HomeMy WebLinkAboutZ-3374-A Staff AnalysisFebruary 23, 1998
Item No.: 1
File No.
Owner:
Address:
Description-
Zoned:
Variance Requested:
Z -3374-A
R. J. Yelenich/Jimmy Moses, Agent
7500 Cantrell Road
Lot 1, Jay Smith Subdivision
C-3
Variances are requested from the
area regulations of Section 36-301
and the building line provisions of
Section 31-12.
Justification: The shallow depth of the lot
combined with the 40 foot building
line and other required setbacks
greatly reduces the buildable area
available.
Present Use of Propert : Vacant service station
Proposed Use of Property: Branch bank with drive-through
service
Staff Report:
A. Public Works Issues:
1. Cantrell Road is listed on the Master Street Plan as a
principal arterial, dedication of right-of-way to 55
feet from centerline will be required.
2. Provide design of Cantrell Road conforming to "MAP"
(Master Street Plan). Construct one-half street
improvements to these streets including 5 foot sidewalks
with planned development.
3. Driveways shall conform to Sec. 31-210 or Ordinance
16,577. Combine the two driveways or revise two
entrances to one entrances and one exit.
4. Remove the crossover lane at the property frontage.
5. Street improvement plans shall include signage and
striping. Completed plans must be approved by Traffic
Engineering prior to construction.
6. Cantrell Road has a 1995 average daily traffic count of
28,000.
7. Prepare a letter of pending development addressing
street lights as required by Section 31-403 of the
Little Rock Code. All requests should be forwarded to
Traffic Engineering.
February 23, 1998
Item No.: 1 (Cont.
8. Obtain permits for improvements within State Highway
right-of-way from AHTD, District VI.
B. Staff Analysis:
The C-3 zoned property located at 7500 Cantrell Road is
currently occupied by a vacant service station. The
applicant proposes the removal of the buildings from the
site and the construction of a new bank building. The new
building will be built across a 40 foot front building line
and will have a front yard setback of 25 feet. The canopy
over the drive-thru windows will have a rear yard setback of
14 feet. The code requires front and rear yard setbacks of
25 feet for this site.
Staff believes the proposal to be reasonable. The site is
now occupied by an unsightly, vacant service station
building. The building has a rear yard setback of 2-3 feet.
The detached canopy over the gas pump islands has a front
yard setback of 4 feet. There is no landscaping on the site
which is paved from property line to property line. The
applicant proposes to remove all buildings from the site and
to build a new branch bank. The project consists of a
single building with the drive-thru facilities located
behind it. The site will be heavily landscaped. The
building will be built across a 40 foot building line and
will have a front yard setback of 25 feet. The property is
zoned C-3 and a 25 foot front yard setback is what the Code
requires in the C-3 district. A 25 foot front yard setback
is not out of character with other development in the area.
The two existing curb cuts will be modified to reduce their
width to 30 feet. One driveway will be one-way entering the
site and the other will be one-way exiting the site.
The canopy over the drive-thru lanes will have a rear yard
setback of 14 feet. The code requires 25 feet. The canopy
is 20 feet wide and this minor encroachment should have no
effect on the adjacent property. The existing building,
which is to be removed, has a rear yard setback of only 2-3
feet. Landscaping and screening will be installed along the
rear property line where there is none at this time.
Should the Board approve the building line variance, the
applicant will have to do a one lot replat reflecting the
change in the building line. The applicant should review
the filing procedure with the Circuit Clerk to determine if
the replat requires a revised Bill of Assurance.
The only issue of concern relates to the requirement to
dedicate 20 feet to provide the Master Street Plan required
right-of-way. The applicant has stated that a waiver of
that requirement will be sought from the Board of Directors.
If the applicant is unsuccessful in obtaining the waiver,
E
February 23, 1998
Item No.: 1 (Cont.)
the resulting front yard setback will be only 5 feet. Staff
believes that should prompt a return to the Board of
Adjustment.
C. Staff Recommendation:
Staff recommends approval of the requested building line and
rear yard setback variances subject to compliance with the
following conditions:
1. Compliance with Public Works Comments
2. Compliance with the City's Landscape and Buffer
Ordinances
3. A one -lot replat reflecting the change in the building
line as approved by the Board.
4. If the waiver of right-of-way dedication for Cantrell
Road is not approved by the Board of Directors, the item
must be returned to the Board of Adjustment.
BOARD OF ADJUSTMENT:
(FEBRUARY 23, 1998)
The applicant was present. There were no objectors present.
Staff presented the item and a recommendation of approval subject
to compliance with the conditions noted above.
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, 0 noes, 1 absent and
3 open positions.
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