HomeMy WebLinkAboutZ-5180-C Staff AnalysisNovember 25, 1996
Item No.- 1
File No.:
Owner:
Address:
Description:
zoned:
Variance Recruested:
Justification:
Z -5180-C
Andrew Bunten/Randy Alberius,
Applicant
1012 Autumn Road
Part of Tract 3, Montclair
Subdivision
R-2, 0-3 rezoning request pending
A variance is requested from the
area regulations of Section 36-281
to permit construction of an office
building with a reduced rear yard
setback.
Apiplicant,s statement: Central
Arkansas Land Development, LLC.
(CALD) is making this request for
three (3) main reasons, which are
listed as follows:
• Development of property to the
West
Central Arkansas Land
Development is currently in
negations with Jim Hathaway of
the Hathaway Group to purchase
the land immediately to the West
of 1012 Autumn Road. Central
Arkansas Land Development -
currently has plans to develop
the property to the West
sometime in the Summer of 1997.
• Sufficient space needed for
tenants
Central Arkansas Land
Development currently has five
(5) tenants who wish to lease
office space from us. Because
of the sizes of the lease space
needed by these tenant C.A.L.D.
needs to maximize the size of
this building.
November 25, 1996
Item No.: 1 (Cont.
Present Use of Property:
Proposed Use of Property:
Staff Report:
A. Public Works Comments:
0 Economic Reasons
Central Arkansas Land
Development has paid an
exorbitant price for this land.
Do to the large cost of this
development C.A.L.D. needs this
building to be as large as
possible in order for this
project to work.
Single Family residence
New Office Building
Dedicate right-of-way to 30 feet from centerline of Autumn
Road. With construction widen Autumn to 18 feet from
centerline with a sidewalk. A grading plan and permit will
be required prior to construction. Provide a drainage plan
for project. The site will require a revision to move the
proposed driveway to the south to improve sight distance as
required by the Traffic Engineer. The parking lot should
provide an 8 foot back out area for the last parking space.
B. Staff Analysis:
The property located at 1012 Autumn Road is currently
occupied by a one story residential structure and a detached
storage building. A day-care center previously operated on
the site. The property is now zoned R-2. An 0-3 rezoning
request goes before the Planning Commission on December 5,
1996. This variance application is based upon the property
successfully being rezoned.
The applicants propose to remove the existing structures and
build in their place, a single, 6,903 square foot, one story
office building. The proposed building will contain 5
suites, ranging in size from 1,026 square feet to 1,800
square feet. The proposed building will have a rear yard
setback of 6.67 feet. The Ordinance requires a rear yard
setback of 15 feet in the 0-3 district.
The property is located in an area rapidly developing with
new office and commercial uses. A new, 5 -story office
building is being developed on the property adjacent to the
north. The property adjacent to the west was recently
rezoned to 0-3 to accommodate additional parking for the
previously mentioned 5 -story building. Kidsport, a day
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November 25, 1996
em No.: 1 (Cont.
care/gymnasium complex is located across Autumn Road to the
east. The property adjacent to the south is occupied by the
last remaining residential property on this stretch of
Autumn Road.
If the only issue was the reduced rear yard setback, staff
could very easily support the requested variance. The
property to the rear is zoned 0-3 and indications are it
will be developed as a parking lot. The reduced rear yard
setback as proposed by the applicant should not have an
impact on this adjacent property. However, during the
review of this matter, several items of concern surfaced
which have led staff not to support the variance.
The site is small, being only .515± acres in size. Staff
believes the applicant is overbuilding the site. There is
what appears to be a service drive located on the east side
of the property, between the building and Autumn Road. This
driveway leads directly off of the "throat" of the site's
entry driveway and is poorly located. It will lead to
congestion which could result in stacking vehicles on Autumn
Road. Due to the size of the building and associated
parking lot, the site does not meet minimum landscaping
standards. The perimeter landscape strips on the north and
south perimeters are only 3 feet wide, below the minimum
established by Ordinance. Additionally, no provision has
been made for the required 3 foot building landscape strip
between the building and the parking lot. No landscaping
has been proposed on the western perimeter at all. The
westernmost parking space is unusable due to the location of
the dumpster. Insufficient interior landscaping is shown on
the proposed site plan.
One major item of concern raised by the Public works
Department will substantially affect the site plan. The
entry drive off of Autumn Road must be moved to the south to
improve sight distance as required by the Traffic Engineer.
To summarize, if the only issue were the reduced rear yard
setback, staff could support the variance. However, there
are too many problems with the site plan which staff
believes are caused by overbuilding the site.
C. Staff Recommendation:
Staff recommends denial of the requested rear yard setback
variance. Staff recommends that the applicant revise the
site plan to address those many concerns raised in the
analysis above.
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November 25, 1996
Item No.: 1 (Cont.)
BOARD OF ADJUSTMENT: (NOVEMBER 25, 1996)
The applicant, Randy Alberius, was present. There were no
objectors present. Staff presented the item and a recommendation
of denial. Dana Carney, of the Planning Staff, informed the
Board that staff could support the requested rear yard setback
variance if there were not so many other deficiencies with the
site plan. Mr. Carney noted that the applicant had been working
with staff to address those deficiencies and was prepared to
present an amended site plan.
Randy Alberius addressed the Board. He presented a revised site
plan and explained how the plan addressed all of staff's
concerns. Mr. Alberius stated that he would work with staff to
resolve any outstanding issues.
Bob Brown, Plans Review Specialist, and David Scherer, of the
Public Works Department, reviewed the revised site plan. Mr.
Brown stated that the plan appeared to comply and noted that a
more thorough review would take place when a building permit is
requested. Mr. Scherer stated that the Plan was an improvement.
He noted that the driveway might have to be moved slightly.
During the ensuing discussion, it was determined that the Board's
approval of the requested rear yard setback variance would not
relieve Mr. Alberius from having to comply with all other
applicable code requirements.
A motion was made to approve the requested rear yard setback
variance subject to compliance with Public Works Comments and the
City's Landscape Ordinance. The motion was approved by a vote of
5 ayes, 2 noes, 1 absent and 1 open position.
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