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HomeMy WebLinkAboutZ-4144 Staff AnalysisDecember 19, 1983 Item No. 3 - Z-4144 Owner: Address: Description: Zoned: Variance Requested: JUSTIFICATION Don Kirkpatrick 500 East 9th Street Long Legal "HR" High Density Residential Approval of a conditional use permit for the use of the site and existing structure for 2,300 square feet of office space. The subject permit is provided for in Section 43-37 of the Code of Ordinances of the City of Little Rock. le The applicant states that the size and nature of the structure and the level of rents available as residential will not permit the costly restoration necessary nor the required maintenance. Present Use of the Property: Residential Proposed Use of the Property: Office space in the 2,300 square feet + in the front portion of the building and three apartments with a total of four bedrooms in the rear of the site. STAFF REPORT A. Engineering Issues The subject site has several street and access related issues. The new parking lot on the east side of the lot requires that cars be backed into East Ninth Street from the stalls. The applicant suggests the turnout stub adjacent to the sidewalk would accommodate this maneuver. We have reservations about that stall being retained as constant open maneuvering space. The lot width is too narrow, plus the house on the east is quite close to the property line allowing no overhang of vehicles for a maneuver. The stalls dimensions are to narrow to comply with ordinance. The street adjacent on the west is approximately 30 feet in right-of-way with a narrow roadway and tight turning radius off East Ninth. The corner radius at Ninth Street should be reviewed for possible reconstruction to a larger radius. December 19, 1983 Item No. 3 - Continued B. Staff Analysis The staff view of this proposal is that the owner proposes excessive use of the site. It appears that even when developed as residential, five or six units, the site cannot accommodate parking within the property line. As an office use, the problem is magnified by the unknown associated with simply authorizing a quiet use as office. Quiet office group of uses within the ordinance permits an array of activities that are totally unacceptable even if parking were not an issue. The site is impacted by narrow yard spaces, narrow streets, high traffic volume and two principle structures on one lot. There are options available in almost any circumstance which may resolve serious concerns. In this case, the option apparent is to acquire additional land for the vacant site to the north. Staff views the existing design of parking in the front and side yard as totally nonfunctional. It would become a long-term problem both for the tenants in apartments and office use. The potential for backing into East Ninth Street is too great. C. Staff Recommendation Staff recommends that a conditional use permit not be issued for the use as proposed. We feel that there are too many associated problems without ready resolution. There is only one approach which we feel will receive our endorsement. That is, a single user office such as an attorney with living quarters above. This approach also requires the addition of properly designed parking in a maneuvering area which would require additional land be added to the lot. BOARD OF ADJUSTMENT ACTION: The applicant, Mr. Don Kirkpatrick, filed a letter of request for deferral of this item to the January 17, 1984, meeting. A motion was made to accept the request and defer the matter. The motion passed by a vote of 7 ayes, 0 noes, 1 open position and 1 absent. January 17, 1984 I~em No. A - Z-4144 Owner: Don Kirkpatrick Address: 500 East 9th Street Description: Long Legal Zoned: "HR" High Density Residential Variance Requested: Approval of a conditional use permit for the use of the site and existing structure for 2,300 square feet of office space. The subject permit is provided for in Section 43-37 of the Code of Ordinances of the City of Little Rock. JUSTIFICATION 1. The applicant states that the size and nature of the structure and the level of rents available as residential will not permit the costly restoration necessary nor the required maintenance. Present Use of the Property: Residential Proposed Use of the Property: Office space in the 2,300 square feet + in the front portion of the building and three apartments with a total of four bedrooms in the rear of the site. STAFF REPORT A. Enqineerinq Issues The subject site has several street and access related issues. The new parking lot on the east side of the lot requires that cars be backed into East Ninth Street from the stalls. The applicant suggests the turnout stub adjacent to the sidewalk would accommodate this maneuver. We have reservations about that stall being retained as constant open maneuvering space. The lot width is too narrow, plus the house on the east is quite close to the property line allowing no overhang of vehicles for a maneuver. The stalls dimensions are to narrow to comply with ordinance. The street adjacent on the west is approximately 30 feet in right-of-way with a narrow roadway and tight turning radius off East Ninth. The corner radius at Ninth Street should be reviewed for possible reconstruction to a larger radius. January 17, 1984 Item No. A - Continued B. Staff Analysis The staff view of this proposal is that the owner proposes excessive use of the site. It appears that even when developed as residential, five or six units, the site cannot accommodate parking within the property line. As an office use, the problem is magnified by the unknown associated with simply authorizing a quiet use as office. Quiet office group of uses within the ordinance permits an array of activities that are totally unacceptable even if parking were not an issue. The site is impacted by narrow yard spaces, narrow streets, high traffic volume and two principle structures on one lot. There are options available in almost any circumstance which may resolve serious concerns. In this case, the option apparent is to acquire additional land for the vacant site to the north. Staff views the existing design of parking in the front and side yard as totally nonfunctional. It would become a long-term problem both for the tenants in apartments and office use. The potential for backing into East Ninth Street is too great. C. Staff Recommendation Staff recommends that a conditional use permit not be issued for the use as proposed. We feel that there are too many associated problems without ready resolution. There is only one approach which we feel will receive our endorsement. That is, a single user office such as an attorney with living quarters above. This approach also requires the addition of properly designed parking in a maneuvering area which would require additional land be added to the lot. BOARD OF ADJUSTMENT ACTION: The applicant, Mr. Don Kirkpatrick, filed a letter of request -for deferral of this item to the January 17, 1984, meeting. A motion was made to accept the request and defer the matter. The motion passed by a vote of 7 ayes, 0 noes, 1 open position and 1 absent. STAFF REPORT: Since discussion at the December Board meeting, the staff has received no additional comment from this applicant. January 17, 1984 Item No. A - Continued BOARD OF ADJUSTMENT ACTION: The applicant, Mr. non Kirkpatrick, was present as was Charles Witsell, who represented Mr. Kirkpatrick. Mr. Witsell offered a history of the structure and the site and additional comments on the proposal. attendance representing the adjacent vacant ir Terry was in o to the north. Mr. Terry stated a willingnesstoe ro lying month to month parking arrangement for this activity; a however, he stated that nothing long-term or a sale could be arranged. He suggested that nine parking stalls facing their property in an unimproved state , erhapsall that they could work with at this time. Hegsu geravelis sted they did not want to encourage the property inasmuch as it might deter thy. Paving of this property vacant land at a later date. ThereewerevnooOpposment ti this opinions expressed at the meeting. Opposition the options available to Mr. Kirkpatricknwasyheld. discussionofwas made to approve the variance request as filed accepting a circumstance whereby only two on-site parkin be provided. Provision of any spaces g Places would Passible off-site is encouraged. The motion 2 absent and 1 passed by a vote of: 5 ayes, 1 noe, open position.