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HomeMy WebLinkAboutZ-8356-A Staff AnalysisMAY 24, 2010 ITEM NO.: 2 File No.: Z-8356-A Owner: Arvest Bank, Phyllis T. Billingsly and Tri-B Realty, Inc. Applicant: Robert Brown, Development Consultants, Inc. Address: 1720 S. University Avenue Description: Northwest corner of University Avenue and Boyle Park Road Zoned: C-3 Variance Requested: Variances are requested from the area provisions of Section 36- 301 and the buffer provisions of Section 36-522 to allow construction of a commercial building with reduced setback and buffers. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Existing commercial building and undeveloped/vacant property. Proposed Use of Property: Branch Bank Facility STAFF REPORT A. Public Works Issues: a. Boyle Park Road is classified on the Master Street Plan as a collector street. At time of development, a dedication of right-of-way 30 feet from centerline will be required. b. University Avenue is classified on the Master Street Plan as a principal arterial. At time of development, dedication of right-of-way to 55 feet from centerline is required. c. At time of development, a 20 foot radial dedication of right-of-way is required at the intersection of University Avenue and Boyle Park Road. d. At time of development, sidewalks with appropriate handicap ramps are required in accordance with Sec. 31-175 of the Little Rock Code and the master Street Plan shall be installed on Boyle Park Road at the property line. e. At time of development, a new driveway apron should be installed on Boyle Park Road per city standard detail. f. At time of development, repair and replace any curb and gutter or .sidewalk that is damaged in the public right-of-way prior to occupancy. MAY 24, 2010 ITEM NO.: 2 (Con't. g. Stormwater from the adjacent subdivision currently drains across this property. At time of development, a drainage easement should be provided and this open ditch piped to the University Avenue drainage system. h. Public Works has no comments on the building setback and the parking in the buffer. B. Landscape and Buffer Issues: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. The zoning buffer ordinance and the landscape ordinance require a nine (9) foot wide buffer and a six foot nine inch wide landscape strip along the western perimeter of the site, next to the residentially zoned properties. Easements cannot be counted toward fulfilling the buffer requirement. Seventy percent (70%) of this area is to remain undisturbed. The zoning buffer ordinance requires an average 23 foot wide street buffer along Boyle Park Road. Currently, the site plan does not meet this minimal amount. C. Staff Analysis: The C-3 zoned property at 1720 S. University Avenue is occupied by a one-story commercial building located within the north portion of the property. The property is located at the northwest corner of S. University Avenue and Boyle Park Road. Two (2) other buildings were recently removed from the site in preparation of redevelopment. The overall property is comprised of several platted lots within Blocks 6 and 7, Cox's subdivision of Taylor and Bodeman subdivision. There are no platted building lines. On June 30, 2008 the Board of Adjustment approved variances for reduced buffers and setbacks associated with a proposed branch bank development at this location. The applicant has made minor adjustments to the site plan and is back before the Board to address the variances for reduced buffers and building setbacks. The applicant is requesting three (3) variances with the revised site plan. The first two (2) are from the buffer provisions of Section 36-522(b)(3)a. and 36-522(b)(3)b. of the City's Zoning Ordinance. These sections require a minimum land use buffer along the west property line of nine (9) feet, and an average buffer width of 23 feet along the Boyle Park Road frontage. The applicant is proposing a buffer width of eight (8) feet along the west property line, seven (7) feet at the dumpster area. The ordinance does not allow the west five (5) feet of this area to be counted toward fulfilling the buffer requirement because it is a utility easement. Therefore, the applicant is providing a three (3) foot wide buffer outside the easement area. MAY 24, 2010 ITEM NO.: 2 ICon't. This buffer area does widen out just north of the drive-thru lanes. The street buffer along Boyle Park Road is 13 feet in width. The third variance is from the area provisions of Section 36-301(1) of the City's Zoning Ordinance. This section requires a minimum front building setback of 25 feet. The proposed building will be located 14.90 feet back from the front (east) property line at its nearest point. The building previously approved had a front setback of six (6) feet. Staff is supportive of the requested variances. Staff feels the proposed redevelopment plan for the property will be quality improvement within this corridor of S. University Avenue. The shallow depth of the property, being only approximately 110 feet, makes redevelopment with minimum building setbacks and buffers being met very difficult. The existing northernmost and southernmost (as previously existed) commercial buildings on the site do/did not conform to the minimum front and rear setback requirements. Any future redevelopment of the site would likely face the same issues as this proposed development. Additionally, any variances from the City's Landscape Ordinance will require approval from the City Beautiful Commission. Staff feels the proposed redevelopment plan for this property will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested setback and buffer variances, subject to the following conditions: a. Compliance with the Public Works requirements as noted in paragraph A. of the Agenda staff report, including any variances which may be granted by the City's Board of Directors. b. Compliance with the Landscape and Buffer Ordinance requirements with the exception of the buffer variances as approved by the Board. Variances from the Landscape Ordinance must be approved by the City Beautiful Commission. c. The dumpster area must be screened as per ordinance requirements. d. Any signage must conform to ordinance standards. Any ground sign must meet the minimum sign setback requirements after any additional right-of- way dedication. BOARD OF ADJUSTMENT: (MAY 24, 2010) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as noted in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 5 ayes, 0 noes and 0 absent. JUNE 30, 2008 ITEM NO.- 5 File No.: Z-8356 Owner: Phyllis T. Billingsley, Tri-B Realty, Baird Inc., Barnes Revocable Trust Applicant: Dickson Flake, Colliers International Address: 1716-1818 S. University Avenue Description: Northwest Corner of S. University Ave. and Boyle Park Road (W. 19th Street) Zoned: C-3 Variance Requested: Variances are requested from the area provisions of Section 36-301 and the buffer provisions of Section 36-522 to allow a bank development with reduced setbacks and buffers. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Commercial Proposed Use of Property: Branch Bank STAFF REPORT A. Public Works Issues: 1. Boyle Park Road is classified on the Master Street Plan as a collector street. At time of development, a dedication of right-of-way 30 feet from centerline will be required. 2. University Ave. is classified on the Master Street Plan as a principal arterial. At time of development, dedication of right-of-way to 55 feet from centerline will be required. 3. At time of development, a 20 foot radial dedication of right-of-way is required at the intersection of University Ave. and Boyle Park Road. 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. At time of development, the island in the driveway on Boyle Park Road must be removed and the width of driveway must not exceed 36 feet. 5. At time of development, sidewalks with appropriate handicap ramps are required in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan shall be installed on Boyle Park Road at the property line. JUNE 30, 2008 ITEM NO.: 5 CQN'T. 6. At time of development, a new driveway apron should be installed on Boyle Park Road per city standard detail. 7. At time of development, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 8. The northern most angled parking space is not maneuverable for vehicles to access successfully. 9. Stormwater from the adjacent subdivision currently drains across this property. At time of development, a drainage easement should be provided and this open ditch piped to the University Ave. drainage system. 10. Public Works has no comments on the building setback and the parking in the buffer. B. Landscape and Buffer Issues: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. Currently, the dumpster is located within both the required landscape perimeter strip and the zoning buffer land use strip. This dumpster needs to be moved east allowing for a six foot nine inch wide (6-9") landscape strip. A variance must be obtained from both the Board of Adjustment and the City Beautiful Commission prior to the issuance of a building permit. The zoning buffer ordinance and the landscape ordinance require a six foot nine inch wide landscape strip along the western perimeter of the site, next to the residentially zoned properties. Currently, the parking lot shown in located within the minimal landscape strip. Seventy percent (70%) of this area is to remain undisturbed. The reduction of the backup area for the parking lot along Boyle Park Road will result in additional landscape and buffer area long the western perimeter of the site, next to the residentially zoned property. This is a requirement of both the landscape ordinance and the zoning buffer ordinance. The minimal amount allowed by ordinance is six foot nine inches (6-9"). A variance must be obtained from both the Board of Adjustment and the City Beautiful Commission prior to the issuance of a building permit. The zoning buffer ordinance requires an average 23 foot wide street buffer along Boyle Park Road. Currently, the site plan does not meet this minimal amount. The zoning buffer ordinance and the landscape ordinance require a six foot nine inch wide (6'-9") street buffer along University Avenue. it appears that a portion of the middle parking lot falls below this minimal amount. A variance must be obtained from both the Board of Adjustment and the City Beautiful Commission prior to the issuance of a building permit. JUNE 30, 2008 ITEM NO.: 5 (CON'T. C. Staff Analysis: The C-3 zoned property at 1716-1818 S. University Avenue is occupied by three (3) one-story commercial buildings. The property is located at the northwest corner of S. University Avenue and Boyle Park Road (W. 191h Street). There are existing driveways from S. University Avenue and Boyle Park Road which serve as access to the commercial buildings. There is paved parking along all sides of the two (2) southernmost commercial buildings and on the east side of the north building. The overall property is comprised of several platted lots within Blocks 6 and 7, Cox's Subdivision of Taylor and Bodeman Subdivision. There are no platted building lines. The applicant proposes to remove the existing buildings and parking and redevelop the site for a branch bank facility as shown on the attached site plan. The development includes a 4,000 square foot branch bank building located within the south half of the property with a future expansion on its east side as shown. Drive through lanes with a covered canopy are located on the north side of the building. A customer parking lot is located on the south side of the building with an access drive from Boyle Park Road. An employee parking lot and dumpster area are located within the north portion of the property, with an access drive from S. University Avenue. A circular driveway will serve the drive through area from S. University Avenue. A screening fence will be ,located along the west property line. The proposed building will be located six (6) feet from the front (east) property line (after expansion), 8.5 feet from the rear (west) property line, 68 feet from the south side property line and over 180 feet from the north side property line. A billboard which exists within the north half of the property will remain. The applicant is requesting two4.2) variances'with the proposed redevelopment plan. The first is from the buffer provisions of Sections 36-522(b)(3)a. and 36- 522(b)(3)b. of the City's Zoning Ordinance. These sections require minimum street and land use buffers along the east and west property lines of nine (9) feet, and an average buffer width of 23 feet (at no point less than 11.5 feet) along the Boyle Park Road frontage. The parking area near the center of the property along S. University (adjacent to the drive through area) has a street buffer ranging from zero (0) feet to six (6) feet. T-be land use buffer along the w-sLpraperty-line-drops to less -than nine (9)-feet"at two (2) points; the' dumpster area adjacent to the northernmost parking area (6'-9") and along the west -side of the southernmost parking area�(6'4 ). The street buffer along Boyle Park Road is 13 feet in width, averaging less than the 23 feet as requirect. The second variance is from the area provisions of Secfions 36-301(e)(1) and 36-301(e)(3). These sections require minimum front and rear building setbacks of 25 feet -A— -noted. previously,-tlie proposed building will have a six (6) foot setback from the front (east) property line (after future extension) and an 8.5 foot setback from the west (rear) property line. JUNE 30, 2008 ITEM NO.: 5 (CON'T. Staff is supportive of the requested variances. Staff feels the proposed redevelopment plan for the property will be quality improvement within this corridor of S. University Avenue. The shallow depth of the property, being only approximately 110 feet, makes redevelopment with minimum building setbacks and buffers being met very difficult. The existing northernmost and southernmost commercial buildings on the site do not conform to the minimum front and rear setback requirements. Any future redevelopment of the site would likely face the same issues as this proposed development. With respect to the requested front setback of six (6) feet, staff will support the requested front setback after dedication of any additional right-of-way along S. University Avenue. Additionally, any variances from the City's Landscape Ordinance will require approval from the City Beautiful Commission. Staff feels the proposed redevelopment plan for this property will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested setback and buffer variances, subject to the following conditions: 1. Compliance with the Public Works requirements as noted in paragraph A. of the Agenda staff report. 2. Compliance with the Landscape and Buffer requirements as noted in paragraph B. of the Agenda staff report. Variances from the Landscape Ordinance must be approved by the City Beautiful Commission. 3. Staff supports the requested reduced front building setback after dedication of any additional right-of-way along the S. University Avenue frontage. 4. The dumpster area must be screened as per ordinance requirements. 5. Any signage must conform to ordinance standards. The ground sign at the southeast corner of the property must meet the minimum sign setback requirements after any additional right-of-way dedication.