HomeMy WebLinkAboutZ-6045 Staff AnalysisSeptember 25, 1995
Item No.: 4
File No
Owner•
Address
Descriotipn-
Zoned•
Variance Re ed -
Justification:
Present Use of Propel:
Proposed Use of Property:
Staff Report:
A. Engineering Issues:
Z-6045
River City Properties
7724 Geyer Springs Road
Part of the East 1/2, NE 1/4, SE 1/4,
NE 1/4, Section 36, T -1-N, R -13-W,
Little Rock
C-4
Variances are requested from the
area regulations of Section 36-302
to permit construction of a new
convenience store with gas pumps
and a car wash with reduced front
and street side yard setbacks.
The development of a modern
convenience store with canopy
covered fuel islands and a car wash
requires variances due to the
relatively small size of the site
and the fact that the site is
bordered on three sides by streets.
Closed service station
New convenience store with gas
pumps and a car wash
Right-of-way required for Young Road is 60 feet, dedicate 30
feet from the centerline. Right-of-way for Geyer Springs is
90 feet, dedicate ROW to 45 feet from centerline. ADPC&E
clearance of soil under ROW to be dedicated must be
certified prior to dedication.
With construction, widen Young Road to 1/2 of a collector,
18 feet from centerline. Remove concrete driveways closest
to the intersection of Young and Geyer Springs. Radius at
corner is to be 31.5 feet. Sidewalks are to be 5 feet on
Young Road and 6 feet on the other frontages. Install HC
Ramps at intersection. Install sidewalk on Service Road.
AHTD must approve all planned construction in the ROW.
September 25, 1995
B. Staff AnalY$iS:
River City Properties proposes to remove the existing,
boarded -up service station from this .75 acre, C-4 zoned
site and build in its place a new convenience store with gas
pumps and a car wash.
Associated with the new convenience store is a large canopy
structure extending from the building out, over the gas pump
islands. The canopy is proposed to come to within 13 feet
of the front property line. The C-4 zoning district
requires a front yard setback of 45 feet.
The C-4 District also requires a 45 foot setback from street
side property lines. This site abuts Young Road on the
north side and the I-30 Frontage Road on the south side.
The convenience store is proposed to have a setback of 32.5
feet from the Young Road property line. The detached drive
through car wash is proposed to have a setback of 3 feet
from the Frontage Road property line.
The proposed canopy will have a clearance from the ground of
approximately 18 feet and the support posts will be located
at the pump islands. The edge of the canopy will be 13 feet
from front property line and approximately 15 feet from the
curb line of Geyer Springs Road. With the proposed 18 foot
clearance under the canopy and the support posts being
placed at the pump islands, this reduced front yard setback
should have a minimal impact on Geyer Springs.
An issue has been raised by the City Engineer's office which
impacts the proposed setback of the canopy. That office has
noted that additional right-of-way is required for Geyer
Springs Road to comply with the Master Street Plan. The
applicant must dedicate an additional 15 feet to bring the
right-of-way to a total of 45 feet from the centerline of
Geyer Springs. Once the new right-of-way line is
established, the proposed canopy will have to be moved back
at least 2 feet to keep it behind the new property line.
Moving the proposed canopy to compensate for the required
right-of-way will result in a front yard setback of 0 feet.
The edge of the canopy will then be approximately 17 feet
from the curb line of Geyer Springs Road. Since it was seen
as no problem to recommend approval of the canopy with a
setback of 15 feet from the street, staff believes it is
reasonable to accept a setback of 17 feet from the street.
Turn lanes are in place and further widening of Geyer
Springs Road is not forecasted.
The proposed side yard setback of 32.5 feet from Young Road
for the convenience store is the same setback that the
existing building now has. Staff believes the proposed 32.5
foot side yard setback to be reasonable.
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September 25, 1995
Item N 4 n
The detached, automatic car wash facility will have a street
side yard setback of 3 feet from the I-30 Frontage Road.
Due to the large right-of-way established at the corner and
the fact that the Frontage Road is one-way running west, the
car wash will not present a sight distance problem. Placing
the car wash at this location will allow for a better flow
of traffic on the site and will not interfere with on-site
parking.
C. Staff Recommend tion:
Staff recommends approval of a front yard variance to allow
a setback for the proposed canopy of 0 feet from the newly
established front property line, a street side yard variance
from the Young Road property line for the convenience store
and a street side yard variance from the I-30 Frontage Road
for the detached, automatic car wash facility subject to
compliance with the City Engineer's Comments.
BOARD OF ADJUSTMENT: (SEPTEMBER 25, 1995)
Andrew Hicks was present representing the applicant. There were
no objectors present. Staff presented the item and the following
update:
In response to issues raised by the City
Engineer's Office regarding required right-of-way
and curb cuts, the applicant has submitted two
revised site plans (options "A" and "B"). In both
cases, the requested building setback variances
are similar.
Once the required right-of-way for Geyer Springs
and Young Roads is dedicated, the structure,
including the building and canopy, will have a
front yard setback of 30 feet; a street side yard
setback from Young Road of 12 feet and a side yard
setback from the Frontage Road for the carwash of
3 feet. In option "A", the building will have a
rear yard setback of 5 feet.
Staff believes the revisions are superior to the
originally submitted site plan. Staff recommends
approval of the requested variances to allow a
front yard setback of 30 feet, a street side yard
setback from Young Road of 12 feet, a side yard
setback from the Frontage Road for the carwash of
3 feet and a 5 foot rear yard setback as proposed
in option "A." Although it is unusual, since the
requested variances are the same, staff recommends
approval of both options "A" and "B."
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September 25,'1995
Ite t N 4 n
Mr. Hicks addressed the Commission. He explained that the owner
had not had an opportunity to, review the commercial viability of
the two plans and would like the option to go with either one.
The Chairman then brought the item for a vote on the requested
variances as presented by staff in the September 25, 1995 update,
subject to compliance with the City Engineer's Comments. The
vote was 8 ayes, 0 noes and 1 absent.
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