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HomeMy WebLinkAboutZ-4610-A Staff AnalysisApril 21, 1986 Item No. 1 - Z -4610-A Owner: David J. Jones Address: 10715 Mabelvale West Road Description: East 25 feet of Lot 8 and all of Lots 9, 10, 11 and 12,. Block 21 Town of Mabelvale Zoned: "C-3" General Commercial Variance Requested: From the setback provisions of Section 7-103.3/d to permit new construction with a 10 -foot and 15 -foot side and front yard respectively Justification: As applicant, we ask for the variance for the following reasons: there is an existing building that currently stands over the setbacks. We propose an addition to this existing building. As the plans show, the building scheme is a U -shape which allows for a landscaped courtyard in the middle. It will also reduce the amount of new building that will be beyond the setback lines along Mabelvale West Road. The idea is to maintain a uniform building line matching the existing along both streets. Next, a new sloped roof is proposed that will tie the new and old buildings together into a cohesive whole. The building will be one story to keep with the surrounding residential appearance. Further, the U-shaped building configuration allows us to save all but a few trees on the site. Present Use of Property: Proposed Use of Property: STAFF REPORT: Vacant and Little Rock Police Department Substation Commercial/offices A. Engineering Issues Boundary street improvement in lieu fee shall be submitted at the time of building permit issue for main street. Also, a written agreement shall be completed with the City Engineer at the time of building permit issue for the remaining improvements on Mabelvale West Road. April 21, 1986 Item No. 1 - Continued Utility Comment New construction should recognize the presence of an 8 -inch sewer and its easement along the alley property line. B. Staff Analysis The subject site contains a single small building now used as a police substation which will be incorporated into the development. The land involved was annexed with the current nonconforming setbacks and this is part justification for the request. The Master Street Plan impacts this property to some extent due to dedication requirements. However, the City Engineer's Office advises that an alternate routing plan for through traffic may remove this involvement. They have suggested that no—right-of-way be required at this time and have offered the thought that once the new arterial alignment is i'n place, Mabelvale West Road could be abandoned. This right-of-way area could then become part of the yard area. This would eliminate one variance relationship. We feel that the alley access needs attention. This owner should either gain control of the entire alley through abandonment and acquisition or improve it to carry the load of all traffic access to the site. C. Staff Recommendation Staff recommends approval of the requested variances subject to: (1) abandonment and acquisition of all of the alley for drives and parking, or (2) leave the alley open and improve it to street standards, (3) the owner should specify what, if any, commercial uses will be located within the complex and potentially increase the parking. The parking needs of the total complex should be identified. BOARD OF ADJUSTMENT ACTION: The staff offered its comments. There were no objectors present. The applicant was present and offered comments in support of his variance. After a brief discussion of the issues, a motion was made to approve the variances. The motion conditioned on the following modifications: April, 21, 1986 Item No. 1 - Continued 1. Since the applicant has stated that the alley will remain open, the improvements to the alley should be to street standard, absent curb and gutter. 2. In the absence of specific listed uses within the structures, the owner is to commit to provide any necessary parking spaces per ordinance requirement for future changes in occupancy which increase the requirement overall. 3. Provide construction for in lieu funds as necessary on the main street side of the project. The motion passed by a vote of 6 ayes, 0 noes, 1 absent and 2 open positions.