HomeMy WebLinkAboutZ-7946 Staff AnalysisOCTOBER 31, 2005
ITEM NO.: 9
File No.: Z-7946
Owner: Steven Soo Chaes
Applicant: Pat McGetrick, McGetrick and Mcgetrick
Address: Southwest Corner of Asher Avenue and Mary Street
Description: Lots 1 through 7, Block 3, Intercity Addition
Zoned: C-3 and C-4
Variance Requested: Variances are requested from the area provisions of Section 36-
302 to allow a convenience store development with reduced setbacks.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Vacant Commercial Buildings
Proposed Use of Property: Convenience store with gas pumps and retail
STAFF REPORT
A. Public Works Issues:
No Comments
B. Landscape and Buffer Issues:
Plan submitted does not provide for the ten (10) foot six (6) inch minimum
street buffer along Mary Street. The full average requirement is 21 foot in
width.
An automatic irrigation system will be required.
Areas set aside for interior landscaping appear to be less than the 8 percent
(2,305 square feet) required by the landscape ordinance. A variance from this
requirement would require City Beautiful Commission approval.
OCTOBER 31, 2005
ITEM NO.: 9 f CON'T.
The landscape ordinance requires a small amount of building landscaping,
which is not shown on the plan submitted.
Proposed plan reflects a five (5) foot landscaping strip along the southern
perimeter of the site. The landscape ordinance requires a perimeter planting
strips along any side of a vehicular use area that abuts adjoining property.
The minimum allowed by ordinance is six (6) feet nine (9) inches. A variance
from the landscape ordinance requirements necessitates City Beautiful
Commission approval.
These requirements take into account the reductions allowed within the
designated mature area.
C. Staff Analysis:
The C-3 and C-4 zoned property at the southwest corner of Asher Avenue and
Mary Street is occupied by two (2) vacant commercial buildings. The buildings
were previously used in conjunction with an engine rebuilding business. There
are existing concrete drives and parking between the buildings and Asher
Avenue. The rear portions of the property are mostly grass -covered and
fenced. The majority of the property is zoned C-4, with a small portion (east
end) being zoned C-3.
The applicant proposes to redevelop the property by removing the two (2)
vacant buildings and constructing a new convenience store (2,875 square feet)
with gas pumps and canopies, as noted on the attached site plan. The
convenience store building will be located near the rear center of the property,
with a gas pump canopy on each side (east and west) of the building. The gas
pump canopies will be located approximately 37 feet back from the front
(north) property line, with the easternmost canopy being located 27 to 39 feet
from the east street side property line. These setbacks are calculated after
additional right-of-way dedication for Asher Avenue. The applicant is also
proposing a future retail building (3,739 square feet) within the west portion of
the property. This building will be set back 25 feet from the north property line
(after right-of-way dedication) and 15 feet from the west side and rear property
lines. New driveways are proposed from Asher Avenue and Mary Street.
Paved parking will be located along the north side of the convenience store
building and the east side of the future commercial building.
Section 36-302-(e)(1) of the City's Zoning Ordinance requires a minimum front
setback of 45 feet for C-4 zoned property. Section 36-302(e)(2) requires a
minimum street side setback of 45 feet. Section 36-302(e)(3) requires a
minimum rear setback of 25 feet. Therefore, the applicant is requesting
variances from these ordinance standards to allow the gas pump canopies
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OCTOBER 31, 2005
ITEM NO.: 9 CON'T.
with reduced front and street side setbacks and the future commercial building
with reduced front and rear setbacks. All other building setbacks conform to
ordinance requirements.
Staff is supportive of the requested variance. Staff feels that this is a quality
development being proposed along Asher Avenue and a good in -fill project for
this area of Little Rock. With respect to the requested setback variances, staff
feels that they are reasonable given the fabric of this area along Asher
Avenue. A large percentage of the buildings in this area were constructed
many years ago and are located closer to the Asher Avenue right-of-way and
side street rights-of-way than the two (2) buildings proposed with this
redevelopment. Staff believes the requested setbacks will not be out of
character with the general area and will have no adverse impact on the
adjacent properties. Staff met with the applicant regarding the landscape and
buffer deficiencies as noted in paragraph B. of this report. The applicant
indicated the site plan will be adjusted to comply with these standards.
D. Staff Recommendation:
Staff recommends approval of the requested setback variances associated
with the proposed redevelopment, subject to the following conditions:
1. Compliance with the landscape and buffer ordinances.
2. Any ground -mounted signage must be located at least five (5) feet back
from any property line.
BOARD OF ADJUSTMENT: (OCTOBER 31, 2005)
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.
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