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HomeMy WebLinkAboutZ-8456 Staff AnalysisMAY 18, 2009 ITEM NO.: File No.: Z-8456 Owner: Barrow Road Church of Christ Trust Applicant: White-Daters and Associates Address: 801 W. Capitol Avenue Description: Lots 11 and 12, Block 225, Original City of Little Rock Zoned: UU Variance Requested: Variances are requested from the development provisions of Section 36-342.1 to allow development of a branch bank facility which does not conform to the Urban Use Zoning Standards. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Parking Lot Proposed Use of Property: Branch Bank STAFF REPORT A. Public Works Issues: 1. Prior to the issuance of the certificate of occupancy, a 20 foot radial dedication of right-of-way at W. Capitol Ave. and State Street must be provided. 2. Prior is issuance of the certificate of occupancy, the old concrete apron on State Street will be required to be removed. B. Landscape and Buffer Issues: Site plan must comply with the City's landscape and buffer ordinance requirements. Street trees are required along both State Street and along W. Capitol Avenue in addition to any perimeter landscaping trees. A small amount of building landscaping will be required. MAY 18, 2009 ITEM NO.: 3 (CON'T. C. Staff Analysis: The UU zoned property at 801 W. Capitol Avenue is currently occupied by a paved parking lot. The property is comprised of two (2) platted lots at the southwest corner of W. Capitol Avenue and S. State Street. Access drives from S. State Street serve the parking lot. The applicant is proposing to construct a one-story branch bank facility on the site, as noted on the attached site plan. The proposed building will be located near the northeast corner of the property, with a drive-thru area consisting of four (4) drive-thru lanes and an ATM lane on the south side of the building. A one-way entry drive is proposed from W. Capitol Avenue at the northwest corner of the property to access the drive-thru area. A one-way exit drive is proposed along the State Street frontage. A small parking area (seven (7) spaces) is proposed along the west property line. The property is zoned UU (Urban Use District) and the applicant is requesting four (4) variances from the development provisions of Section 36-342.1 for the proposed development. Section 36-342.1(c )(3) of the City's Zoning Ordinance states that no new drive- in or drive -through facilities may be visible or take directed access from a primary street. Both W. Capitol Avenue and S. State Street are classified as primary streets. The drive-thru area will be visible from both streets and take access from W. Capitol Avenue. Therefore, the applicant is requesting a variance from this requirement. Section 36-342.1( c)(8) requires that the ground -level (street fronting) floor of a non-residential structure have a minimum surface area of sixty (60) percent transparent or window display. The north facade of the proposed building will have a surface area of approximately 30 percent windows. The bump -out lobby area will be mostly glass wall construction. The main north wall of the structure will be set further back and be masonry construction. Therefore, the applicant is requesting a variance from this section for reduced window area on the north (front) fagade. Section 36-342.1( c)(11) allows wall signage as per Section 36-553, signs allowed in office zoning. This section allows wall sign(s) for each street fronting building facade of up to ten (10) percent of the fagade area. The applicant is proposing one (1) small wall sign for each of the four (4) building facades. The signs along the north (W. Capitol Avenue) and east (S. State Street) facades comply with ordinance standards. The signs on the west and south facades are less than ten (10) percent of the facade area, but do not have street frontage. Therefore, the applicant is requesting a variance to allow the small wall signs on the west and south facades with no street frontage. Section 36-342.1(f)(1) requires a minimum building setback of 25 feet along W. Capitol Avenue. The lobby portion of the proposed building will be located three (3) feet from the property line along W. Capitol Avenue. The main wall of MAY 18, 2009 ITEM NO.: 3 (CON'T. the building will be located approximately 12 feet back from this north property line. Therefore, the applicant is requesting a variance to allow the reduced building setback along the W. Capitol Avenue Street frontage. Staff does not support the variances, as requested. Staff has no issues with the requested variances for reduced glass facade area, drive-thru location or the wall signs without street frontage. Staff views these variances as reasonable and typical of other similar developments within the UU zoning district as approved previously by the Board of Adjustment. However, staff does not support the variance for reduced building setback from W. Capitol Avenue. The intent of this requirement is to maintain a visual corridor along Capitol Avenue leading to the State Capital building. Based on existing building setbacks along W. Capitol Avenue, staff could support a slight reduction in the setback, but not as proposed by the applicant. Staff believes that one (1) of the four (4) drive-thru lanes should be eliminated, with the building being shifted back (to the south) approximately 12 feet. This would result in a setback of approximately 15 feet for the lobby section of the building and 24 feet for the main north building wall. Additionally, Capitol Avenue is classified as a Collector Street by the Master Street Plan with 60 feet of right-of-way required. Capitol Avenue currently has 80 feet of right-of-way in this area. Therefore, there is ten (10) feet of excess right-of-way on this side of Capitol Avenue. If the applicant were willing to increase the building setback along Capitol Avenue by eliminating one (1) of the drive-thru lanes, staff could support the application. D. Staff Recommendation: Staff recommends denial of the requested variances, as filed. BOARD OF ADJUSTMENT: (MAY 18, 2009) The applicant was present. There were no objectors present. Staff explained that the applicant had revised the application, increasing the setback from the north (Capitol Avenue) property line. Staff noted that the building setback to the front wall of the lobby area was now 10 feet, and 17.5 feet to the front wall of the main portion of the proposed structure. Staff supported the revised application, subject to compliance with the requirements as noted in paragraphs A (Public Works) and B (Landscape and Buffer) of the staff report. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as revised and recommended by staff with a vote of 5 ayes and 0 nays.