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HomeMy WebLinkAboutZ-6526 Staff AnalysisJuly 27, 1998 Item No.• 6 File No. Owner• Address: Description• Zoned• Variance Re ested: Justification: Present Use of Propert Proposed Use of Property: Staff Report: A. Public Works Issues: Z-6526 Billy Bridewell NW corner of Shackleford Road and Shackleford West Blvd. Long Legal C-2 Variances are requested from the area regulations of Section 36-300 to permit construction of a new building with reduced setbacks. The lot is too narrow to=permit development within the required setbacks. Vacant Lot Medical Clinic 1. Shackleford 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. 2. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention Ordinance applies to this property. 5. Easements for proposed stormwater detention facilities are required. 6. Grading permit will be required on this new development, if more than one acre is disturbs. 7. Shackleford Road has a 1996 average daily traffic count of 13,000 vehicles. 8. Driveways shall conform to Sec. 31-210 or Ordinance 16,577. 9. Appropriate handicap ramps will be required per current ADA standards. 10. All driveways shall be concrete aprons per City Ordinance. 11. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. July 27, 1998 Item No.: 6 (Cont.) 12. Obtain barricade/street cut permits for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction in right-of-way. 13. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 14. Utility excavation within proposed rights-of-way shall be per Article V of Sec. 30. 15. Relocate patient entrance to provide 300 feet spacing and maintain 100 feet from intersection or seek a Board of Directors waiver. 16. Add 20 foot circulation drive for patients to exit parking lot. Reason, no U-turns at island. B. Staff Analysis: The applicant proposes to construct a medical clinic on the C-2 zoned, 1.49 acre tract located on the northwest corner of Shackleford Road and Shackleford West Blvd. The building will be constructed in two phases. The first phase building will have a setback of 30± feet from the north property line and 25 feet from the south property line. The second phase will result in setbacks of 20 feet on the north and 10 feet on the south. The building will also have a 6 foot overhang. The code requires buildings in=the C-2 district to have setbacks not less than 40 feet from all property lines. With some minor modifications staff is supportive of the variance request. The lot is narrow, being only 119 feet wide on the west and 140 feet wide on the east. The shallow depth of the property, combined with a required 40 foot setback on all sides, makes it difficult to construct a building on the site. Staff would prefer to see the building moved 10 feet to the north, resulting in a south setback of 20 feet and a north setback of 10 feet after phase II is built. The property adjacent to the north is also zoned C-2 and staff believes reducing the setback on the north side of the applicant's property should not impact the adjacent lot. The only other item of concern is the patient parking lot on the east side of the building. The applicant has not provided the required interior landscaping which is to be not less than 6 percent of the area of the parking lot. The applicant has proposed driveway widths of 30 feet which could be reduced to 20 feet. This would allow for large areas of landscaping to be installed between the rows of parking. Some modification of the patient parking lot will be required to conform to Public Works Comments. 2 July 27, 1998 Item No.: 6 Cont. C. Staff Recommendation: Staff recommends approval of setback variances on the north and south sides subject to compliance with the following conditions: 1. The building is to be moved 10 feet further to the north resulting in final setbacks of 10 feet on the north and 20 feet on the south after phase II. 2. Compliance with Public Works Comments 3. Compliance with the City's Landscape and Buffer Ordinances 4. Signage for the lot must not exceed that permitted in office and institutional zones. BOARD OF ADJUSTMENT: (JULY 27, 1998) The Chairman identified the issue for public hearing and asked that staff present its recommendation. The Staff reported that there were no outstanding issues relative to this proposal. Staff reported that an amended site plan had been submitted which eliminated one the variances, being the one on the south adjacent to Shackleford West Drive. Wood stated that the staff recommendation is approval of the application subject to the several items in the staff agenda write-up. After a brief discussion, the Board determined it appropriate to place this item on the Consent Agenda for approval. A vote on the Consent Approval Agenda produced 5 ayes, 0 nays and 0 absent, and the variance is approved. 3 July 27, 1998 Item No.• 6 File No. Owner• Address: Description: Zoned: escri tion- Zoned- Variance Requested: Justification: Present Use of Property: Proposed Use of Property: Staff Report• A. Public Works Issues: Z-6526 Billy Bridewell NW corner of Shackleford Road and Shackleford West Blvd. Long Legal C-2 Variances are requested from the area regulations of Section 36-300 to permit construction of a new building with reduced setbacks. The lot is too narrow to permit development within the required setbacks. Vacant Lot Medical Clinic 1. Shackleford 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. 2. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention Ordinance applies to this property. 5. Easements for proposed stormwater detention facilities are required. 6. Grading permit will be required on this new development, if more than one acre is disturbs. 7. Shackleford Road has a 1996 average daily traffic count of 13,000 vehicles. 8. Driveways shall conform to Sec. 31-210 or Ordinance 16,577. 9. Appropriate handicap ramps will be required per current ADA standards. 10. All driveways shall be concrete aprons per City Ordinance. 11. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with - the site development package. July 27, 1998 Item No.: 6 (Cont. 12. Obtain barricade/street cut permits for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction in right-of-way. 13. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 14. Utility excavation within proposed rights-of-way shall be per Article V of Sec. 30. 15. Relocate patient entrance to provide 300 feet spacing and maintain 100 feet from intersection or seek a Board of Directors waiver. 16. Add 20 foot circulation drive for patients to exit parking lot. Reason, no U-turns at island. B. Staff Analysis: The applicant proposes to construct a medical clinic on the C-2 zoned, 1.49 acre tract located on the northwest corner of Shackleford Road and Shackleford West Blvd. The building will be constructed in two phases. The first phase building will have a setback of 30± feet from the north property line and 25 feet from the south property line. The second phase will result in setbacks of 20 feet on the north and 10 feet on the south. The building will also have a 6 foot overhang. The code requires buildings in the C-2 district to have setbacks not less than 40 feet from all property lines. With some minor modifications staff is supportive of the variance request. The lot is narrow, being only 119 feet wide on the west and 140 feet wide on the east. The shallow depth of the property, combined with a required 40 foot setback on all sides, makes it difficult to construct a building on the site. Staff would prefer to see the building moved 10 feet to the north, resulting in a south setback of 20 feet and a north setback of 10 feet after phase II is built. The property adjacent to the north is also zoned C-2 and staff believes reducing the setback on the north side of the applicant's property should not impact the adjacent lot. The only other item of concern is the patient parking lot on the east side of the building. The applicant has not provided the required interior landscaping which is to be not less than 6 percent of the area of the parking lot. The applicant has proposed driveway widths of 30 feet which could be reduced to 20 feet. This would allow for large areas of landscaping to be installed between the rows of parking. Some modification of the patient parking lot will be required to conform to Public Works Comments. 2 July 27, 1998 Item No.: 6 (Cont.) C. Staff Recommendation: Staff recommends approval of setback variances on the north and south sides subject to compliance with the following conditions: 1. The building is to be moved 10 feet further to the north resulting in final setbacks of 10 feet on the north and 20 feet on the south after phase II. 2. Compliance with Public Works Comments 3. Compliance with the City's Landscape and Buffer Ordinances 4. Signage for the lot must not exceed that permitted in office and institutional zones. 3