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HomeMy WebLinkAboutZ-8464 Staff AnalysisJUNE 29, 2009 ITEM NO.: 2 File No.: Z-8464 Owner: Cecelia Renee Crater Applicants: Reginald Wright Address: #1 Treasure Hill Road Description: Southeast corner of Treasure Hill Road and Rodney Parham Road Zoned: C-3 Variance Requested: A variance is requested from the area provisions of Section 36- 301 to allow a building addition with reduced rear setback. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Physical Therapy Office Proposed Use of Property: Physical Therapy Office STAFF REPORT A. Public Works Issues: No Comments B. Landscape and Buffer Issues: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. The proposed addition will require a thirty-two percent (32%) upgrade towards the landscape ordinance. It appears a few of the parking spaces aren't meeting the minimal zoning dimensions for a parking spot and thus this might be an optimal location for newly landscaped areas. Any new landscaping located within the public right-of-way will require a franchise agreement with the City of Little Rock prior to the installation. C. Staff Analysis: The C-3 zoned property at #1 Treasure Hill Road is occupied by a one-story brick and frame commercial building. The property is located at the southeast JUNE 29, 2009 ITEM NO.: 2 (CON'T. corner of Treasure Hill Road and Rodney Parham Road. There are driveways from Treasure hill Road which access paved parking on the north, east and south sides of the building. There is also access from the adjacent commercial parking lots to the east and south. The applicant proposes to construct an 18 foot by 33.1 foot building addition on the rear (south) of the existing commercial building, as noted on the attached site plan. The proposed addition will be located 24 feet and 28.9 feet from the west and east side property lines respectively, with a rear (south) setback of eight (8) feet. Three (3) paved parking spaces will be removed with the proposed addition. This will leave 18 paved parking spaces on the site. The applicant notes that additional building area is needed for more exercise and storage space for the existing physical therapy clinic. Section 36-301(e)(3) of the City's Zoning Ordinance requires a minimum rear yard setback of 25 feet for this C-3 zoned lot. Therefore, the applicant is requesting a variance to allow the proposed building addition with a rear setback of eight (8) feet. There will be 17 paved parking spaces on the site after the proposed addition. The ordinance requires a minimum of six (6) spaces for this office use. Retail use of the building would require eight (8) spaces. With the required upgrade in landscaping, the applicant may have to eliminate a couple of spaces for additional landscaped areas. Staff is supportive of the requested variance. Staff views the reduced rear setback as reasonable, given the small size of the commercial lot. The lot is approximately 10,800 square feet in area which is under the typical C-3 minimum lot size of 14, 000 square feet. Additionally, the requested eight (8) foot rear yard setback backs up to a rather wide shared access area between this commercial building and the commercial strip center to the south. Based on the facts that there will be more than ample parking on the site to support the buildings use and there are no building separation issues, staff believes the proposed building addition will have no adverse impact on the adjacent properties or general area. D. Staff Recommendation: Staff recommends approval of the requested rear setback variance, subject to the following conditions: 1. Compliance with the Landscape and Buffer requirements as noted in paragraph B. of the staff report. 2. The building addition must be constructed to match the existing building. JUNE 29, 2009 ITEM NO.: 2 [CON'T. BOARD OF ADJUSTMENT: (J U N E 29, 2009) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved by a vote of 4 ayes, 0 noes and 1 absent.