Loading...
HomeMy WebLinkAboutZ-3637-E Staff AnalysisMarch 27, 2000 Item No.: 2 File No.: Z -3637-E Owner: Security Airport Parking Address: 4405 East Roosevelt Road Descriptio Lot 1-B, Pat's Addition Zoned: c-4 Variance Requested: Variances are requested from the height and area provisions of Section 36-302 to permit construction of a canopy on the upper floor of this existing parking deck. Justification: Applicant's Statement: We are requesting a non-residential zoning variance for height (and setback) restrictions for our parking deck located at 4405 East Roosevelt Road in Little Rock, Arkansas. We have proposed a plan to cover the parking spaces on the top floor of the existing parking deck with a single canopy for the purpose of offering additional covered parking spaces. This would add an additional 10 feet to the deck and we, therefore, are requesting a height variance extending the height restriction to 55 feet. No antennas or light poles will be mounted on the top of this structure. Present Use of Property: Parking deck Proposed Use of Property: Parking deck March 27, 2000 Item No.: 2 (Cont. Staff Report: A. Public Works Issues: 1. Roosevelt Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 3. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5 foot sidewalks with planned development. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Stormwater detention ordinance applies to this property. 6. Easements for proposed stormwater detention facilities are required. 7. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 8. A Sketch Grading and Drainage Plan per Sec. 29-186(e) will be required with building permit. 9. A Grading Permit per Secs. 29-186(c) and (d) will be required with building permit. 10. Contact the ADPC&E for approval prior to start work. B. Staff Analysis: Security Airport Parking has a four story parking deck on the C-4 zoned property located at 4405 East Roosevelt Road. On October 30, 1995, the Board of Adjustment approved building height and setback variances to allow the parking deck. The structure is 45 feet tall and has a front yard setback of 25 feet and a side yard setback on the west of 2.2 - 2.8 feet. The Code requires front and side yard setbacks of 45 feet and 15 feet respectively for this lot. C-4 has a building height limit of 35 feet. The applicant now proposes to construct a canopy to cover the parking spaces on the top floor of the parking deck. The canopy will raise the height of the deck to 55 feet and will maintain the building's existing setbacks. No antennas or light poles will be mounted on the top of the structure. 2 March 27, 2000 Item No.: 2 (Cont.) Staff believes the variance request to be reasonable. The applicant's property extends eastward to Bankhead Drive. The large, open property of Little Rock National Airport is across Roosevelt Road to the north. The property to the south, extending to I-440, is also owned by the applicant. A 5 -story hotel is located on the property adjacent to the west. A parking lot and driveway separate the hotel and parking deck. Allowing the increased height within the existing setbacks should have no effect on adjacent properties. Due to the site's proximately to the airport, FAA approval is required for this project. C. Staff Recommendation: Staff recommends approval of the requested building height and setback variances subject to compliance with the following conditions: 1. Compliance with Public Works Comments including any variance or waiver of those requirements as may be granted by the Board of Directors or the Director of Public Works. 2. FAA approval must be granted prior to issuance of a building permit. 3. There is to be no signage on the canopy. BOARD OF ADJUSTMENT: (MARCH 27, 2000) The applicant was present. There were two objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. James Moore, representing the applicant, described the canopy as being of metal construction and covering the entire upper floor of the parking deck. Mr. Moore stated that FAA approval had been received and there would be no light poles or antennas on top of the canopy. In response to a question from Fred Gray, Mr. Moore stated that the purpose of the canopy was to provide covered parking for cars on the top level of the parking deck. In response to a question from William Ruck, Mr. Moore stated that the canopy would be unenclosed on all sides other than on the west side, adjacent to the hotel. Mr. Moore explained that it was a building code requirement to enclose the west side, due 3 March 27, 2000 Item No.: 2 (Cont.) to the structure's proximately to the property line. Mr. Moore stated that the hotel on the adjacent property was perhaps 100- 150 feet away from the parking deck. George Ivory, attorney representing Hawthorne Suites, and Carl Smith, general manager of Hawthorne Suites, spoke against the variances. Mr. Smith stated that the increased parking deck height would block visibility of a wall sign proposed for the east side of the hotel. Mr. Ivory showed the Board construction plans of the hotel, which was in the process of being remodeled. Mr. Ivory specifically pointed out the location of proposed signage and reiterated that the objection was to the parking deck blocking visibility of the signs. Mr. Ivory presented a short video showing the hotel and parking deck, emphasizing the visibility from the intersection of Airport Drive and East Roosevelt Road. Mr. Ivory stated that the building permit had been approved, with the sign locations shown. Dana Carney, of the Planning Staff, stated that no permits had been obtained for the proposed signs and that separate permits would need to be obtained. Mr. Carney stated that approval of the building permit for remodeling of the hotel did not include approval of the signage. Mr. Carney also noted that the proposed signs on the east, west and south walls of the hotel required variances since they did not front onto a street. Mr. Ivory questioned what hardship there was to justify granting a variance for the increased height of the parking deck. Mr. Ivory stated that a desire for increased profit was not a hardship. Norm Floyd noted that the 5 story hotel, represented by Mr. Ivory, was itself approved by a height variance. Mr. Floyd questioned the justification for granting a height variance for the hotel. He speculated that the motive was increased profit. Mr. Moore stated that he did not believe the proposed Hawthorn Suite signage would be visible from the intersection of Airport Drive and Roosevelt Road with or without the increased parking deck height. In response to a question from the Board, Dana Carney explained what signage was allowable for the hotel. A motion was made to approve the requested variances subject to compliance with the conditions proposed by staff in the "Staff Recommendation." The vote was 5 ayes, 0 noes and 0 absent. 4