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HomeMy WebLinkAboutStaff Analysis (1)q (2) DATE: SEPTEMBER 19, 2024 ITEM NO.:1 FILE NO: Z-2422 File No.: Z-2422 Owner: MW Enterprises LLC Applicant: Melissa Wyatt Address: 1858 Wolfe Street Description: Moore & Penzel N7 1/2' OF Lot 17, 18, 19, S13 and Lot 201 of the City of Little Rock Zoned: C-3 Variance Requested: Variances are requested from the area provisions of Section 36- 301 to allow a new building with reduced front, side, and rear setbacks. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Vacant Proposed Use of Property: Enclosed Retail Space STAFF REPORT A. Public Works Issues: No Comments 8. Landscape and Buffer Issues: Site plan must comply with the cities minimal landscape and buffer ordinance requirements. Street trees along both Club Road and Kavanaugh Boulevard are needed. A franchise agreement with City of Little Rock is required in conjunction with the street trees. JANUARY 26, 2009 ITEM NO.: 1 (CON'T.) Staff Analysis: The C-3 zoned property at 5018 Kavanaugh Blvd. is occupied by two (2) one­ story commercial buildings and associated parking areas. The northernmost building (7,750 square feet) contains Terry's Finer Foods Grocery Store and another retail use with the south building (3,375 square feet) containing a liquor store. There is a driveway from Kavanaugh Blvd. between the two (2) buildings and a paved alley along the rear (east) property line. There is paved parking located between the two (2) buildings and along the east side of the southernmost building. There is also a small amount of parking (4 spaces) at the northeast corner of the northern building along the alley. There is additional parking along the west side of the north building which is mostly in the right-of-way. There are 33 parking spaces devoted to this development. There is also on-street parking in the area. The existing development requires a minimum of 36 parking spaces as per current ordinance requirements. The applicant is proposing a two-phase project for the overall property. The first phase involves utilizing approximately 554 square feet of the north building (at its southwest corner) as a restaurant use in conjunction with the existing grocery store use. Section 36-502(b)(3)c. of the City's Zoning Ordinance requires four (4) additional off-street parking spaces for the proposed restaurant use. The applicant is requesting a variance form this ordinance requirement for Phase I. Phase II of the proposed project involves the following: A second floor addition above the Phase I restaurant use, spanning over the covered parking at the south end of the building. A 300 square foot excavated wine cellar/dining area. Reconstruction of the concrete block building section at the southwest corner of the overall building (Phase I restaurant area). The east 10'-2" portion of the second floor addition will include ground floor construction for a stairway/egress area. The overall restaurant area will be approximately 2,715 square feet after Phase II construction. A front setback of approximately 16.5 feet is proposed from the west (front) property line of approximately 1.5 feet. The existing building is located approximately 16.5 feet from the front (west) property line, with a portion of the structure being located on the rear (east) property·line. This proposed addition will be for the expansion of the Phase I restaurant use. Section 36-301(e)(1) of the City's Zoning Ordinance requires a minimum front setback of 25 feet for this C-3 zoned property. Section 36-301(e)(3) requires a minimum rear setback of 25 feet. Section 36-502(b)(3)c. will require 22 additional off-street parking spaces for the restaurant expansion. The JANUARY 26, 2009 ITEM NO.: 1 (CON'T.) applicant is requesting variances from these ordinance requirements to allow the building addition with reduced front and rear setbacks and providing no additional off-street parking spaces for the proposed Phase II project. Staff is supportive of the requested variances for the Phase I and Phase II project. Staff views the request as reasonable. With respect to the requested variances for reduced building setbacks, the proposed addition will be mostly a second level addition, maintaining the same setbacks as the existing commercial building. The proposed building addition is only 18 feet-8 inches in width. Staff also supports the requested parking variance. As noted previously, this development currently has 33 parking spaces. Eight (8) of the spaces (along the west side of the north building) are partially on this property and partially in the right-of-way of Kavanaugh Blvd. The applicant is proposing no reduction in the current number of parking spaces with this project. This property has more off-street parking than most other businesses located along Kavanaugh Blvd., between this site and N. University Avenue. Additionally, much of the time when the restaurant will be in operation, the grocery and retail uses within the north building will be closed. Staff feels that the proposed phased project to add a restaurant use to this commercial site will be compatible with the neighborhood, and have no adverse impact on the adjacent properties or the general area. Staff believes the restaurant use will be a quality addition to this east leg of Kavanaugh Blvd., north of Cantrell Road. Staff Recommendation: Staff recommends approval of the requested setback and parking variances, subject to the following conditions: The building addition must be constructed to match the existing commercial building. None of the existing parking is to be eliminated with the proposed construction. Compliance with the Landscape and Buffer requirements as noted in paragraph B. of the staff report. BOARD OF ADJUSTMENT: (JANUARY 26, 2009) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff with a vote of 5 ayes and O nays.