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HomeMy WebLinkAboutZ-4469-A Staff AnalysisFebruary 23, 1998 Mkro�W File No.: Z -4469-A Owner: Crackerbox LLC Address: 8822 Stagecoach Description: Part of the SE 1/4, SE 1/4, Section 32, T -1-N, R -13-W Zoned: C-3 variance Reguest_ed: A variance is requested from the area regulations of Section 36-301 to permit construction of a new convenience store with a reduced front yard setback. Justification: Applicant's Statement: We ask for the variance for the following reasons: 1.Due to limited depth of property and importance of maximized visibility of improvements, the entire facility requires being as close to the property line as possible for easy ingress and egress. 2. By positioning the building and canopy as per proposed site plan, it allows for a drive-thru window for Baskin Robbins and Pizza Inn with a passing lane at the rear of the store for vendors and other customers. 3. The pump island spacing relative to Convenience Store building with Baskin Robbins and Pizza Inn co -branding requires additional parking and visibility for in and out traffic to move with ease and efficiency at all times. Layout, as proposed, is based on commonly accepted distance and principles and is, for all practical purposes, an industry standard. February 23, 1998 Item No.: 3 (Cont.) Present Use of Pro ert : Vacant Proposed Use of Property: Convenience store with gas pumps and food service Staff Repo : A. Public Works Issues: 1. A 20 feet radial dedication of right-of-way is required at the intersection of Baseline and Stagecoach Roads. 2. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development. Coordinate with AHTD for improvements to Stagecoach. 3. All driveways shall be concrete aprons per City Ordinance. 4. Driveways shall conform to Sec. 31-210 or Ordinance 16,577. 5. Grading permit will be required on this new development, if it disturbs more than one acre. 6. Contact the ADPC&E for approval prior to start of work because of possible underground storage tanks and/or contaminated soils. 7. Remove existing pump island, any structure, and underground storage tanks with development. 8. On site striping and signage plan should be forwarded to Public Works, Traffic Engineering for approval. Plans should be included with the site development package. 9. Street improvement plans shall include signage and striping. Completed plans must be approved by Traffic Engineering prior to construction. 10. Baseline Road has a 1995 average daily traffic count of 3,900. Stagecoach Road has a 1995 average daily traffic count of 7,600. 11. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 12. 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. B. Staff Analysis: The 2.12± acre, C-3 zoned tract located at 8822 Stagecoach Road is currently vacant other than for a couple of old accessory buildings. Years ago, the site was occupied by a service station. The applicant proposes to construct a new convenience store with gas pumps on the site. The convenience store will also contain small outlets for Baskin and Robbins and Pizza Inn. A small area of customer seating E February 23, 1998 Item No.: 3 will be located in front of the counters for these two food service operations. The proposed convenience store will have an attached canopy extending out over the gas pump islands. The canopy will have a front yard setback of 15 feet from the Stagecoach Road property line. The Ordinance requires a front yard setback of 25 feet for this property. All other required setbacks are met or exceeded. With some slight modification to the site plan, staff is supportive of the requested variance. The support posts for the canopy are located at the gas pump islands, 27 feet back from the front property line. The canopy is elevated enough to allow for visibility and does not create a sight - distance hazard. Parking is sufficient to meet ordinance requirements. The required landscape strip/buffer on the west side and east side is only 5 feet in width. This needs to be increased to a minimum of 6 feet. The property abuts residentially zoned properties on the west and north. A 6 foot tall opaque screen is required on those perimeters adjacent to residential properties. Staff does not believe the requested setback variance for the 68 foot wide canopy should have an impact on adjacent properties or on traffic on Stagecoach Road. The canopy has a setback of approximately 50 feet from the curb of the street. C. Staff Recommendation: Staff recommends approval of the requested front yard setback variance subject to compliance with the following conditions: 1. Compliance with Public Works Comments 2. Compliance with the City's Landscape and Buffer Ordinances 3. Submission of a revised site plan showing all required landscaping, buffers and screening. 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 those 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.