Loading...
HomeMy WebLinkAboutZ-7090-A Staff AnalysisJune 30, 2003 ITEM NO.- 2 File No.: Z -7090-A Owner: Realty Parking Properties Address: Southeast corner of West 3`d and Broadway Streets Description: Lots 1-5, Block 103, Original City of Little Rock Zoned: UU Variance Requested: Variances are requested from the development criteria of Sections 36-342.1 and 36-557 associated with a proposed branch bank development. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Parking Lot Proposed Use of Property: Branch Bank STAFF REPORT A. Public Works Issues: 1. Broadway is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required or a waiver from the Board of Directors will be required. 2. Widen 3rd Street to align with existing street section west of Broadway. Provide additional right-of-way as needed at intersection to assure handicap pedestrian access. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Broadway with 3�d and Broadway with 4th 4. The new curb cut on Broadway should be right -in, right -out only. 5. Storm water detention will not apply to the proposed development. June 30, 2003 Item No.: 2 (Cont. 6. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. B. Landscape and Buffer Issues: The on-site landscaping perimeter strip width along Third Street drops below the six (6) nine (9) inch minimum allowed by the Landscape Ordinance. Additionally, the width of the interior landscape island within the proposed southern parking lots drops below the five (5) foot seven (7) inch minimum allowed by the Landscape Ordinance. Landscape Ordinance variances require the approval of the City Beautiful Commission. These requirements take into account the reductions allowed within the designated mature area. The Urban Use District Ordinance requires trees with a minimum three (3) inch at planting caliper within the sidewalks along both Broadway and Third Streets. These trees are required to be planted every thirty (30) feet on center. Curb and gutter will be required to protect landscaped areas from vehicular traffic. C. Staff Analysis: The UU zoned property at the southeast corner of West 3`d and Broadway Streets is occupied by a commercial paved parking lot. The applicant, Bank of the Ozarks, proposes to construct a two-story branch bank facility on five (5) of the lots within this half -block. There will be one (1) additional lot within this half -block located between the proposed bank and West 4th Street. The proposed bank building will have drive-thru lanes on its east side, with paved parking on the north and south sides of the building. There are three (3) access drives proposed; one from Broadway at the southwest corner of the development, one from the alley along the east property line, and one from West 3rd Street. The applicant is requesting three (3) variances with the proposed development. Two (2) of the variances are from the UU Zoning District development standards in Section 36-342.1 of the City's Zoning Ordinance, and one (1) variance from the sign provisions of Section 36-557. The requested variances are as follows: 2 June 30, 2003 Item No.: 2 (Cont #1. Section 36-342.1(c)(3) states that no new drive-through facilities may be visible or take direct access from a primary street. The proposed drive-through bank facility will be visible and take access from Broadway, a primary street according to the Zoning Ordinance. #2. Section 36-342.1(c)(10)(b) states that surface parking is to be located behind or adjacent to a structure, never between the building and abutting street. A portion of the proposed parking will be located between the bank building and West 3`d Street. #3. Section 36-557(a) states that all on -premise wall signs must face required street frontage. The applicant is proposing wall signs on the north, west and south sides of the building. The signage will conform with ordinance standards, with the exception of the wall sign on the south side of the building. There is a lot between this property and West 4th Street, and therefore the sign on the south building fagade has no direct street frontage. The applicant is currently working with the Public Works Department on requesting waivers or deferrals on the required right-of-way dedication for Broadway and the West 3rd Street improvements. These issues will be worked out administratively or taken to the Board of Directors for approval. No action is required by the Board of Adjustment. The applicant has stated that all other UU Zoning District development criteria will be complied with. The applicant has also stated that the landscape and buffer requirements as noted in paragraph B. of this report and the remaining Public Works requirements will be adhered to. As noted in the applicant's cover letter, the driveway from Broadway will be right-in/right-out only. Staff is supportive of the requested variances. Staff feels that the variances as requested are reasonable. In most areas of Downtown Little Rock it would be difficult to develop a branch bank location with drive- through lanes and conform to all of the UU Zoning District Standards. Additionally, staff supports the sign variance based on the fact that the applicant is proposing wall signs on three (3) sides of the building in lieu of a combination of wall signs and a ground -mounted sign (which would not be permitted in the UU Zoning District). Staff believes that the proposed branch bank development will have no adverse impacts on the adjacent properties and be a quality redevelopment of property in the downtown area. 3 June 30, 2003 Item No.: 2 (Cont. D. Staff Recommendations: Staff recommends approval of the requested variances, subject to the following conditions: 1. The issues related to right-of-way dedication for Broadway and Street improvements for West 3rd Street must be resolved prior to a building permit being issued. 2. All other Public Works requirements as noted in paragraph A. of this report must be complied with. 3. Compliance with the Landscape and Buffer requirements as noted in paragraph B. of this report. 4. Compliance with all other UU Zoning District develop criteria as noted in Section 36-342.1 of the City's Zoning Ordinance. BOARD OF ADJUSTMENT: (JUNE 30, 2003) 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 4 ayes, 0 nays and 1 absent. !I