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HomeMy WebLinkAboutZ-3508-A Staff AnalysisJanuary 21, 1986 Item No. A - Z -3508-A Owner: Robert M. Goff Address: 317 South Shackleford Description: Lot 1, Robert M. Goff Subdivision Zoned: "C-2" Shopping Center District Variance Requested: From the height provisions of Section 7-103.2/D to permit new construction with a height of 255 feet plus or minus. Justification: There are several conditions that limit the buildable area on this site. The site's unusual configuration and its location in an interstate exit require a 45 -foot setback from the property line on three sides. Along the remaining north property line there are steep, wooded slopes and a natural rock outcropping to remain. With the buildable area reduced, the maximum building footprint design is reduced. Overall dimensions are approximately 175 -feet square to provide adequate parking for office and retail in this reduced area. The project design locates the office over the parking deck and retail under on the ground level. This utilizes one elevator core for access to the main lobby and all parking and office levels. The stacking of these functions necessitates the height variance on this "C-2" Tract. Present Use of Property: Vacant Proposed Use of Property: Office, commercial and parking January 21, 1986 Item No. A - Continued STAFF REPORT: A. Engineering Issues None have been reported as of this writing. B. Staff Analysis The proposal is to construct a new building with a height of approximately 255 feet, a total of 16 floors. The property is zoned "C-2" which permits a height of 45 feet with no allowances for increasing the height if the setbacks are increased proportionately. The proposed height is 466 percent greater than what is allowed by the Zoning Ordinance. The preliminary site plan shows one structure that will incorporate the parking deck and office tower together. The parking will be available on the first six levels and then there will be office space on nine floors with a penthouse. The projected space allocation calls for 120,000 square feet of office, 8,800 square feet of retail to be located on the ground level and a total of 472 spaces, 410 in the deck and 62 around the building. The site is located on South Shackleford in close proximity to the I -430/I-630 interchange and directly south of the new Holiday Inn that is under construction on Shackleford. This area has become one of Little Rock's most desirable for new development, with a mix of office and retail. Currently, the majority of new buildings are two to three stories, with the tallest one having six or seven floors. The applicant has indicated site configuration, limited size, location and the need for providing parking as justification for the variance. Also, the applicant has stated that a 45 -foot building line on three sides substantially reduces the amount of buildable area. After carefully reviewing the proposal, staff's position is that a true hardship does not exist to justify a height variance of this size and does not support the request. The site is fairly small and staff is concerned that the proposal is over building the site and could possibly add to the problems that already exist in the area such as traffic. The site does not lend itself to a structure of this size or such intensive use. Another concern is that the proposed project is incompatible with previous actions that have taken place in the area. Staff is also concerned that in addition to the variance request the proposal creates a land use issue, and staff feels that the office tower is an inappropriate land use for the location. January 21, 1986 Item No. A - Continued (Because of the "C-2" zoning site plan review by the Planning Commission is required for any development proposed for the property.) C. Staff Recommendation Staff recommends denial of the height variance as requested. BOARD OF ADJUSTMENT ACTION: (12-16-85) Staff informed the Board of Adjustment that the required notification of property owners had not been accomplished. A motion was made to defer the request to the January 21, 1986, meeting. The motion passed by a vote of 6 ayes, 0 noes, 3 absent. BOARD OF ADJUSTMENT ACTION: (1-21-86) Staff informed the Board of Adjustment that the applicant had requested the item be withdrawn from consideration. A motion was made to withdraw the variance request from the agenda. The motion passed by a -vote of 6 ayes, 0 noes, 1 absent and 2 open positions.