HomeMy WebLinkAboutZ-8876 Staff AnalysisJULY 29, 2013
ITEM NO.: 3
File No.: Z-8876
Owner: Arkansas Realty Development, LLC
Applicant: Steve Branco, Square One Collaborative, Inc.
Address: 305 N. Shackleford Road
Description: Lot 2, Block 0, C. K. Powell Addition
Zoned: C-3
Variance Requested: A variance is requested from the buffer provisions of Section 36-522
to allow expansion of an existing restaurant building with a reduced street buffer.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Vacant restaurant building
Proposed Use of Property: Restaurant
STAFF REPORT
A. Public Works Issues:
1. The proposed driveway on the east side of the property will not be approved
at time of building permit issuance.
2. A franchise permit is required for the private infrastructure located within the
City's right-of-way along Shackleford Drive prior to the issuance of the
building permit. Contact Bennie Nicolo at 501-371-4818 for details.
B. Landscape and Buffer Comments:
The zoning ordinance requires an average nine foot (9') wide street buffer along
Shackleford Road; currently, this site plan does not meet this minimal ordinance
requirement.
The dumpster is currently located within the required nine foot (9') landscape
perimeter; relocate if possible.
All the property around the site's perimeters are of like zoning; therefore, land use
buffer(s) are not required.
JULY 29, 2013
ITEM NO.: 3 CON'T_
The site plan is deficient regarding the Landscape Ordinance, Chapter 15 of the
Code of Ordinances for the City of Little Rock. Additional variances will be
required per the City Beautiful Commission prior to the issuance of a building
permit.
C. Staff Analysis:
The C-3 zoned property at 305 N. Shackleford Road is occupied by a one-story
restaurant building (733 square feet) which is currently vacant. Backyard Burgers
restaurant previously occupied the building. The site is located on the east side of
N. Shackleford Road at Beverly Hills Drive. A main entry drive for the overall
commercial development, which includes Kroger and several other retail and
restaurant uses, is located along the south property line. Two (2) driveways are
located from the main entry drive to the subject property. Existing paved parking is
located on the south and west sides of the building. There are existing drive-thru
lanes on the north and south sides of the building. A fenced outdoor dining area is
located on the south side of the south drive-thru lane. Existing landscaped areas
are located along all property perimeters.
The applicant is proposing to construct a 720 square foot building addition on the
south side of the existing building, as noted on the attached site plan. Four (4)
new parking spaces are proposed on the south side of the proposed building
addition. These additions will eliminate the drive-thru lane on the south side of the
existing building and the outdoor dining area. The drive-thru lane on the north side
of the building will remain.
The proposed building addition conforms with the ordinance requirements for
setbacks and parking. However, due to the size of the building expansion, the
ordinance requires that the site be brought into compliance with the landscape and
buffer sections of the code. Section 36-522(b)(3)b of the City's Zoning Ordinance
requires a minimum street buffer of nine (9) feet along the N. Shackleford Road
frontage. The existing street buffer width ranges from 3.5 feet to approximately
23 feet. The area which is deficient is located within the south half of the street
frontage. Therefore, the applicant is requesting a variance from this ordinance
requirement to allow the portion of the street buffer with a reduced width.
Staff is supportive of the requested variance. Staff views the request as
reasonable. All of the perimeter landscape and buffer areas shown on the
proposed site plan are existing. Many of these areas contain only sod or mulch
and no plant materials. The applicant is proposing to re -plant all of these areas
with new trees and shrubs which will conform to the landscape ordinance.
Additionally, several new areas of interior landscaping will be provided with the
redevelopment. All will be quality improvements to this existing restaurant site. As
noted in paragraph A. of this report, Public Works does not support the new
driveway along the east property line. Staff has spoken with the applicant, and the
applicant has agreed to remove the proposed drive from the plan. Additionally,
any variances from the Landscape Ordinance will need to be approved by the
JULY 29, 2013
ITEM NO.: 3 CON'T.
City Beautiful Commission. Otherwise, staff believes the proposed redevelopment
plan for this property is a quality plan which will have no adverse impact on the
adjacent properties or the general area.
D. Staff Recommendation:
Staff recommends approval of the requested buffer variance, subject to
compliance with the Public Works and Landscape/Buffer comments as noted in
paragraphs A and B of the staff report.
BOARD OF ADJUSTMENT: (July 29, 2013)
The applicant was present. There were no objectors present. Staff presented the application
with a recommendation of approval. There was no further discussion.
The item was placed on the Consent Agenda for approval as recommended by staff.
The vote was 4 ayes, 0 nays, and 1 absent. The application was approved