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HomeMy WebLinkAboutZ-6924-A Staff AnalysisJuly 30, 2001 Item No.: 1 File No.: Z -6924-A Owner: Kidco Properties, Inc. Address• 5500-5508 Kavanaugh Blvd. Description: Lots 13 and 14, Block 22, Newton's Addition Zoned: C-3 and 0-3 Variance Re ested: Variances are requested from the on-site parking provisions of w Section 36-502 and the buffer requirements of Section 36-522. Justification: The applicant's justification is presented in an attached letter. Present Use of Proper Two buildings; day-care center and photography studio Proposed Use of Property: Bank Branch Staff Report: A. Public Works Issues: With Building Permit: 1.Dedication of right-of-way on Polk and Kavanaugh and corner dedication will be required. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. Widen Polk Street to 18 feet from centerline. 3.Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Reduce driveway on Kavanaugh to 30 feet. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. B. Landsca a/Screenin Issues: The plan submitted does not allow for the minimum 6.7 foot wide land use buffer required along the northern perimeter July 30, 2001 Item No.: 1 (Cont.) of the site. The full width requirement along the northern perimeter, which abuts residential property, is nine feet. Since this property is located within the designated mature area, staff may administratively reduce this requirement by 25% or to 6.7 feet. The Landscape Ordinance also requires a minimum 6.7 foot wide landscape strip along the northern perimeter of the site. The City Beautiful Commission reviewed a landscape variance request for this site on July 12, 2001. There were no objectors present. The Commission Chair stated she had personally visited with the owners of the abutting W residential property. The Commission voted unanimously to grant a variance from the Ordinance requirement to have a 6.7 foot wide landscape strip along the northern perimeter. The plan originally submitted by the applicant showed 8, 60° angle parking spaces along the north perimeter with only a "sawtooth" landscape strip in front of each space. The plan approved by the CBC had the following: 1. The landscape strip along the north perimeter is to be a minimum of 3 feet in depth, with the "sawtooth" islands extending out from the 3 foot strip. This plan brings the landscape strip much closer to an average of 6.7 feet. 2. Appropriate trees are to be planted in the "sawtooth" islands. 3. A 6 foot tall, brick wall is to be constructed along the north perimeter of the site. 4. Four (4) trees are to be planted in the western perimeter landscape strip. 5. Three (3) trees are to be planted in the grassy, Polk Street right-of-way, if permitted through the franchise process. The change in the northern landscape strip requires that the parking be changed to 450 angle. This reduces the number of parking spaces from 8 to 6. 2 July 30, 2001 Item No.: 1 (Cont.) C. Staff Analysis: The C-3 zoned property located at 5500 Kavanaugh is occupied by a 3,750 square foot commercial building. The property has no on-site parking. The adjacent, 0-3 zoned property at 5508 Kavanaugh is occupied by a 1,600± square foot structure. A residential style driveway is located on this site. The applicant proposes to combine the two properties into one development. The building at 5508 Kavanaugh is to be removed. The building at 5500 will be remodeled into a bank with drive-through facilities extending into the 5508 property. The proposed building remodeling will conform to all setback requirements. A row of angle parking will bo placed at the rear of the site. A one-way drive will enter from Polk and exit onto Kavanaugh. The drive-through facility will consist of 3 lanes, with an escape lane allowing passage without having to go through the drive- through facility. There will be no ATM in the drive-through facility. A 3,750 square foot bank requires 12 on-site parking spaces. The applicant has requested variances to have 6 parking spaces and to reduce the depth of the landscape buffer on the north perimeter. A 6.7 foot landscaped buffer is required along the north perimeter. Staff has reviewed the proposal and is supportive of the development. After a thorough review of the issue, staff has determined that no parking variance is needed for the proposed bank. As was previously mentioned, neither the 3,750 square foot building on the C-3 zoned property at 5500 Kavanaugh nor the 1,600± square foot building on the 0-3 zoned property at 5508 Kavanaugh have any on-site parking that conforms to code standards. They each have non- conforming parking relationships of 12 spaces and 4 spaces respectively. The larger building has been occupied by a steady stream of uses including beauty shops, clothing stores, interior design studios and the day care since its construction. At one time, up to 4 commercial uses occupied the building at the same time. The building at 5508 Kavanaugh has been used as a photography studio for 40± years. The development proposed by the applicant will not increase square footage and actually will result in the reduction of square footage by the removal of the photography studio building. Placing a canopy over the drive-through lanes does not add to the parking requirement. Section 36-506 of the Code states: 3 July 30, 2001 Item No.: 1 (Cont. "When a building or structure erected prior to or after the effective date of this chapter shall undergo any increase in number of dwelling units, gross floor area, seating capacity, number of employees or other unit of measure used in determining required parking facilities, and when the increase would result in a requirement for additional parking facilities, such additional facilities shall be accordingly, provided as a condition for obtaining a building permit or privilege license. In computing the number of spaces required for such a building, however, only the increase in unit measure shall be considered." w Consequently, remodeling the existing 3,750 square foot building for a bank does not generate a requirement for increased parking. The 6 spaces proposed by the applicant will be 6 more than the site has had in the past. If a use were proposed that had a greater parking requirement, such as an eating place with a parking requirement of 1 space per 100 square feet, the issue would be different. A 6.7 foot land use buffer is required along the north perimeter where the site is adjacent to residential property. With the modification to the site plan as a result of the City Beautiful Commission's Action, the land use buffer will be no smaller than 3 feet and will average greater than that because of the "sawtooth" design. That design, in conjunction with the required 6 foot brick wall, will suffice in staff's opinion. D. Staff Recommendation: Staff recommends approval of the requested land use buffer variance subject to compliance with the following conditions: 1. Compliance with the 5 conditions proposed by the City Beautiful Commission and outlined in the "Staff Analysis" of this item. 2. Compliance with Public Works Comments including any variance or waiver as may be granted by the Director of Public Works or the Board of Directors. 4 July 30, 2001 Item No.: 1 (Cont.) 3. All site lighting is to be low-level and directional, aimed away from the adjacent residential property. Staff would prefer to see bollard lighting used in the parking lot area between the building/drive-through canopy area and the north property line. 4. There is to be no parking or ATM located in the designated escape lane west of the drive-through lanes. Staff does not believe a parking variance is required. BOARD OF ADJUSTMENT: (JULY 30, 2001) w The applicant was present. There were no objectors present. Troy Laha, of the City Beautiful Commission, was present to answer any questions regarding that group's action. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. A motion was made to approve the requested variance subject to compliance with the conditions recommended by staff. The motion was approved by a vote of 4 ayes, 0 noes and 1 absent. 5 City Beautiful Commission July 12, 2001 Minutes Page 2 ORDINANCE REQUIREMENTS: 1. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be at least nine (9) feet wide. 2. The city official may grant not more than a twenty-five (25) percent reduction of these provisions for developments within mature areas. VARIANCE REQUESTED: 1. A reduction of the northern perimeter landscaping strip. 101,0111101110 The applicant proposes to turn the existing day care structure into a banking facility. Drive-through lanes and on-site parking are also proposed. The structure on the western lot (lot 13) is to be removed. With this proposal, most of the northern perimeter landscape strip will be deleted. The full width required is nine (9) feet. However, since this site is located within the designated mature area, staff may reduce this width by twenty-five (25) percent. This reduction allows for a minimum width of 6.7 feet. The property to the north is zoned residential. The property to the west is zoned for commercial use. The zoning land use buffer requirement along the northern perimeter is the same as the Landscape Ordinance, therefore, the applicant is also appealing for a variance of this requirement to the Board of Adjustment at its July 30a' hearing. The applicant agrees to provide the required screening along the northern perimeter with a 6 - foot high opaque wooden fence. STAFF RECOMMENDATION: Staff recognizes that if the applicant is unable to obtain a landscape and land use variance of this requirement, on-site parking with this proposal will be eliminated. However, since the property to the north is residential, staff recommends denial of this request. Applicant Presentation: Walter Quinn presented a summary of the variance he was requesting. In his presentation Mr. Quinn stated his intention to provide groundcover and vine type plantings at the north property line, five tulip poplar trees at the west property line, and he offered to either plant two tulip poplar trees on the east side of the property or contribute to the tree in -lieu account. City Beautiful Commission July 12, 2001 Minutes Page 3 Tim Heiple asked if the number of proposed drive through lanes on the west side of the existing building could be reduced to allow some of the parking proposed along the north property line to be shifted to the west side of the property. Mr. Quinn said the bank has indicated the three drive through lanes are necessary. Dottie Funk asked Mr. Quinn how many trees would be removed. Mr. Quinn stated one tree would be removed. Dottie Funk and Troy Laha replied they thought there would be a total of three trees removed. Dottie Funk asked if there are overhead utilities along the north property line. Mr. Quinn stated that there are. Troy Laha asked if the applicant would be willing to build a 6' high brick wall along the north property line. Mr. Quinn said that would be possible. Tim Heiple stated his concern that the green space on the site would be reduced significantly. Nash Abrams suggested eliminating two parking spaces in the plan as it is proposed to provide spaces for planting trees. Tim Heiple suggested providing a minimum two foot wide landscape strip at the north property line. Dottie Funk suggested eliminating one of the trees along the west property line and adding three trees to the east side of the site. Troy Laha suggested a minimum 3' wide landscape strip along the north property line. Dana Carney said that utilizing a 45° parking alignment a 5.5' wide landscape strip would be possible. This arrangement would reduce the number of spaces by 2. Tim Heiple suggested a 55° parking alignment. Dana Carney said a 55° alignment is not a standard alignment and would require a variance. He also pointed out that the area east of the building is in the public right-of-way and any plantings in that area would require an application for a right-of-way franchise. Tim Heiple suggested the addition of small evergreen trees to the north landscape strip if it is expanded. Walter Quinn asked Dana Carney how the Board of Adjustment would view a reduction of the parking spaces by 2 spaces. Dana Carney stated that the more spaces he has the better. Walter Quinn asked if stacking room in the drive through lanes could be counted toward the parking requirement. Dana Carney said no. Motion: Troy Laha moved to accept the application with the following conditions: 1. Six foot height brick wall along north property line planted with ivy or jessamine. 2. A minimum 3 foot width landscape strip adjacent to the south side of the required brick wall on the north property line. Proposed adjacent parking spaces shall be angled to allow for a "sawtooth" pattern in said landscape strip. 3. Tall slender evergreen shrubs (i.e. leyland cypress, foster holly) shall be planted in the "sawtooth" portions of said landscape strip. 4. Four 2" caliper tulip poplar trees shall be planted along west property line. City Beautiful Commission July 12, 2001 Minutes Page 4 5. Three 2" caliper tulip poplar trees shall be planted along east side of property in the Polk Street right-of-way, subject to a successful application for a franchise agreement with the City of Little Rock. The motion was seconded by Ann Ivey and passed unanimously. Close Public Hearing: Dottie Funk closed the public hearing at 1:00 p.m. COMMITTEE REPORTS: 1. Landscape Awards Committee — Dottie Funk reported that she and Nash Abrams had been discussing the awards program. She asked for all of the commissioners to be watching for projects that should be nominated. She is preparing a letter to go out to all design consultants. Winners will be voted on at the September meeting. 2. Gateway Committee — Nash Abrams asked Bill Hall to contact the U.S. Postal Service to find out if the parcel of land east of their parking lot is available for the project and to confirm that the visitors center is not looking at that property for parking. 3. Publicity — Dottie Funk relayed a report from Sharon Tallock Vogelpohl. The City Beautiful Commissioners names and addresses have been added to t he Keep Arkansas Beautiful mailing list. Sharon has invited a speaker from Keep Arkansas Beautiful to attend the September meeting. 4. Manmade and Natural Arts Celebration Committee — Tim Heiple said this committee is on hold for the present. DIRECTOR ADCOCK: Dottie Funk introduced Little Board Director Joan Adcock and Wendell Jones, Assistant Director, Little Rock Public Works Department. A presentation was made on activities of the Little Rock Environmental Task Force. Director Adcock invited the City Beautiful Commission to work with the task force, stressing the importance of education OLD BUSINESS: Appreciation Award — Dottie Funk displayed the award Bob Brown and Sharon Tallach Vogelpohl had prepared for Gail Owens. Dottie asked Bill Hall to set up a presentation for the August 7, 2001 Little Rock Board of Directors meeting, she also asked him to coordinate getting the Mayor's signature. Karol Zoeller will have the certificate framed after all signatures are in place. ADJOURNMENT: 1:45 p.m.