supportive of a final extension through, April 27, 2002. This amounts to a total of a 2 year extension beyond the initial 2 years. Circumstances in the area have not changed that would be affected by the setback variance. August 28, 2000 Item No.: 6 (Cont.) Staff Recommendation: Staff recommends approval of an extension through April 27, 2002, subject to compliance with all conditions noted in the April 27, 1998 Board minute record of File No. Z-6482. BOARD OF ADJUSTMENT: (AUGUST 28, 2000) The applicant was present. There were no objectors present. Staff presented the item and recommended approval of an extension through April 27, 2002 subject to compliance with all conditions noted in the April 27, 1998 Board minute record of File No. Z-6482. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 5 ayes, 0 noes and 0 absent. 2 February 25, 2002 ITEM NO.: 1 File No.: z-6482 Owner: Toll Corporation; Richard Toll Address: Northwest corner of Kanis and Rodney Parham Roads Type of Issue: Time extension of previously approved variances from the area regulations of Section 36-320. The variances were initially approved on April 27, 1998. Extensions were granted through, April 27, 2002. STAFF REPORT: On April 27, 1998, the applicant received Board of Adjustment approval of a front yard setback variance to allow for construction of a new 14,000 square foot office building on this I-2 zoned property. The building has not yet been constructed. On April 24, 2000, the Board granted a 4 -month extension of that previous approval. The applicant had been negotiating a lease and was concerned that it would not have been possible to consummate the lease agreement, design the building, draw the plans and obtain the required permits by April 27, 2000. Article IV, Section 2 of the Board of Adjustment Bylaws states: If an application is approved by the Board, all permits necessary for the initiation of work shall be obtained within two (2) years from the date of approval, unless an extension of time is granted by the Board. Otherwise, the Board approval of the application shall be considered void. During the course of obtaining the building permit, the applicant became embroiled with Public Works over a floodway issue that stopped the process. On August 28, 2000 the Board of Adjustment granted a second time extension through April 27, 2002. February 25, 2002 Item No.: 1 Since then, the applicant has been working with Public Works and FTN Association, a private hydraulic engineering firm, to resolve the floodway issue. FTN Associates is in the process of completing a floodway study which will be presented to FEMA as part of an application to amend the existing floodway maps. It is the applicant's belief that the end result will be reduction of the minimum finished floor elevation for this property, which was raised some three (3) feet (according to Public Works) after the Rock Creek Channelization Project. Public Works has confirmed to staff that work is progressing on this issue and that the final approval from FEMA could take an additional year, possibly slightly longer. Therefore, the applicant has requested an additional time extension for the previously approved variances. The applicant is requesting an extension of at least one (1) year, and preferably 18 to 24 months to resolve the floodway issue and obtain a building permit. Staff is supportive of a 16 -month time extension from the April 27, 2002 expiration date. This will give the applicant until August 27, 2003 (18 months from the February 2002 Board of Adjustment meeting) to resolve the floodway issue and obtain a building permit for the new structure. Other circumstances in the area have not changed that would be affected by the setback variance. Staff Recommendation: Staff recommends approval of 2003, subject to compliance April 27, 1998 Board minute BOARD OF ADJUSTMENT: an extension through August 27, with all conditions noted in the record of File No. Z-6482. (FEBRUARY 25, 2002) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 5 ayes and 0 nays. 2 April 24, 2000 Item No.: 8 File No.: Z-6482 Name: Toll Corporation; Richard Toll Address: Kanis and Rodney Parham Roads Type of Issue: 4 month extension of previously approved variances from the area regulations of Section 36-320. Variances initially approved on April 27, 1998. Staff Re ort: On April 27, 1998, the applicant received Board of Adjustment approval of a front yard setback variance to allow for construction of a new 14,000 square foot office building on this I-2 zoned property. The building has not yet been constructed. The applicant has been negotiating with a tenant for lease of the building and is concerned that it will not be possible to consummate the lease agreement, design the building, draw the plans and obtain the required permits by April 27, 2000. Article IV, Section 2 of the Board of Adjustment Bylaws states: If an application is approved by the Board, all permits necessary for the initiation of work shall be obtained within two (2) years from the date of approval, unless an extension of time is granted by the Board. Otherwise, the Board approval of the application shall be considered void. The applicant is requesting a 4 month extension of the Board's approval, through August 27, 2000. As of the date of this writing, the applicant had submitted a request through building codes for a foundation permit. Other permits, building, plumbing, electrical, etc... should be obtained within 4 months. STAFF RECOMMENDATIONS: Staff recommends approval of the requested 4 month extension, through August 27, 2000, subject to compliance with all conditions noted in the April 27, 1998 Board minute record, Z-6482. April 24, 2000 Item No.: 8 (Cont. BOARD OF ADJUSTMENT: (APRIL 24, 2000) The applicant was present. There were no objectors present. Staff presented the item and recommended approval of the requested 4 month time extension. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 4 ayes, 0 noes and 1 absent. 2 April 27, 1998 Item No.• 5 File No.: Owner: Address- Description• Zoned- variance Re ested: Justification• Present Use of Property: Proposed Use of Property: Staff Report A. Public Works Issues: Z-6482 Toll Corporation NW corner of Kanis and Rodney Parham Roads Part of the SW 1/4, SW 1/4, Section 1, T -1-N, R -13-W, Little Rock C-3 and I-2 variances are requested from the area regulations of Section 36-320 to permit construction of a new building with reduced setbacks. The proposed setback is not out of character with other development on the site. The reduced setback is for only one small corner of the building and should have no impact on adjacent properties. 2,080 square foot restaurant and 45,000 square foot office/warehouse 2,080 square foot restaurant and 45,000 square foot office/warehouse, with addition of 14,000 square foot office building. 1. The minimum Finish Floor elevation of 315 is required to be shown on plat and grading plans. 2. Rushing Circle is listed on the Master Street Plan as a collector street. Dedicate right-of-way to 30 feet from centerline. 3. Rodney Parham Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 4. Driveways shall conform to Section 31-210 or Ordinance 16,577. 5. Appropriate handicap ramps will be required per current ADA standards. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. f April 27, 1998 - Item No.: 5 (Cont. 7. All driveways shall be concrete aprons per City Ordinance. 8. Obtain permits (barricade/ street cut) for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction in right-of-way. 9. Construct sidewalks along Rushing Circle. 10. Reduce width of eastern driveway on Kanis Road frontage to 27 feet. Reduce width of driveway on Rodney Parham Road frontage to 30 feet. B. Staff Analysis: The 4.53 acre tract at the northwest corner of Kanis and Rodney Parham Roads is currently occupied by a 2,080 square foot restaurant building and a 45,000 square foot office/warehouse building. The applicant proposes to add a one story, 14,000 square foot office building to the site. The overall site consists of three tracts, combined into a single zoning lot or development. The eastern end of the site, where the restaurant is located, is zoned C-3. The remainder of the site is zoned I-2. The proposed new building will straddle the C -3/I-2 zoning line. The building will have a front yard setback of 25 feet from Rodney Parham. Since a point of the I-2 zoning comes to Rodney Parham, it was determined that a 50 foot front yard setback was required. The proposed building meets or exceeds all other required setbacks. Staff believes the proposal to be reasonable. The encroachment into the front yard setback involves only a corner of the building and should have no effect on other properties. The combined uses require 116 on-site parking spaces. 211 are provided. The proposed, building is to be located on a grassy knoll between the two existing buildings. This same site was previously occupied by a grocery store several years ago. C. Staff Recommendation: Staff recommends approval of the requested setback variance subject to compliance with the following conditions: 1. Compliance with Public Works Comments 2. Compliance with the City's Landscape and Buffer Ordinances BOARD OF ADJUSTMENT: (APRIL 27, 1998) The applicant telephone call owner of 1119 recommendation Works Comment was present. There were no objectors present. One of objection had been received from Jane Rogers, Rushing Circle. Staff presented the item and a of approval subject to compliance with Public Comments and the City's Landscape and Buffer Ordinances. 2 April 27, 1998 Item No.: 5 Cont.) The applicant noted that the required right-of-way dedication for Rodney Parham would go through the middle of the restaurant. Tad Borkowski, of Public works, stated that the dedication requirement for Rodney Parham would be deferred until the restaurant building is removed. There were no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 4 ayes, 0 noes and 1 absent. 3