HomeMy WebLinkAboutZ-3659 Staff AnalysisMarch 16, 1981
Item No. 5 - Z-3659
Owner:
Address:
:Description:
Zoned:
Variance
Requested:
Present Use of
Property:
Proposed Use of
Property:
Little Rock Municipal Water Works and
George L. Cook
Northeast Corner of Martin and "I"
Streets
Long Legal
"C-3" General Commercial and
"R-2" Single Family
(1) Relief from Section 7-101.7 to
permit a 12 foot encroachment into
a required front yard.
(2) Relief from Section 8-101-H to
permit location of parking on the
adjacent property.
Vacant
Multifamily (60 units)
Staff Recommendation:
The applicant has an agreement with the water utility to
purchase a perpetual' right to use the north 80 feet of the
Water Works property for parking. This 80 foot strip of
land coincides with an existing AP&L easement, and the
applicant has worked out the right with AP&L to share use of
the property. This property is zoned."R-2" Single Family;
and to be used without being zoned "R-5" Urban Residence, a
variance from Section 8-101-H must be granted. The
agreement with the Water Works is contingent upon positive
action by the Board of Adjustment. At the meeting of the
Water Commission on January 30, 1981, a motion was passed
which requested the Little Rock Board of Directors to grant
the required easement. The $85,000 to be paid for the
easement is to be used in the construction of a proposed
Heights/Hillcrest Handicapped Pathway to be constructed at
Ozark Point.
March 16, 1981
Item No. 5 - Continued
The second issue relating to this project is in the need for
a front yard setback variance of 12 feet. Martin Street
physically terminates at "I" Street and will likely never be
further developed to the north, and the developer would like
to construct within 38 feet of the center line of that
street right-of-way. The applicant is discussing closure of
Martin Street right-of-way and if this were to be
accomplished, the setback variance would not be required.
Further checking with the water utility shows that the Water
Commission is waiting for Board of Adjustment approval
before sending its resolution requesting the granting of the
easement to the Board of Directors. Staff understands that
there is interest at the Board of Directors level that the
Board of Directors consider the easement question prior to
Board of Adjustment action. Regardless of the above, staff
feels this is an appropriate use of the property and that
significant public benefit,will be derived from the
project.
Board Action:
The applicant was present and was represented by David
Henry, who gave a lengthy presentation showing enhanced site
and landscaping plans and pictures of the AP&L easement,
which is being proposed for the parking use. Also speaking
in favor of the application was Jack East, who is Executive
Director of the American Amputee Foundation. He stated that
the Foundation felt that the approval would go a long way
toward providing the necessary recreation facilities for
handicapped people and because of that the proposal should
be approved.
There were approximately 21 objectors present, represented
by A.M. "Sandy" Keith. Of the 21 present besides Mr.
Keith, nine persons spoke in opposition. There were
petitions filed which contained 75 signatures of neighbors
who are opposed to the proposed development. Principally,
their concerns revolve around private use of public land for
private gain and access problems, citing the narrowness of
Martin Street and its poor condition. They cited, in
addition, that occasionally when it snowed people were
required to park near the bottom of Martin Street hill
because they were unable to get to the top, and that this
would burden the neighborhood and create additional traffic
hazards for the neighborhood. They cited that tax payers
might at some point in the future be required to fund an
upgrade of the street system in the area to handle the
proposed project. A number of residents spoke in
opposition, primarily restating earlier issues that had been
raised by other spokespersons.
March 16, 1981
Item No. 5 - Continued
Mr. Henry discussed each of the major issues that had been
raised, specifically traffic access and public land for
private use. He presented the Board with a letter from
Ernie Peters, Traffic Engineer with PAWA, Inc., which
compared traffic counts on similar width streets. He spoke
of access issues and discussed briefly the notion of public
land which is presently being used for private purposes. He
also introduced the landscape architect for the project, who
gave a brief presentation on the landscaping plan.
After a lengthy discussion, the Board moved to approve the
application as follows: There was a motion which denied the
12 foot front yard encroachment but approved the location of
the parking on the Waterworks property in,the "R-2"
District. The motion was passed: 6 ayes, 0 noes and 1.
absent.
I