HomeMy WebLinkAboutZ-3642-A Staff AnalysisNovember 24, 1997
Item No.• 1
File No.
Owner;
Address•
Description -
Zoned•
Variance Recuested:
Justification:
Present Use of Proper:
Proposed Use of Property:
Staff Report:
A. Public Works Issues:
Z -3642-A
F. Eugene & Cynthia Rushing Mason/
City of Little Rock
East side of 7900 Block of
Jamison Road
Long Legal, Part of South 1/2, SE
1/4, NE 1/4, Section 32, T -1-N,
R -12-W
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A variance is requested from the
pavement requirements of Section
36-508.
See attached letter of explanation
from City of Little Rock General
Services Department.
Undeveloped, vacant
Vehicle impound facility
1. This property lies within the floodplain and floodway.
A grading and drainage plan, development permit, and a
Arkansas Department of Pollution Control and Ecology
(ADPCE) and National Pollution and Discharge Elimination
System (NPDES) permit are required.
2. Construct a 30 foot wide minimum concrete driveway
entrance with 25 foot radii and pipe culvert under
driveway with development. Submit a sketch and
hydraulics for sizing pipe to Bruce Kemmet, Public Works
Department.
3. Stormwater detention ordinance applies to this property.
4. Prepare letter for street lights as required by Sec.
31-403.
B. Staff Analysis•
The City of Little Rock Department of General Services
proposes to develop a vehicle impoundment facility on the
undeveloped property located on the east side of the 7900
Block of Jamison Road. The property is currently wooded, as
are the abutting properties to the north, south and east.
November 24, 1997
Item No.: 1 (Cont.
The City proposes to clear a portion of this property and
use it for the temporary storage of vehicles which have been
impounded. A small office building will be placed on the
property. Public parking will be located on the city
maintenance facility property located directly across
Jamison Road.
This issue is before the Board because of the City's request
not to have to pave the impound facility parking lot.
Section 36-508 requires all areas subject to wheeled vehicle
traffic to be paved.
In addition to the obvious issue of cost, the General
Services department feels that it would simply be
impractical to pave the lot. Due to the nature of the use,
heavy wreckers and tow vehicles will be frequenting the site
daily. It is feared that the use of these heavy vehicles
combined with the storage of potentially damaged vehicles
would create a continuous maintenance problem.
The property is located to the rear of the City's large
maintenance yard. Other uses in the area include
warehousing and large tracts of undeveloped, wooded land.
Although General Services indicates a desire to use 10 of
the 13 acres for impoundment services, a recently completed
survey indicates that only the western 6-6.5 acres is out of
the floodway. The entire eastern area is floodway and
cannot be used.
A 6 foot privacy fence will be installed on the property
line adjacent to the street and many of the large trees and
natural vegetation will be preserved to aid in screening the
facility.
C. Staff Recommendation:
Staff recommends approval of the requested waiver of the
paving requirements of Section 36-508 subject to compliance
with the following conditions:
1. No portion of the property which is in the floodway is
to be used for the parking/storage of vehicles.
2. Compliance with Public Works Comments
3. A 6 foot privacy fence is to be installed on the Jamison
Road property line.
4. A minimum 35 foot undisturbed buffer is to be left on
the south perimeter where this property is adjacent to
residentially zoned property.
5. Trees and other natural vegetation are to be preserved
to aid in screening the facility.
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November 24, 1997
Item No.: 1
BOARD OF ADJUSTMENT:
(NOVEMBER 24, 1997)
Wendell Jones and Andre Bernard were present representing the
City of Little Rock Department of General Services. There were
no objectors present. Staff presented the item and a
recommendation of approval subject to compliance with the_
following conditions:
1. No portion of the property which is in the floodway is to be
used for the parking/storage of vehicles.
2. Compliance with Public Works Comments
3. A 6 foot privacy fence is to be installed on the Jamison Road
property line.
4. A minimum 35 foot undisturbed buffer is to be left on the
south perimeter where this property is adjacent to
residentially zoned property.
5. Trees and other natural vegetation are to be preserved to aid
in screening the facility.
Wendell Jones addressed the Board in support of the variance. He
stated that it would be impractical to pave the site and that the
public need would be served by allowing the use. Mr. Jones
stated the unpaved lot would not create as much water run-off
into the floodway as a paved lot would.
Ann Palmer asked why the City's need for this variance was
different than other persons requesting similar waivers. Mr.
Jones responded that the floodway/floodplain issue makes it
different.
Ms. Palmer asked staff if paving the floodplain would cause
additional drainage problems. Bruce Kemmet, of the Public Works
Department, confirmed that it would.
The vote was called on the variance request with the 5 conditions
offered in the staff recommendation. The variance was approved
by a vote of 5 ayes, 2 noes, 0 absent and 2 open positions.
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