HomeMy WebLinkAboutZ-5818 Staff AnalysisDecember 27," 1994
File No
Owner
Address•
Description•
Zoned:.
Variance Re_czuested:
Justification:
Present Use of Property:
Proposed Use of Provert
Staff Report•
A. Engineering Issues:
Z-5918
James G. Dunlap
#11 Shackleford Drive
Lot 3, Phase 2, Hooper Bond Addition
C-3
From the off-street parking
provisions of Section 36-502 to
permit a reduction in the number of
required on-site parking spaces.
128 spaces are required; the
applicant proposes to provide 116.
The excessively steep slopes at the
rear of the property make it
impractical to be able to provide
more parking.
Vacant
Restaurant/retail development
Compliance with the City's Stormwater Detention and
Excavation ordinances is required.
B. Staff Analysis:
The applicant proposes to construct a 14,468 square foot
building containing an 11,922 square foot restaurant and a
2,496 square foot retail lease space. The combined
restaurant and retail lease space require a total of 128 on-
site parking spaces. Due to the excessively steep slopes at
the rear of the property, the applicant is unable to provide
more than 116 parking spaces. Arrangements to obtain some
parking space on the adjacent office property have been thus
far unsuccessful.
This property is located in an area quickly becoming Little
Rock's newest "restaurant row." Two extremely popular and
busy restaurants are located within one block of this site
and a third restaurant is nearing completion across the
street.
December 27, 1994
Item No.: H Cont.
Two blocks to the east, several other restaurants are
located at the intersection of Shackleford Road and
Shackleford Drive.
The outcome of this recent increase in the number of
restaurants in the immediate vicinity is a correlating
increase in vehicular traffic. At peak restaurant hours,
customers from the other restaurants in the neighborhood are
already parking on the street and nearby vacant lots. It
might be noted that none of these nearby restaurants
received parking variances.
Allowing this proposed development to proceed without
constructing at least the minimum ordinance required parking
would only exacerbate the situation. At least 8 of the
proposed 116 parking spaces are located in a fire lane
behind the building and must be removed. This further
reduces the number of available spaces to 108, 20 less than
required.
Staff feels that the applicant should provide the required
number of on-site parking spaces. This can be accomplished
by removing the proposed 2,496 square foot retail lease
space and by reducing the size of the proposed restaurant.
Reducing the restaurant's size would have the effect of
lessening the number of required parking spaces. This could
allow for the use of the parallel spaces proposed along the
north side of the parking lot and still maintain the
required 20 foot fire lane.
C. Staff Recommendation:
Staff recommends denial of the requested on-site parking
variance.
BOARD OF ADJUSTMENT:
(NOVEMBER 28, 1994)
The applicant was present. There were no objectors present.
Staff informed the Board that the applicant was requestingthat
this item be deferred to the December 27, 1994 Board meeting to
consider a possible revision to the site plan.
A motion was made to defer the item to the December 27, 1994
Board meeting. The motion was approved by a vote of 8 ayes,
0 noes and 1 open position.
BOARD OF ADJUSTMENT:
(DECEMBER 27, 1994)
The applicant was not present. There were no objectors present.
Staff presented the item and informed the Board that the item had
been deferred to this meeting, at the applicant's request, to
V,
i
December 27, 1994
Item No.: P (Cont.
allow time for a possible revision to be considered. Staff also
stated that no revision had been submitted and the applicant had
made no effort to contact staff regarding this matter. Dana
Carney, of the Planning Staff, stated that he had called Pat
McGetrick, project engineer, and that Mr. McGetrick stated he did
not know the status of the item.
A motion was made to withdraw the application. The motion was
approved by a vote of 6 ayes, 1 noe, 1 absent and 1 open
position. The item was withdrawn.
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