HomeMy WebLinkAboutZ-6991 Staff AnalysisMarch 26, 2001
Item No.: 5
File No.
Owner:
Address:
Description:
Zoned:
Variance Requested:
Justification:
Present Use of Proper:
Proposed Use of Property:
Staff Report:
A. Landscape Review
Z-6991
Integrity, Inc.
6124 Northmoor Drive
Lot 120R, Broadmoor North
76W
Variances are requested from the
area regulations of Section 36-281
and the building line provisions of
Section 31-12.
The applicant's justification is
presented in an attached letter.
Vacant lot
Office building with associated
day-care
According to the dimensions noted on the plan submitted
areas set aside for buffers and landscaping meet with
ordinance requirements.
A water source within 75 feet of all landscape areas is
required.
B. Public Works Issues:
With Building Permit:
1. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
2. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
3. Plans of all work in right-of-way shall be submitted
for approval prior to start of work.
March 26, 2001
Item No.: 5 (Cont.)
4. Stormwater detention ordinance applies to this
property.
5. Driveways shall conform to Sec. 31-210 or Ordinance
18,031.
C. Staff Analysis:
Integrity, Inc., a Little Rock -based community services
organization that provides a variety of healthcare, home
care, rehabilitative and child care services, is building a
new two-story office building on the 0-3 zoned property
located at 6124 Northmoor Drive. Due to the slope of the
property, the building will have the appearance of a one-
story structure from the front and two -stories from the rear
and sides. The face of the building is set at the 25 foot
building line on the Northmoor and Charlotte perimeters. An
uncovered retaining wall, first level walkway and second
level stairway extend out from the west wall of the
structure 4 feet across the 25 foot building line. A canopy
entrance cover extends out from the north wall of the
building 4 feet across the front 25 foot building line. The
code requires a 25 foot front yard setback.
Staff is supportive of the requested variances. The
uncovered walkway and second floor stairway on the west side
of the building serve as fire escapes for their respective
levels and will not be used on a regular basis as entrances.
The 4' X 25' intrusion represents a small portion of the
Charlotte Drive frontage of this property. The stairway
will be set back 32-33 feet from the curb of Charlotte
Drive. The 0-3 zoned property across Charlotte Drive to the
west is currently vacant. Allowing the reduced side yard
setback of 21 feet for the stairway should have no effect on
other properties in the area or on traffic in the street.
The 4' X 30'± intrusion on the north side of the building is
for a decorative, canopy/porch cover over the main entrance
to the building. Again, the area requested for a variance
represents only a small portion of the 2801+ frontage that
this property has on Northmoor Drive. The closest edge of
the canopy will be 33-34 feet from the curb of Northmoor
Drive. The 0-3 zoned property across Northmoor is currently
undeveloped. Allowing the reduced front yard setback of 21
feet should have no effect on other properties or on traffic
in the street.
2
March 26, 2001
Item No.: 5 (Cont.)
If the Board approves the building line variances, the
applicant will have to do a replat reflecting the change in
the building lines on both the Charlotte Drive and Northmoor
Drive perimeters. The applicant should review the filing
procedure with the Circuit Clerk's office to determine if
the replat requires a revised Bill of Assurance.
D. Staff Recommendation:
Staff recommends approval of the requested building line and
setback variances subject to compliance with the following
conditions:
1. Compliance with the City's Landscape and Buffer
Ordinances.
2. Compliance with Public Works Comments including any
variance or waiver of those requirements as may be
granted by the Director of Public Works or the Board of
Directors.
3. A one lot replat reflecting the change in the building
lines as approved by the Board.
BOARD OF ADJUSTMENT:
(MARCH 26, 2001)
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. Staff informed the Board that the site
plan had been amended slightly because the original site plan did
not take into account the right-of-way dedication for the
abutting streets. By reducing the parking lot and moving the
building slightly south and east, the variance issues remained
the same.
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, 0 absent and
1 abstaining (Gray).
3