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HomeMy WebLinkAboutZ-6591 Staff AnalysisNovember 30, 1998 Item No.: 6 File No.: Z-6591 Owner: Charles A. Dietz/ Bank of Little Rock Address: 5120 Kavanaugh Blvd. Description: Lots 8 and 9, Block 26, Newton's Addition zoned: C-3 and C-4 'variance Regge_sted: variances are requested from the area regulations of Section 36-302 to permit construction of a new branch bank with reduced setbacks. Justification: Applican't's Statement: We appreciate the opportunity to make application for a non-residential zoning -variance pertaining to our acquisition of the property located at 5120 Kavanaugh. The property has been a retail service station for approximately 50 years and is zoned C-3 and C-4. We have chosen this location to relocate our Heights Branch, which is a limited service facility. It is our intention to build a full service branch bank facility which will provide all of the services we now have in addition to providing the convenience of drive -up banking and an ATM facility. The existing partial zoning of the front 100' of this property requires a 45' setback off of both streets. We need to be able to site our building 25' from the Newton Street property line in order to place our drive-thru banking lanes away from the street. We believe this allows better stacking for our lanes and presents a better and more residential appearance on Newton Street. In order to cover our drive-thru lanes we also will need a waiver (of approximately 61) to allow the November 30, 1998 Item No.: 6 (Cont. canopy to overhang our outside lane by 5'. We strongly desire to have both our entrance and drive-thru "exit only" to be located on Newton Street. This is necessary because to enter from Kavanaugh creates more interference with our drive-thru lanes and more congestion and conflict with the curb cuts to the adjacent small shopping center. This proposed plan also is better landscaped and presents a much more pleasing appearance to the Kavanaugh Street frontage. Thank you for your consideration of our request, we feel it is certainly in the best interest of our company and in the best interest of the neighborhood adjacent to our property. Present ❑se of Property: Service Station Proposed ❑se of Property. Branch Bank Staff Report• A. Public Works Issues: 1. Right-of-way required to 30' from centerline for both streets with street improvements to 18' from centerline for both streets. Improve corner radius to 25' minimum. A 20' radial dedication of right-of-way is required at the corner of Kavanaugh and Newton Streets. 2. Driveways are not shown per 31-210. Driveway is less than 100' from intersection and spacing is less than 3001. A waiver must be approved by the Board of Directors. B. Staff Analysis: The property at 5120 Kavanaugh consists of two lots, currently occupied by a service station. The south 100 foot portion of the lots is zoned C-4 and the north 40 foot portion is zoned C-3. The Bank of Little Rock proposes to remove the service station and redevelop the site as a bank branch. Due to the unusual split zoning and the difference in setbacks required in C-3 and C-4, side yard variances are requested to allow for construction of the bank building. 2 November 30, 1998 Item No.: 6 Cont. The building conforms to or exceeds the required C-3 setbacks but not those of C-4. The proposed building will have a side yard setback on the Newton Street side of 25 feet. The Code requires a 45 foot side yard setback on the street side of a corner lot in C-4. The drive -up canopy on the east side is proposed to have a setback of 10 feet. An interior side yard setback of 15, feet is required in C-4. As a point of comparison, the street side yard and interior side yard setbacks in C-3 are 25 feet and 0 feet respectively. Staff believes the variance requests to be justified. Applying C-4 setback standards to this 100 foot wide property would render it virtually unbuildable. The proposed bank is not a C-4 use and should not be held to C-4 development standards. The proposed site plan meets or exceeds all required setbacks for C-3 zoning which is more compatible with uses and zoning in the area. The two concerns staff has with the proposed site plan are related to landscape and buffer issues. Due to the required radial right-of-way dedication at the intersection, the landscaping at the southwest corner of the site falls below ordinance minimums. A minimum perimeter landscape width of 6 feet is required. This can be.accomplished by removing the parking space at the southwest corner and increasing landscaping in this area. 12 parking spaces will remain. This 1,944 square foot bank requires 4 parking spaces. Staff's second concern is the relationship of this site to the single family homes adjacent to the north. The Code requires a 6 foot screen along the north property line, between the bank site and the single family homes. There is currently no activity behind the -service station and staff feels that extra measures need to be taken to assure that the introduction of vehicular traffic in this area has minimal impact on the residences. Due to the slope of the property, it is conceivable that a 6 foot fence would provide minimal protection for the homes. Staff believes that the height of the fence should be measured from grade at the drive -up windows. Additional landscaping materials should be planted in the northern perimeter landscape strip to provide screening and a buffer from the noise. Speakers at the drive -up tellers should be designed so that they are shielded to focus the sound directly at the driver's window. With attention to these details, staff believes the proposed use can be compatible with the neighborhood. C. Staff Recommendation: Staff recommends approval of the requested setback variances subject to compliance with the following conditions: 3 November 30, 1998 No.: 6 (Cont 1. Compliance with Public Works Comments 2. Compliance with the City's Landscape and Buffer ordinances including the following additional requirements: a. Provide a minimum 6 foot landscape strip on all perimeters which requires removal of the southwestern -most parking space. b.A 6 foot tall wood privacy fence, with its finished side facing outward, is to be placed on the north property line. The fence should taper down in height past the 25 foot setback line. The height of the fence is to be measured above grade at the drive up tellers. c. Planting of trees and shrubbery in the northern -landscape strip should be twice that required by Code. This results in 1 shrub every 5 feet and 1 tree every 20 feet. All plantings should be of evergreen materials. The shrubbery should be a minimum of 30 inches tall at planting. d. The speakers at the drive -up windows should be designed so that they are shielded to focus the sound directly at the driver's window. BOARD OF ADJUSTMENT: (NOVEMBER 30, 1998) Brandon Rogers abstained on this item. The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 3 ayes, 0 noes, 0 absent, 1 open position and 1 abstaining (Rogers). 4