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HomeMy WebLinkAboutZ-9182 Staff AnalysisDECEMBER 12, 2016 ITEM NO.: 6 File No.: Owner: Applicant: Address: Description: Zoned: Z-9182 Walsam Leasing Co. Walid Ismael 824 S. Broadway Northwest corner of S. Broadway and W. 9t" Street UU Variance Requested: Variances are requested from the UU development provisions of Section 36-342.1 in association with a new restaurant development. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Vacant Restaurant Site Proposed Use of Property- New Restaurant Development STAFF REPORT 0 ublic Works Issues: No Comments. Landscape and Buffer Comments: 1. Site plan must comply with the Little Rock Zoning Ordinance, Sec. 36-342.1.UU Urban Use District and the City's minimal landscape and buffer ordinance requirements. 2. 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. In areas designated as "mature" this strip shall be a minimum of six (6) feet nine (9) inches wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. The north perimeter planting strip width is less than the required six (6) feet nine (9) inches. A variance will be required from the City Beautiful Commission. 3. 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. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance DECEMBER 12, 2016 ITEM NO.: 6 (CON'T. requirements can be given when preserving trees of six (6) inch caliper or larger. C. Staff Analysis: The UU zoned property at 824 S. Broadway Street is occupied by a one-story vacant restaurant building, located within the west half of the property. The property is located at the northwest corner of Broadway Street and W. 9th Street. A small asphalt parking area is located within the east half of the property, between the building and Broadway Street. An existing driveway from Broadway Street is located at the northeast corner of the site. Two (2) driveways are located along the W. 9tn Street frontage. A paved alley right-of-way is located along the west property line. The alley has been used for access in the past. An existing ground -mounted sign is located at the northeast corner of the property. The applicant proposes to remove the existing building and re -develop the site as a restaurant use with drive-thru service. The applicant proposes to construct a new restaurant building within the south half of the property, as noted on the attached site plan. The building will have an area of 2,265 square feet. Six (6) paved parking spaces will be located along the north side of the proposed building. The applicant proposes continued use of the existing driveway from S. Broadway Street as an entry/exit drive. The existing alley will be used as an exit only. The two (2) existing driveways along the W. 9t" Street frontage will be removed. A drive-thru order board will be located at the west end of the building, with a pick-up window on the south side of the building. The front door of the proposed building will be on the structure's north side. Landscaped areas will be provided along all perimeters of the site, also including interior and building landscaping. The applicant proposes to re -use the existing ground -mounted sign pole with new sign copy (new sign "can"). The sign will be approximately 160 square feet, maintaining a sign height of approximately 36 feet. The applicant is requesting several variances from the UU zoning development criteria of Section 36-342.1 of the City's Zoning Ordinance. The requested variances are as follows: 1. Section 36-342.1(c )(3) states that no new drive-in or drive through facilities may be visible or take directed access from a primary street. The proposed drive -through located on the south side of the building will be visible from Broadway Street and W. 9t" Street. 2. Section 36-342.1(c)(5)b. requires installation of street trees along the Broadway and W. 9t" Street frontages. The applicant is proposing to install no street trees along Broadway Street, given the fact that the State Highway Department is not allowing the installation of street trees along Broadway Street. The applicant notes that street trees will be planted along the W. 9tn Street frontage unless the location of utilities prohibit the plantings. If existing utilities prohibit the planting of street trees along W. 9t" Street, a variance is requested. DECEMBER 12, 2016 ITEM NO.: 6 (CCN'T.)_ 3. Section 36-342.1(c)(8) states that ground -level floors of commercial buildings have a minimum surface area of 60 percent transparent or window display. The front (east) building elevation will comply with this requirement. The south side building fagade (facing W. 9th Street) will have approximately 35 percent window area. 4. Section 36-342(c )(7) requires that the primary entrance to a building be located at street level on the street at the sidewalk. As noted previously, the primary entry door will be located on the north side of the building. 5. Section 36-342.1(c )(11) requires that any ground -mounted sign be reviewed and approved by the Board of Adjustment. As noted previously, the applicant is requesting to re -use a ground sign at the northeast corner of the property, approximately 36 feet tall with an area of approximately 160 square feet. Staff is supportive of the requested variances. Staff feels that the proposed redevelopment of the property is reasonable, given the location of the property. The property is located near the fringe of the UU Zoning District, where the uses become less pedestrian -oriented and more vehicular -oriented. Fast food restaurants are located north and northeast (across Broadway Street) of the property. A new convenience store development (under construction) is located to the north at the southwest corner of Broadway and West 8th Streets. A drive-thru bank facility is also located to the north at the northwest corner of West 8th and Broadway Streets. Additional fast food restaurants with drive-thru service are located to the southeast (across Broadway Street) at the intersection of W. 9th Street and Broadway Street. Staff feels that the proposed redevelopment of the property is a quality one, and will have no adverse impact on the adjacent properties or this general area along Broadway Street, south of West 6th Street. The requested variances are typical of those granted to other similar developments along S. Broadway Street. D. Staff Recommendation: Staff recommends approval of the requested variances from the UU zoning district and buffer standards, subject to the following conditions: 1. Compliance with the Landscape and Buffer requirements as noted in paragraph B. of the staff report. 2. A variance form the Landscape ordinance requirements must be approved by the City Beautiful Commission for the north perimeter landscape strip prior to application for building permit. 3. Sign permits must be obtained for re -use of the existing ground sign as well as any wall signage (east and south building facades only). 4. A franchise permit must be obtained for any improvements (landscaping) within the right-of-way. DECEMBER 12, 2016 ITEM NO.: 6 (CON'T.'. BOARD OF ADJUSTMENT (December 12, 2016) Walid Ismael, M. Mostafa and Stuart Mackey were present, representing the application. There was one (1) objector present. Staff presented the application with a recommendation of approval. Staff noted that street trees would be planted along the Broadway Street frontage, unless the Highway Department or a utility company prohibited them from being planted. Stuart Mackey addressed the Board in support of the application. He reviewed the requested variances with the Board, giving reasoning for each variance request. He noted that staff supported all of the requested variances. Don Spann, architect representing Coulson Oil Company, addressed the Board in opposition. He expressed concern with the size of the proposed restaurant building, with respect to parking. He discussed where employees would park. He expressed concern with traffic and driveway location, and made comments related to landscaping. Stuart Mackey noted that the adjacent convenience store, which is under development, was rezoned PCD and reviewed under a different process. He explained that the UU zoning district required no off-street parking, and that there was ample on -street parking in the area. He noted that Traffic Engineering had approved the driveway location and the development plan. He briefly discussed the door locations. Vice -Chair Tucker commented on parking. Staff clarified the landscape and driveway issues. Chair Yates noted that he had some concerns, but that they were outside the authority of the Board's review. He noted that he would vote in support of the application. Carolyn Lindsey -Polk asked if there were any fencing requirements. Staff noted that there were none. There was a motion to approve the application, as recommended by staff. The vote was 4 ayes, 0 noes and 1 absent. The application was approved.