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HomeMy WebLinkAboutZ-7765 Staff AnalysisDECEMBER 20, 2004 ITEM NO.: 6 File No.: Z-7765 Owner: EZ Financial Management, LLC/Greg Daney Address: 923 Broadway Street Description: Lots 5 and 6, Block 109, Original City of Little Rock Zoned: UU Variance Requested: Variances are requested from the development provisions of Section 36-342.1 in association with construction of a new commercial building. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Office Proposed Use of Property: Commercial STAFF REPORT A. Public Works Issues: 1. No comments regarding building setbacks. The general site plan for access and circulation is acceptable subject to review of detailed construction drawings during future permit review. 2. The 10th Street right-of-way must be abandoned by the Board of Directors prior to placement of private parking or building in the right-of-way. B. Landscape and Buffer Issues: The proposed width of the on-site landscape strip along Broadway Street is less than the 6 -feet 9 -inch minimum allowed by the Landscape Ordinance. Additionally, the Landscape Ordinance requires the width of the northern, southern and western perimeters be increased to an average of 6 -feet 9 - inches and at no point less than 5 -feet. A total of 6 -percent of the interior of the vehicular use area must be landscaped with interior islands of at least 112 square feet in area and 5 Y2 feet in width. A variance of these standards will require City Beautiful Commission approval. This review takes into account the reductions allowed within the designated mature area of the City. DECEMBER 20, 2004 ITEM NO.: 6 (CON'T. C. Staff Analysis: The UU zoned property at 923 Broadway Street is occupied by a small one- story commercial/office building located near the center of the property. The property is located at the northeast corner of Broadway Street and Interstate 630. A driveway from Broadway Street serves as access. Paved parking is located on the north, south and west sides of the building. An alley right-of- way is located along the east property line. Undeveloped West 10th Street right-of-way is located along the south property line. All surrounding properties are zoned UU and contain a mixture of office and commercial uses. The applicant proposes to remove the existing small commercial building from the property and construct a new 5,500 square foot commercial building within the east half of the property. The new building will be located 68 feet back from the front (west) property line, 10 feet from the side (north) property line and four (4) feet from the rear (east) property line. The building will extend approximately six (6) feet onto the undeveloped West 10th Street right-of-way .which will be petitioned for abandonment in the near future. The existing curb cut on Broadway Street will be the primary access point. The alley along the east property line and West 10th Street will also be used as access. Paved parking will be located on the west and south sides of the proposed building, extending into the undeveloped West 10th Street right-of- way. A drive-thru window will be located on the north side of the building for a food service type use. The applicant is requesting several variances from the Urban Use development standards of Section 36-342.1 of the City's Zoning Ordinance. The requested variances are as follows: 1. Section 36-342.1(c )(3) states that no new drive-in or drive-through facilities may be visible or take directed access from a primary street. The proposed drive-through located on the north side of the building will be visible from Broadway Street. 2. Section 36-342.1(c )(10)b. states that surface parking lots must be located behind or adjacent to a structure, never between the building and abutting street. As noted previously, there will be a surface parking lot located between the proposed building and Broadway Street and 1-630. 3. Section 36-342.1(f)(1) requires a zero (0) foot front setback. The proposed building will be located approximately 68 feet from the west (Broadway Street) property line. Staff is supportive of the requested variances. Staff feels that the proposed redevelopment of the property is reasonable, given the location of the property. The property is located on the fringe of the UU Zoning District, where the uses 2 DECEMBER 20, 2004 ITEM NO.: 6 (CON'T.) become less pedestrian -oriented and more vehicular -oriented. Fast food restaurants are located north and northwest (across Broadway Street) of the property. A convenience store is also located to the northwest at the southwest corner of Broadway and West 8th Streets. A drive-thru bank facility is located directly across Broadway Street to the west, with a new branch bank being constructed at the northwest corner of West 8th and Broadway Streets. Staff feels that the proposed redevelopment of the property is a quality one, and will have no adverse impact on the adjacent properties or this general area along Broadway Street, south of West 6th Street. As noted previously, a small portion of the proposed building is located in the undeveloped West 10th Street right-of-way. Although a petition to abandon this section of West 10th Street will be filed with the Planning Commission in the near future, Staff feels that the Board of Adjustment should not act on this application until the applicant has approval letters from each of the five (5) public utility companies, addressing the proposed building construction. Therefore, staff will recommend that the application be deferred to the January 31, 2005 agenda. The applicant has been notified of this issue and agrees with the suggested deferral. The deferral will also allow the applicant time to adjust the proposed site plan to comply with the minimum landscape requirements as noted in paragraph B. of the staff report. D. Staff Recommendations: Staff recommends approval of the requested variances from the UU Zoning District standards, subject to the following conditions: 1. Compliance with the Public Works requirements as noted in paragraph A. of this report. 2. Compliance with the Landscape and Buffer requirements as noted in paragraph B. of this report. 3. Letters from each of the five (5) public utility companies approving of the proposed building placement must be submitted prior to Board of Adjustment review and approval. 4. The West 10th Street right-of-way must be abandoned prior to a building permit being issued. BOARD OF ADJUSTMENT: (DECEMBER 20, 2004) Staff informed the Board that the applicant requested to defer the application to the January 31, 2005 Agenda. Staff supported the deferral request. KI DECEMBER 20, 2004 ITEM NO.: 6 (CON'T. The item was placed on the Consent Agenda and deferred to the January 31, 2005 Agenda by a vote of 5 ayes and 0 nays. 0 JANUARY 31, 2005 ITEM NO.: C File No.: Z-7765 Owner: EZ Financial Management, LLC/Greg Daney Address: 923 Broadway Street Description: Lots 5 and 6, Block 109, Original City of Little Rock Zoned: UU Variance Requested: Variances are requested from the development provisions of Section 36-342.1 in association with construction of a new commercial building. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Office Proposed Use of Property: Commercial STAFF REPORT A. Public Works Issues: 1. No comments regarding building setbacks. The general site plan for access and circulation is acceptable subject to review of detailed construction drawings during future permit review. 2. The 10th Street right-of-way must be abandoned by the Board of Directors prior to placement of private parking or building in the right-of-way. B. Landscape and Buffer Issues: The proposed width of the on-site landscape strip along Broadway Street is less than the 6 -feet 9 -inch minimum allowed by the Landscape Ordinance. Additionally, the Landscape Ordinance requires the width of the northern, southern and western perimeters be increased to an average of 6 -feet 9 - inches and at no point less than 5 -feet. A total of 6 -percent of the interior of the vehicular use area must be landscaped with interior islands of at least 112 square feet in area and 5 Y2 feet in width. A variance of these standards will require City Beautiful Commission approval. This review takes into account the reductions allowed within the designated mature area of the City. JANUARY 31, 2005 ITEM NO.: C (CON'T C. Staff Analysis: The UU zoned property at 923 Broadway Street is occupied by a small one- story commercial/office building located near the center of the property. The property is located at the northeast corner of Broadway Street and Interstate 630. A driveway from Broadway Street serves as access. Paved parking is located on the north, south and west sides of the building. An alley right-of- way is located along the east property line. Undeveloped West 10th Street right-of-way is located along the south property line. All surrounding properties are zoned UU and contain a mixture of office and commercial uses. The applicant proposes to remove the existing small commercial building from the property and construct a new 5,500 square foot commercial building within the east half of the property. The new building will be located 68 feet back from the front (west) property line, 10 feet from the side (north) property line and four (4) feet from the rear (east) property line. The building will extend approximately six (6) feet onto the undeveloped West 10th Street right-of-way which will be petitioned for abandonment in the near future. The existing curb cut on Broadway Street will be the primary access point. The alley along the east property line and West 10th Street will also be used as access. Paved parking will be located on the west and south sides of the proposed building, extending into the undeveloped West 10th Street right-of- way. A drive-thru window will be located on the north side of the building for a food service type use. The applicant is requesting several variances from the Urban Use development standards of Section 36-342.1 of the City's Zoning Ordinance. The requested variances are as follows: 1. Section 36-342.1(c )(3) states that no new drive-in or drive-through facilities may be visible or take directed access from a primary street. The proposed drive-through located on the north side of the building will be visible from Broadway Street. 2. Section 36-342.1(c )(10)b. states that surface parking lots must be located behind or adjacent to a structure, never between the building and abutting street. As noted previously, there will be a surface parking lot located between the proposed building and Broadway Street and 1-630. 3. Section 36-342.1(f)(1) requires a zero (0) foot front setback. The proposed building will be located approximately 68 feet from the west (Broadway Street) property line. Staff is supportive of the requested variances. Staff feels that the proposed redevelopment of the property is reasonable, given the location of the property. The property is located on the fringe of the UU Zoning District, where the uses 2 JANUARY 31, 2005 ITEM NO.: C (CON'T.) become less pedestrian -oriented and more vehicular -oriented. Fast food restaurants are located north and northwest (across Broadway Street) of the property. A convenience store is also located to the northwest at the southwest corner of Broadway and West 8th Streets. A drive-thru bank facility is located directly across Broadway Street to the west, with a new branch bank being constructed at the northwest corner of West 8th and Broadway Streets. Staff feels that the proposed redevelopment of the property is a quality one, and will have no adverse impact on the adjacent properties or this general area along Broadway Street, south of West 6th Street. As noted previously, a small portion of the proposed building is located in the undeveloped West 10th Street right-of-way. Although a petition to abandon this section of West 100 Street will be filed with the Planning Commission in the near future, Staff feels that the Board of Adjustment should not act on this application until the applicant has approval letters from each of the five (5) public utility companies, addressing the proposed building construction. Therefore, staff will recommend that the application be deferred to the January 31, 2005 agenda. The applicant has been notified of this issue and agrees with the suggested deferral. The deferral will also allow the applicant time to adjust the proposed site plan to comply with the minimum landscape requirements as noted in paragraph B. of the staff report. D. Staff Recommendations: Staff recommends approval of the requested variances from the UU Zoning District standards, subject to the following conditions: 1. Compliance with the Public Works requirements as noted in paragraph A. of this report. 2. Compliance with the Landscape and Buffer requirements as noted in paragraph B. of this report. 3. Letters from each of the five (5) public utility companies approving of the proposed building placement must be submitted prior to Board of Adjustment review and approval. 4. The West 10th Street right-of-way must be abandoned prior to a building permit being issued. BOARD OF ADJUSTMENT: (DECEMBER 20, 2004) Staff informed the Board that the applicant requested to defer the application to the January 31, 2005 Agenda. Staff supported the deferral request. 3 JANUARY 31, 2005 ITEM NO.: C (CON'T.) The item was placed on the Consent Agenda and deferred to the January 31, 2005 Agenda by a vote of 4 ayes, 0 nays and 1 absent. BOARD OF ADJUSTMENT: (JANUARY 31, 2005) Staff informed the Board that the applicant submitted a revised site plan, removing the portion of the proposed building located in the West 10th Street right-of-way. Staff also noted that none of the public utilities objected to the abandonment of the portion of West 10th Street, south of the property, which was on the February 3, 2005 Planning Commission Agenda. Staff recommended approval of the revised site plan, subject to the following conditions: 1. Compliance with the Public Works requirements as noted in paragraph A. of this report. 2. Compliance with the Landscape and Buffer requirements as noted in paragraph B. of this report. 3. The West 10th Street right-of-way must be abandoned prior to a building permit being issued. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved, as revised and recommended by staff, by a vote of 4 ayes, 0 nays and 1 absent. 0