HomeMy WebLinkAboutZ-3520-B Staff AnalysisMarch 31, 1997
Item No.: 1
File No.:
Z -3520-B
Owner:
Albright Enterprises,
Chris Albright
Address:
7600 Cantrell Road
Description:
Lots 1 and 2, part of Lots 3,
14, 15
and 16 and the closed alley lying
adjacent to Lots 1, 2 and 3 on the
South and adjacent to Lots 14,
15 and
16 on the North, all in Block
2,
Bellevue Addition to the City
of
Little Rock, Pulaski County,
Arkansas.
Zoned:
C-3 and C-4; C-4 rezoning
application pending
variance Re ested: A variance is requested from the
area regulations of Section 36-302
to permit construction of an
addition with a reduced side yard
setback.
Justification: Applicant's Statement: In order to
better serve the community, the
property located at 7600 Cantrell
will need to be granted a building
set -back variance. With the ever
changing needs of our customers, it
is necessary that Kingwood Exxon be
remodeled and expanded. I propose
that an additional service bay be
built on the east side of the
existing structure. This bay will
measure twenty feet in width which
will place it beyond the current
setback line. I am asking for of a
variance to be granted for the part
of the new structure that is beyond
the forty-five foot line in force
at this time.
Setback lines become a real problem
at this location because it is a
small, almost pie -shaped lot,
bordered on three sides by city
streets. The service bay addition,
though small in size, will be a big
March 31, 1997
Item No.: 1 (Cont
Present Use of Propert :
Proposed Use of Property:
Staff Report
A. Public Works Issues:
service to our customers. Locating
it on the east side will eliminate
any problems that may be
encountered with parking, traffic
flow, or dumpster access. I have
been in the service station
business for over twenty years,
seventeen of these spent serving
the customers of Kingwood Exxon. I
know what they expect from their
neighborhood service station, and I
would like to offer a facility that
will meet those expectations.
Service station/auto repair
Service station/auto repair
1. Dedicate right-of-way to 45 foot from centerline of
Cantrell and a 10 foot sidewalk and utility easement
beyond this dedication. Prior to construction permit.
2. Master Street Plan calls for 55 foot from centerline,
however, staff will support a waiver of 10 feet with
the dedication of the easement. Dedicate a 20 foot
radial area at the intersection.
3. Construct handicap ramps at intersection of Cantrell
and Keightly.
4. Construct ramp at "T" Street (North).
5. Contribute 15% of planned cost of construction for
widening of Cantrell Road (currently 4 lanes) for the
six (6) foot widening to bring curb to 30 foot from
centerline, less cost incurred with handicap ramp
construction. Prior to construction permit.
6. Repair of curb and gutter and/or sidewalk damaged
during or prior to construction with construction.
B. Staff Analysis:
The owner of the Exxon Station located at 7600 Cantrell Road
is in the process of remodeling the facility. As a result
of the interior remodeling associated with the project, a
portion of the service bays will be lost. To compensate for
this loss, the applicant proposes to construct a 20 foot by
30 foot addition to the east side of the building. The
addition will provide service bay space to replace that lost
by the remodeling.
The proposed addition will have a street side yard setback
from the Keightly Drive side of approximately 35 feet.
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March 31, 1997
Item No.: 1 (Cont.)
Section 36-302 requires side yard setbacks on the street
side of C-4 zoned corner lots to be equal to the required
front yard setback of 45 feet. Thus, the applicant is
requesting a variance of approximately 10 feet.
Staff believes the variance request to be reasonable. The
reduced setback affects only to Keightly Drive side. The
properties across the street are zoned commercial and, in
some cases, have setbacks much less than that requested by
the applicant. The resulting addition will be located 43-44
feet from the street itself and will have no impact on the
street's traffic.
Although the application was filed as a variance from the C-
4 setback provisions, only a portion of the site is actually
zoned C-4. The balance of the site is zoned C-3. This I�
results from an error in the legal description of the site
when it was rezoned in 1980. The Planning Commission will
review a request to "clear up" the zoning issue and to
rezone the entire site to C-4 at its April 3, 1997 meeting.
C. Staff Recommendation:
Staff recommends approval of the requested setback variance
subject to the following conditions:
1. The site is to be zoned C-4.
2. Compliance with the Public Works Comments
3. Compliance with the City's Landscape Ordinance
regarding any required upgrade in landscaping
BOARD OF ADJUSTMENT:
(MARCH 31, 1997)
The applicant, Chris Albright, was present. There were no
objectors present. Staff presented the item and a recommendation
of approval, with conditions. The Board was informed that Joseph
Gestaut, a nearby property owner, had expressed concern that
there might be a curb cut from this property onto "T" Street and
that the screening on the "T" Street side might be eliminated.
Mr. Albright addressed the Board. He stated that he had owned
the site since 1980 and had worked there as far back as 1972.
Mr. Albright stated that he was enlarging the convenience store
aspect of his business which would result in the loss of two
service bays. He stated that the proposed expansion would
replace the lost service bay space. Mr. Albright stated that
there would be no access to "T" Street; that no entrances would
r be added or modified. He stated that the landscaping on the
north perimeter would be updated and that he would be "doing
something about the fence" on the "T" Street side which was in
need of attention.
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March 31, 1997
Item No.: 1(Cont.)
At Mr. Albright's request. Harold Ford of the Public Works
Department explained the 15% in -lieu required for improvements to
Cantrell Road. It was explained that any variance from the
Master Street Plan or Boundary Street Ordinance could only be
granted by the Board of Directors.
A motion was made to approve the requested side yard setback
variance subject to compliance with the conditions noted in the
staff recommendation. The motion was approved by a vote of
7 ayes, 0 noes, 1 absent and 1 open position.
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