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HomeMy WebLinkAboutZ-4336-NN Staff AnalysisJULY 28, 2014 ITEM NO.: 2 File No.: Z -4336 -NN Owner: Arkansas Children's Hospital Applicant: Kent Taylor Address: 922 Battery Street/1908 W. 10th Street Description: Northwest corner of Battery Street and W. 10th Street Zoned: O-2 Variance Requested: A variance is requested from the paving provisions of Section 36-508 to allow a temporary gravel parking area. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Vacant Building (being removed) Proposed Use of Property: Temporary Gravel Parking STAFF REPORT 0 Public Works Issues: No Comments Landscape and Buffer Comments: At time of development: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (%) the full width requirement but in no case less than nine (9) feet. The property is located in the City's designated mature area. A twenty-five (25%) percent reduction of the buffer requirements is acceptable. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the city's landscape ordinance requirements. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. JULY 28, 2014 ITEM NO.: 2 CONT. 4. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 5. All landscape areas shall be protected as per City of Little Rock Landscape Ordinance (Sec. 15-100). Provide notes on plan specifying type and location of mulch, edging, wheel stops, and/or concrete curb and gutter. 6. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre a there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. C. Staff Analysis: The 0-2 zoned property at 922 Battery Street/1908 W. 10th Street is currently occupied by a two (2) building garden -style apartment complex, which is in the process of being removed from the property. The property is located at the northwest corner of Battery and W. 10th Streets. The property consists of a little less than one-quarter of the entire block bounded by Battery, Summit, Maryland and W. 10th Streets. The buildings are being removed in preparation for re- development of this entire block and the block immediately west, across Summit Street. Arkansas Children's Hospital owns both blocks. The Hospital's future plan shows an office building within the north half of the subject block, with parking in the south half. An associated parking deck is shown to occupy the block to the west. As part of the re -development plan, the Hospital proposes to utilize the area where the two (2) buildings are being removed as temporary gravel parking for the hospital. The applicant notes that the area of gravel parking will be utilized until approximately mid -year 2017. The area for the proposed gravel parking area is shown on an attached site plan. Section 36-508 of the City's Zoning Ordinance requires that all vehicular use areas be paved where subject to wheeled traffic. Therefore, the applicant is requesting a variance to allow use of the area as a temporary gravel parking lot. JULY 28, 2014 ITEM NO.: 2 CON'T. Staff is supportive of the variance request to allow the temporary gravel parking lot. Staff feels that this will be an appropriate temporary use until the entire block is re- developed. All of the surrounding uses are part of the Arkansas Children's Hospital campus. As noted in the applicant's letter, the area of proposed gravel parking is above the grade of the abutting streets, and will not be visible from these streets. Staff believes the proposed temporary gravel parking lot will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation Staff recommends approval of the requested variance to allow temporary gravel parking until the overall block is re -developed. BOARD OF ADJUSTMENT (July 28, 2014) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda for approval as recommended by staff. The vote was 5 ayes, 0 nays and 0 absent. The application was approved.