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HomeMy WebLinkAboutZ-3656-A Staff AnalysisMarch 30, 19P8 File No.: Z -3656-A Owner: William H. Buddenberg, Jr. Address: 3506 Mabelvale Pike Description: Lots 1, 2, 3 and 4, Block 11, Ruebel and Leymer Addition Zoned• I-2 Variance Requested: variances are requested from the area regulations of Section 36-320 and the off-street parking requirements of Section 36-502. Justification: Applicant's Statement: B & C Bindery has been in business in Little Rock for almost 29 years. What started as a one man show has grown to a company with 10 employees. We have also outgrown our current facility at 3506 Mabelvale Pike. We are now proposing a 4,000 square foot addition to our current facility. The new area will house our cyclone/bailer system and be used for warehouse space. The bailer system will allow us to recycle our waste instead of just throwing it away. We will also be adding 2 new positions once the building is complete. The current building was built 29 years ago and at that time there was not much in the way of setbacks. The current building was built on the property pins. We have since added 10 foot on the back of the building to give us some relief. We are asking the City of Little Rock for a variance on the setback on the rear of the building to allow us to follow the current line of the existing building. We will still be 10 foot off the rear property line. The property we will be using for our addition is a corner lot. We March 30, IR98 Item No.: 1 Cont.) loose quite a bit of property because of the setbacks for the roads. We are asking the City of Little Rock for a variance on the side setback to allow us to build a large enough addition to be worthwhile. We could build closer to the street on the front but that would not follow the line of the existing building. Present Use of Property: Book Bindery Proposed Use of Propert : Book Bindery Staff Report: A. Public Works Issues: 1. Mabelvale Pike is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. West 35th Street is 22 feet wide, dedication of right- of-way to 30 feet from centerline for commercial street will be required. 3. A 20 foot radial dedication of right-of-way is required at Northeast property corner. 4. Provide design of 35th Street conforming to the Master Street Plan. Construct one-half improvements or provide a 15% in -lieu contribution of total development costs. 5. This section of Mabelvale Pike is being improved by the City and County. Provide an in -lieu contribution for the required street improvements to Mabelvale Pike in the amount of 15% of the total development costs. 6. Driveway shall confirm to Sec. 31-210 or ordinance 16,577. 7. Stormwater detention ordinance applies to this property. 8. Street improvements plans shall include signage and striping. Completed plans must be approved by Traffic Engineering prior to construction. 9. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction in right-of-way. 10. Utility excavation within proposed right-of-way shall be per Article V of Sec. 30. B. Staff Analysis: B & C Bindery occupies the I-2 zoned property located at 3506 Mabelvale Pike. An 8,000 square foot, one-story building is located on the property. The building has an existing rear yard setback varying from 7.5 feet to 12 feet. The applicant proposes to construct a 4,000 square foot E March 30, 19.9 8 Item No.: 1 (Cont. addition onto the north end of the building. The addition will maintain the alignment of the existing structure and will have a rear yard setback varying from 12 feet to 14 feet. A rear yard setback of 25 feet is required in the I-2 district. The addition will have a side yard setback of 8.5± feet from the 35th Street side property line. The I-2 district requires a side yard setback of 15 feet. The proposed addition will primarily accommodate warehouse space. Seven on-site parking spaces are required for the new construction. The site plan submitted by the applicant proposes 10 new on-site parking spaces. Once the right-of- way is dedicated for Mabelvale Pike, the number of new spaces may fall to 6. The applicant is requesting variances to allow the reduced side and rear yard setbacks and the possible reduced number of on-site parking spaces. Staff believes the requested variances are reasonable and is supportive of the requests with only one exception. The proposed rear yard setback variance should have no impact on adjacent properties. The addition will follow the alignment of the existing building and the setback will increase from 12 feet to 14 feet. A church/school gymnasium and classroom building is located on the adjacent property. A parking lot and driveway separate the proposed addition from the church building. The reduced side yard setback is for only a small corner area of the proposed addition. This minor corner encroachment should have no impact on adjacent properties or on the 35th Street traffic. However, a minor modification will have to be made to the addition to accommodate the right-of-way requirement for 35th Street. The Master Street Plan requires that the applicant dedicate 10 feet of property for right-of-way for 35th Street. The required right-of-way is 30 feet from the centerline and only 20 feet from centerline exists. The proposed side yard setback for the addition is 8.5± feet. This reduced setback will not allow for the required right-of-way dedication. The addition must be modified to allow for the requixed right- of-way. This can be accomplished by reducing the width of the addition or by creating an off -set at the back of the addition where the encroachment will occur. Although the warehouse addition requires seven new parking spaces, only two new employees will be added. Even if the right-of-way requirement for Mabelvale Pike reduces the number of on-site parking spaces, there should be adequate parking on the site to accommodate the use. 01 March 30, 1998 Item No.: 1 (Cont. Staff is encouraged by the applicant's decision to reinvest in this area -and believes it is reasonable to support the requested variances which are necessary to accommodate the proposed expansion. C. Staff Recommendation: Staff recommends approval of the requested setback and parking 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. The new addition is to be modified so as to provide for the required 10 foot right-of-way dedication for West 35th Street. BOARD OF ADJUSTMENT: (MARCH 30, 1998) The applicant was present. There were no objectors present. Staff presented the item and offered a recommendation of approval subject to compliance with the conditions noted above. Staff informed the Board that the applicant had agreed to either reduce the size of or otherwise modify the addition to provide for the required right-of-way dedication. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved subject to compliance with the conditions noted in the staff recommendation. The vote was 5 ayes, 0 noes and 0 absent. 4