HomeMy WebLinkAboutZ-5710-A Staff AnalysisMay 19, 1997
Item No.: 2
File No.: Z -5710-A
Owner: Goldman and Company, Inc.
Address: 1701 East 14th Street
Description: Part of the SW 1/4, NW 1/4, Section
12, T -1-N, R -12-W
Zoned: I-3
Variance Re ested: A variance is requested from
the area regulations of Section
36-321 to permit rebuilding and
construction of an addition with
a 0 foot front yard setback.
Justification: Applicant's Statement: We are
requesting a zoning variance to our
property at 1701 East 14th Street,
Little Rock.
Our facility was built in 1964. At
that time, recycling trucks were
not as large as they are now. We
need additional space between our
processing plant and current office
to accommodate these larger
vehicles, as well as create a safer
work environment.
Therefore, we would like to
relocate our current office to the
front of the building which will be
reconstructed due to a recent fire.
Please see the attached survey plan
showing the location of the
building and proposed office area.
In addition, we will replace the
area occupied by our current office
with a privacy fence.
Present Use of Propert : Recycling company
Proposed Use of Property: Recycling company
May 19, 1997
tem No.: 2 (Cont.
Staff Report:
A. Public Works Issues:
1. A grading permit and development permit for special flood
hazard area are required prior to construction.
2. All driveways shall be concrete aprons per City
Ordinance.
3. Both boundary streets require dedication of right-of-way
to 30 feet from centerline with pavement widening to 18
feet from centerline with curb and gutter or widening to
industrial street standard. A 20 feet radial dedication
is also required at the intersection. Relocation of
fences and rejection of this addition if found to be
within 30 feet from the centerline, unless a waiver of
boundary street requirements is granted by the Board of
Directors.
B. Staff Analysis:
The I-3 zoned property located at 1701 East 14th Street is
occupied by Goldman and Company, a recycling firm. Goldman
and Company was established in 1921 and moved to its current
14th Street address in 1964. In 1993, the Board of
Adjustment approved variances to allow for construction a
new building with reduced side and front yard setbacks of 2
feet and 8 feet respectively. At a later date, a small
addition was erected on the front to accommodate stand pipes
and other required fire suppression equipment. This
building burned in late 1996 and all that remains is the
front wall, part of the roof and some of the interior
supports. The applicant proposes to rebuild this structure,
as was approved by the Board in 1993. Additionally, the
building which houses the firm's offices will be removed and
the offices relocated to this larger building. Removing the
office building will provide greater maneuvering space for
the large trucks which frequent the site. In order to
accommodate the relocated office, the applicant is
requesting permission to build an addition onto the larger
building which will come to the front property line. The
operations which take place in the larger building limit the
location of the relocated office to the area shown. The
addition which was built to accommodate the fire suppression
equipment will be removed and the fire apparatus will be
incorporated into the rebuilt building. The Ordinance
requires a front yard setback of 50 feet in the I-3
District.
Staff believes the proposal to be reasonable. The 40.5 foot
by 24 foot building which will be removed has a front yard
setback of 1 foot. The large building already has a setback
of 0 feet in the area where the fire apparatus is located.
The front of the site is screened by an 8 foot tall privacy
E
May 19, 1997
Item No.: 2 (Cont.
fence. Many other properties in this older industrial area
.are developed with reduced setbacks and what the applicant
proposes is not out of character with other development in
the area. It appears that the right-of-way for East 14th
Street conforms to Master Street Plan standard, 30 feet from
centerline.
C. Staff Recommendation:
Staff recommends approval of the requested front yard
setback variance subject to compliance with Public Works
Comments.
BOARD OF ADJUSTMENT: (MAY 19, 1997)
The applicant, Steve Fenley, was present. There were no
objectors present. Staff presented the item and a
recommendation of approval, with conditions. Staff informed
the Board that the applicant had not followed the correct
notice.procedure. The applicant had sent a letter to 6
entities which the applicant believed owned property within 200
feet of the site. The applicant did not utilize the services
of an abstract company, as is required by the Board's Bylaws.
The applicant then circulated a letter to these same entities
and obtained signatures acknowledging that they were the owners
of the property and were aware of the meeting. All but 1
nearby property signed the letter. This individual was sent a
copy of the notice via certified mail.
Mark Alderfer asked Mr. Fenley how he determined who owned the
property within 200 feet of his site. He stated that he obtained
a copy of a City Section Map and followed the same process that
he had used in 1993 when he last appeared before the Board.
A motion was made to accept the notification performed by the
applicant. The motion was approved by a vote of 7 ayes, 0 noes
and 2 absent.
Mr. Fenley stated that he had no problems with accepting staff's
recommendation. A motion was made to approve the requested front
yard variance subject to compliance with Public Works Comments.
The motion was approved by a vote of 7 ayes, 0 noes and 2 absent.
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