Z-5569-A Staff AnalysisApril 28, 2003
File No.:
Owner:
Address:
Z -5569-A
Farmer's Association
4816 Stagecoach Road
Description: West side of Stagecoach Road, south of
the Stagecoach Road/Colonel Glenn Road
intersection
Zoned:
Variance Requested:
Justification:
Present Use of Property:
Proposed Use of Property
STAFF REPORT
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Public Works Issues:
C-4
A variance is requested from the area
provisions of Section 36-302 to allow a
building addition with a reduced front
setback.
The applicant's justification is presented in
an attached letter.
Commercial
Commercial
1. A franchise agreement will be required for any parking or other
private facilities located within the right-of-way.
2. The right-of-way widths, driveway aprons and other public
improvements as now being constructed by the Arkansas Highway
and Transportation Department are acceptable.
Landscape and Buffer Issues:
Since the proposed expansion is under ten (10) percent of the existing
structures, no upgrade in landscaping is required.
April 28, 2003
Item No.: 2 Cont_)
C. Staff Analysis:
The C-4 zoned property at 4816 Stagecoach Road is occupied by a multi -
building commercial development (Farmer's Association). Office, retail
and warehouse (with small engine repair) uses occupy the existing
buildings. The buildings are concentrated primarily along the Stagecoach
Road property line, with existing paved parking between the buildings and
the street. The primary access to the property is from Stagecoach Road.
There is a secondary, gated access from Colonel Glenn Road, along the
north property line.
The applicant proposes to remove the 3,290 square foot portion of the
retail building closest to Stagecoach Road and construct a new 4,600
square foot retail addition at the same location. The enclosed addition will
eliminate an existing outdoor patio area. The existing retail building is
located 16 to 26 feet from the front (Stagecoach Road) property line. The
new addition will be located 12 to 21 feet from the front property line.
Section 36-302(e)(1) of the City's zoning ordinance requires a minimum
front setback of 45 feet for C-4 zoned property. Therefore, the applicant is
requesting a variance from this ordinance requirement for the new retail
addition.
There are currently 50 paved parking spaces between the existing
buildings and Stagecoach Road. The total building area and uses on the
site, including the new retail addition, require a minimum of 49 parking
spaces. According to the proposed site plan, none of the existing parking
spaces will be disturbed by the new construction. There is additional
paved area along the north side of the existing buildings for truck parking.
Staff is supportive of the requested front setback variance. The proposed
building addition will move only slightly closer (approximately 4 feet) to the
front property line. Public Works notes (in paragraph A. of this report) that
the existing right-of-way widths, driveway locations and other
improvements as being constructed by the State are acceptable, with no
additional right-of-way required. Additionally, the width of the new addition
(80 feet) represents only a small portion of the overall 535 linear feet of
street frontage along Stagecoach Road. Staff feels that the proposed
building addition will have no adverse impact on the adjacent properties or
the general area.
A small portion of the existing paved area and the landscaping are located
in the Stagecoach Road right-of-way. Public Works notes in Paragraph A.
of this report that a franchise agreement needs to be obtained by the
property owner.
April 28, 2003
Item No.: 2 (Cont.)
D. Staff Recommendations:
Staff recommends approval of the requested front yard setback variance,
subject to the following conditions:
1. Compliance with the approved site plan.
2. A franchise agreement must be obtained from Public Works for the
paved parking and landscaping located in the Stagecoach Road right-
of-way.
BOARD OF ADJUSTMENT: (APRIL 28, 2003)
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 by a vote of 5 ayes and 0 nays.
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