HomeMy WebLinkAboutZ-9463 Staff AnalysisOCTOBER 28, 2019
ITEM NO.: 7
File No.: Z-9463
Owner: Centennial Bank
Applicant: Jason Bouwknegt
Address: 1301 Rebsamen Park Road
Description Lots 1 and 2, Mauney Ross Commercial Addition and Lot 2,
Top Cat Addition
Zoned: C-3 and 1-2
Variance Requested: A variance is requested from the area provisions of Section 36-
320 to allow the drive-thru canopy portion of a new building with
a reduced side setback.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Vacant Commercial Buildings
Proposed Use of Property: Bank
STAFF REPORT
A. Public Works Issues:
1. Public Works has no comment with regard to the requested variance to Chapter
36 of the Code of Ordinances.
2. Prior to approval of the building permit, the applicant must agree to contact
Public Works, Civil Engineering Private Development at 501-371-4461 or 501-
744-1773 for inspections of any work in the public right-of-way prior to
placement of concrete or asphalt or for on -site clarification of requirements prior
to commencing work. Failure to do so can result in removal of any improperly
placed concrete or asphalt at the expense of the owner or contractor.
3. Prior to approval of the building permit, a grading permit must be obtained if total
cut or fill equals or exceeds 1,000 cubic yards. If a grading permit is not
required; however, all construction work must include appropriate drainage and
erosion control measures (i.e. hay bales, silt fencing, mulching etc.) to protect
the municipal storm water drainage system and neighboring properties from
sediment runoff. New development may be subject to inspections for
compliance.
4. Hauling of fill material on or off project sites over municipal streets require
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 S. Broadway 501-379-1805 with any questions or for more
information.
OCTOBER 28, 2019
ITEM NO.: 7 (CON'T.
5. Prior to approval of the building permit, the applicant must show that the total
impervious area is less than or equal to the current impervious surface area. If
additional impervious surface is proposed, stormwater detention must be
provided in accordance with the City of Little Rock Stormwater Management and
Drainage Manual.
6. The maximum cross slope at the sidewalk crossing is 1:50 over a 3-foot
pathway. All driveway aprons within the public right-of-way shall be a minimum
eight (8) inches thick of 3000 psi concrete and must conform to Ordinance
#16,577 and #18,031 for grade, spacing, and other design provisions. Driveway
aprons must be installed per City of Little Rock Standard Details PW-30 thru
PW-35.
7. Prior to the certificate of occupancy, the applicant must provide five (5) foot wide
sidewalks with ADAAG compliant ramps on the property line. Sidewalks are
required to be installed per City of Little Rock Standard Details PW-41 thru PW-
47. A one (1) year maintenance bond for newly installed improvements in the
right-of-way must be provided to Public Works, Civil Engineering prior to the
issue of a certificate of occupancy.
8. Prior to approval of the building permit, the applicant must agree to provide
boundary street improvements, if necessary. Boundary street improvements
shall include, but not be limited to, reconstruction of one-half section of the
abutting street if the existing street is not up to city standards. Where the
existing street does not conform to the Master Street Plan, construction of one-
half street improvements, including sidewalk at the property boundary, is
required. Repair, replace, or extend existing damaged, missing, and
noncompliant curb and gutter, sidewalk, access ramps or concrete driveway
aprons within the public right-of-way adjacent to the site. Remove abandoned
driveway cuts and replace with curb, gutter, and sidewalk. All work within the
public right-of-way shall conform to City of Little Rock Standard Details and
ADAAG.
9. Plans and specifications for all work in the right-of-way must be prepared by a
professional engineer, registered in the State of Arkansas, and two (2) copies
submitted for approval prior to construction.
10. Prior to approval of the certificate of occupancy, provide as -built plans and data
entry template of newly installed or modified public and private stormwater
drainage system prior to issuance of the certificate of occupancy. The as -built
plans should contain information as found on the City of Little Rock website at
https://www.Iittlerock.gov/city-administration/city-departments/public-works/.
Provide the as -built plans and data entry template to Public Works, Civil
Engineering Private Development by email to CEPermits@littlerock.gov. If you
have any questions or desire additional information, please do not hesitate to
contact Public Works, Civil Engineering Private Development at 501-371-4817
or at 501-918-5348 or CEPermits@littlerock.gov.
2
OCTOBER 28, 2019
ITEM NO.: 7 (CON'T.
B. Landscape and Buffer Issues:
PAWDRO 3
Site plan must comply with the City's minimal landscape / buffer ordinance
requirements.
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. A twenty-five (25) percent
reduction of the landscape provisions can be taken for developments within mature
areas. In these areas it is allowable for perimeter planting strips to 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.
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.
For parking areas with twelve or more spaces eight percent (8%) of the vehicular use
area must be designated for green space; this green space needs to be evenly
distributed throughout the parking area(s). The minimum size of an interior landscape
area shall be one hundred fifty (150) square feet for developments with one hundred
fifty (150) or fewer parking spaces.
Building landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building. These shall be provided at the
rate equivalent to planter strip three (3) feet wide along the vehicular use area. One
(1) tree and four (4) shrubs shall be planted in the building landscape areas for each
forty (40) linear feet of vehicular use area abutting the building.
A landscape irrigation system shall be required for developments of one (1) acre or
larger.
The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
C. Staff Analysis:
The C-3/1-2 zoned property located at 1301 Rebsamen Park Road is occupied by two
(2) commercial buildings and associated parking areas. The property is located on
the east side of Rebsamen Park Road, north of Cantrell Road. The northernmost
building was previously a Dixie Cafe restaurant. The south building is a one-story
office building. Paved parking is located adjacent to and between the two (2)
buildings. A private access road is located along the south property line. Access
drives to the property are located along the Rebsamen Park Road and private
driveway frontages.
The applicant proposes to remove the two (2) buildings from the site and construct
a new building for a bank facility, as noted on the attached site plan. The proposed
OCTOBER 28, 2019
ITEM NO.: 7 (CON'T.
Z-94
building will be located within the south half of the property. Paved parking will be
located on the east, west and north sides of the building. One (1) driveway from
Rebsamen Park Road and two (2) driveways from the private driveway along the
south property line will serve as access to the property. A drive-thru canopy will be
located on the south side of the building. The canopy structure will be located
approximately 10.3 feet back from the south side property line.
Section 36-320(e)(2) of the City's Zoning Ordinance requires a minimum side setback
of 15 feet for this 1-2 portion of the overall property. Therefore, the applicant is
requesting a variance to allow the drive-thru canopy portion of the building with a
reduced side setback.
Staff is supportive of the requested side setback variance. Staff views the request as
reasonable. The requested side setback encroachment for the drive-thru portion of
the overall building is very minor in nature. All other minimum building setbacks
comply with ordinance standards. The building immediately to the south (across the
private driveway) has a similar setback from its north side property line as the subject
building. Therefore, the proposed side building setback will not be out of character
with other building setbacks in the area. Staff believes the proposed drive-thru canopy
with reduced side setback will have no adverse impact on the adjacent properties or
the general area.
D. Staff Recommendation:
Staff recommends approval of the requested side setback variance, subject to
compliance with the Public Works and Landscape and Buffer requirements as noted
in paragraphs A. and B. of the agenda staff report.
Board of Adjustment
(October 28, 2019)
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 and approved, as recommended by staff.
The vote was 3 ayes, 0 noes and 2 absent.
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