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HomeMy WebLinkAboutZ-7453-A Staff AnalysisMAY 20, 2013 ITEM NO.: 3 File No.: Z -7453-A Owner: Waller Investments Applicant: Drew Weber Address: 5524 Kavanaugh Blvd. Description: Northeast Corner of Kavanaugh Blvd. and N. Taylor Street Zoned: C-3 Variance Requested: Variances are requested from the area provisions of Section 36-301, the parking provisions of Section 36-502, the buffer provisions of Section 36-522 and the dumpster provisions of Section 36-298 in conjunction with a proposed building addition project. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Restaurant Proposed Use of Property: Restaurant STAFF REPORT U Public Works Issues: • At the time of building permit issuance, reduce the width of the south driveway from 32' to 24' by moving the south curb of the apron to the north 8 feet. At the time of building permit issuance, reduce the width of the north driveway from 35' to 32' by moving the north curb of the apron to the south 3'. Landscape and Buffer Comments: • The cost associated with the project will determine the amount of landscaping that is required with this application. If the construction costs exceeds fifty percent (50%) of the replacement cost of the building then the landscaping and buffer ordinances will need to be met accordingly. ■ Any/all landscaping in the public right-of-way will require a franchise agreement with the City of Little Rock; contact Bennie Nicolo at 501-371- 4818 with any questions. • Any new fencing along the northern property line needs to be opaque and the good side facing the neighbor. MAY 20, 2013 ITEM NO.: 3 A legal, stamped and signed survey will be required with the building permit application. If the cost exceeds fifty percent of the replacement cost of the building a six foot nine inch (6'-9") wide perimeter landscape strip may be required along all the perimeters of the site; which would eliminate a few parking spaces. A variance froirii the City Beautiful Comrnission may alto be required for any variations from the City of Little Rock's Landscape Ordinance. The City of Little Rock and the City Beautiful Commission recommend saving any large on site trees. C. Staff Analysis: The C-3 zoned property located at 5524 Kavanaugh Blvd. is occupied by a one- story commercial building which houses U. S. Pizza Co. The property is located at the northeast corner of Kavanaugh Blvd. and N. Taylor Street. The building is located within the south half of the property, with asphalt/concrete parking on the north, west and south sides of the building. There are two (2) driveways from N. Taylor Street and one (1) driveway from Kavanaugh Blvd. at the southeast corner of the property. A small storage building is located north of the restaurant building. An area of outdoor dining is located between the restaurant building and the storage building. A canopy structure is located on the south side of the building, 6.5 feet from the south (front) property line. The applicant is proposing to make several changes to the property. The applicant proposes to construct a 12 foot wide building addition to the front of the existing structure. Small additions closing in the northeast and northwest corners of the existing building are also proposed. A 10 foot by 40 foot awning is proposed on the south side of the proposed 12 foot wide addition to the front of the building. A small covered entryway is proposed on the west side of the building, facing N. Taylor Street. The enclosed addition to the front of the structure will be located 18 feet back from the front (south) property line, with the awning having a front setback of eight (8) feet. The enclosed additions will maintain the existing four (4) foot setback from the east side property line. The small covered entryway on the west side of the building will be 22 feet back from the west side property line. The enclosed building area will total approximately 2,300 square feet. The applicant also proposes to remove the storage building from the site and relocate the outdoor dining from the northeast corner of the building to the front of the building, under the proposed awning to near the front (south) property line. The area of outdoor dining will increase from 612 square feet to 704 square feet. A planter bed and fence will be located around the area of outdoor dining. The existing paved areas on the west and north sides of the building will be re - striped to provide 17 off-street parking spaces. Two (2) on -street parking spaces will be added along Kavanaugh Blvd. at the southeast corner of the property. A dumpster will be located at the northwest corner of the site. MAY 20, 2013 ITEM NO.- 3 (CON'T The applicant is requesting four (4) variances with the proposed improvements to the property. First is a variance requested from Sections 36-301(d)(1) and (2) of the City's Zoning Ordinance. These sections require 25 foot front and street side setbacks. The proposed enclosed addition to the front (south) of the building is 18 feet back from the front property line, with the awning being eight (8) feet back from the front pr^perty line The proposed covered ently Jthe west side of the building is 22 feet back from the west (street side) property line. The second variance is requested from Section 36-502(b)(3)c., which requires a minimum of 30 off-street parking spaces for the proposed use with building additions and outdoor dining area. The applicant is providing 17 off-street parking spaces for the commercial property. On -street parking is allowed in the general area. The third variance is from Section 36-522(b)(3)b. which requires 6.75 foot landscaped buffers along the Kavanaugh Blvd. and N. Taylor Street frontages. Planter beds, two (2) to three (3) feet wide will be installed along the Kavanuagh Blvd. (south) property line. No street buffer is proposed along the N. Taylor Street (west) property line. Landscape strips (4.5 feet wide) are proposed in the Kavanaugh Blvd. and N. Taylor Street rights-of-way. The property currently contains no street buffers. The final variance is from Section 36-298(2) which requires that dumpsters and trash containment areas not be located within the front yard setback area, street side or exterior side yard setback area. The proposed dumpster area will be located within the 25 foot street side yard setback area. Staff is supportive of the requested variances. Staff views the request as reasonable. The applicant is proposing upgrades and improvements to an existing restaurant site, and not a complete re -development of the property. Several components of the development are simply being shifted from one location on the site to another. The area of outdoor dining is being moved from behind the building to the front, further away from the adjacent residential to the north. The existing area of outdoor dining and storage building will accommodate a shift in several parking spaces from the front to back, and will allow two (2) new on -street spaces where the existing driveway exists from Kavanaugh Blvd. The proposed reduced building setbacks will not be out of character with many other properties in the general area. The applicant is also proposing to meet 57 percent of the on-site parking requirement. A number of the businesses in this general area have little or no off-street parking. Additionally, the proposed improvements to the overall property include several areas of landscaping, both on-site and in the right-of-way, which currently do not exist. Staff believes that the overall plan to provide improvements to the property is a quality plan which will have no adverse impact on the adjacent properties or the general area. MAY 20, 2013 ITEM NO.: 3 (CON'T. D. Staff Recommendation: Staff recommends approval of the requested variances, subject to the following conditions: (1) Compliance vVith the IOUbII--, %A1 -AS as noted in paragraph A. of the staff report. (2) Compliance with the Landscape and Buffer requirements as noted in paragraph B. of the staff report. (3) The awning and covered entry additions must remain unenclosed. (4) The number of seats within the outdoor dining area must not exceed 50 percent of the total seats inside the restaurant. (5) No outdoor speakers or amplified music will be allowed within the outdoor dining area. (6) The dumpster area must be screened as per ordinance standards. (7) The dumpster area must only be serviced during daylight hours. (8) A franchise permit must be obtained for any improvements (landscaping, etc.) located in the public right-of-way. BOARD OF ADJUSTMENT: (May 20, 2013) The applicant was present. There were no registered objectors present. Staff presented the application with a recommendation of approval, with conditions. The item was placed on the Consent Agenda and approved, as recommended by staff with a vote of 4 ayes, 0 nays, and 1 absent.