HomeMy WebLinkAboutZ-8141-A Staff AnalysisMAY 21, 2018
ITEM NO.: 1
File No.:
Owner:
Applicant:
Address:
Description. -
Zoned:
Z-8141-A
Greg Cunningham
Chad Young
11701 W. 36th Street
South side of W. 36' Street, west of Interstate 430
O-3
Variance Requested: A variance is requested from the buffer provisions of Section
36-522 to allow a building addition and parking/driveway
additions with reduced land use buffers.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Office
Proposed Use of Property: Office
STAFF REPORT
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Public Works Issues:
1. The Public works staff has no comment on the variance sought for Little Rock
Code Section 36-522.
2. Proposed finished floor elevations must be one (1) foot above the base flood
elevation at the time of application for a building permit.
3. At the time of application for a building permit, provide a stormwater management
and drainage plan subject to the approval of the Public Works in accordance with
Little Rock Code Section 29-61.
Landscape and Buffer Issues:
Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
Screening requirements will need to be met for the vehicular use areas adjacent to
street right-of-ways. Provide screening shrubs with an average linear spacing of not
less at three (3) feet within the required landscape area. Provide trees with an
average linear spacing of not less than thirty (30) feet.
A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at least
nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for
every thirty (30) linear feet of perimeter planting strip. The south perimeter planting
MAY 21, 2018
ITEM NO.: 1 (CON'T.
Z-8141-A
strip is deficient, a variance from the CBC will be required to develop the site as
shown.
Eight percent (8%) of the vehicular use area must be designated for green space;
this green space needs to be evenly distributed throughout the parking area(s). The
minimum size of an interior landscape area shall be one hundred fifty (150) square
feet for developments with one hundred fifty (150) or fewer parking spaces. Interior
islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall
be included in the interior landscape areas at the rate of one (1) tree for every twelve
(12) parking spaces.
Building landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building. These shall be provided at
the rate equivalent to planter strip three (3) feet wide along the vehicular use area.
One (1) tree and four (4) shrubs shall be planted in the building landscape areas
for each forty (40) linear feet of vehicular use area abutting the building.
A land use buffer six (6) percent of the average width / depth of the lot will be required
when an adjacent property has a dissimilar use of a more restrictive nature. The
properties to the south, east, and west are zoned R2. As a component of all land
use buffer requirements, opaque screening, whether a fence or other device, a
minimum of six (6) feet in height shall be required upon the property line side of the
buffer. In addition to the required screening, buffers are to be landscaped at the rate
of one (1) tree and three (3) shrubs for every thirty (30) linear feet.
All landscape areas shall be protected as per City of Little Rock Landscape
Ordinance (Sec. 15-100). Wheel stops, and/or concrete curb and gutter will be
required between vehicular use areas and any turf or planting area.
The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
C. Staff Analysis:
The 0-3 zoned property located at 11701 W. 36th Street is occupied by a one-story
office building located within the south half of the property. The property is located
on the south side of W. 36th Street, between 1-430 and Bowman Road, and is
comprised of 2.04 acres. A paved driveway from W. 36th Street is located near the
center of the property. The driveway leads to a paved parking lot on the east side
of the building. A concrete driveway extends from the south side of the paved
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MAY 21, 2018
ITEM NO.: 1 (CON'T.
Z-8141-A
parking lot to the rear of the office building. The existing building is 2,574 square
feet in area.
The applicant proposes to construct a 6,220 square foot addition (one-story) to the
rear (south) of the existing office building, as noted on the attached plan. A 292
square foot lobby addition will be constructed at the front of the building. A new
driveway from W. 36th Street will be located at the northeast corner of the property.
The new driveway will extend along the east side property line, along the rear (south)
property line and a portion of the west side property line at the southwest corner of
the property. The driveway will extend to the rear of the existing building and
proposed addition. A new paved parking area with 34 spaces will be located on the
north side of the building.
The new proposed driveway will be located 8.5 feet to over 30 feet back from the
east side property line, and 3.5 feet to five (5) feet back from the rear (south) property
line. The proposed driveway and parking will be located two (2) feet to 11 feet back
from the west side property line. Sections 36-522(b)(2)a.1. and 2. of the City's
Zoning Ordinance requires a land use buffer width (between a new vehicular use
area and property line) of 12.85 feet along the east and west side property lines, and
24.9 feet along the rear (south) property line. The buffer requirement is six (6)
percent of the average width and depth of the property. Section 36-522(b)(2)a.3.
requires a minimum buffer width of nine (9) feet in all instances. Therefore, the
applicant is requesting a variance form these ordinance standards to allow the new
driveway and parking with reduced land use buffers along the east, west and south
property lines. All other aspects of the proposed plan conform to zoning ordinance
requirements.
Staff could support reduced land use buffers along the east, west and south property
lines based on the fact that the surrounding R-2 zoned properties are designated
MOC Mixed Office Commercial on the City's Future Land Use Plan and will likely be
redeveloped in the future. Additionally, large portions of the adjacent properties,
where the reduced buffers are proposed, are mostly undeveloped and tree covered.
However, staff will support a reduced land use buffer along the subject property lines
of no less than nine (9) feet. The City's Landscape Ordinance also requires a
minimum nine (9) foot wide landscape strip along these property lines. This
minimum requirement would be in effect even if the adjacent properties were zoned
commercial. Staff believes there is adequate area along the east, west and south
property lines to provide minimum nine (9) foot buffers, and that the applicant should
revise the plan accordingly.
D. Staff Recommendation:
Staff recommends denial of the requested buffer variance, as filed.
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MAY 21, 2018
ITEM NO.: 1 (CON'T.
BOARD OF ADJUSTMENT
(May 21, 2018)
The applicant was present. There were no objectors present. Frank Allison stated he
wished to recuse on the item. Staff announced the item. Chairman Smith noted that
there were only three (3) Board members present, since one was absent and one was
recusing. He asked the applicant if he wished to proceed or defer to a later date. The
applicant stated he wished to proceed. He then stated he wished to amend his application
to comply with.staffs recommendation that the land use buffers on the west, east and
south perimeters be no less than nine (9) feet in width. In response to a question, the
applicant stated he was formally amending his application. Dana Carney, of the planning
staff, stated staffs recommendation would be revised in light of the amended application.
Staff recommended approval of the application as amended to provide for a land use
buffer of no less than nine (9) feet on the west, east and south perimeters subject to
compliance with the comments and conditions as outlined in sections A and B of the
agenda staff report. A motion was made to approve the application as amended, including
all staff comments and conditions. The motion was seconded and approved by a vote of
3 ayes, 0 noes, 1 absent and 1 recusal (Allison).
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