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HomeMy WebLinkAboutZ-6077 Staff AnalysisNovember 27, 1995- Item 995 I m No.: FileNo . Z-6077 owner: MOCO Investment Partnership Ad�a5522 West 12th Streets Description: Lots 7 and 8, Block 1, Peay and Worthen Addition Zoned: C-3 Variance- Requested: A variance is requested from the pavement requirements of Section 36-508 to permit use of a gravel parking lot for a period of 6 months. Justification: At the present time, the property is unimproved with the exception of a fence having been placed on the property by MOCO and gravel having been spread thereon to facilitate parking. The property is currently used for parking by employees and customers of National Medical Systems, Inc. and its subsidiary corporations (collectively referred to as "National Medical") which is the primary occupant of the strip center located at the northwest corner of the intersection of 12th and Taylor Streets. MOCO has purchased the property located behind the National Medical offices between 10th and 11th and Taylor Streets. The property has one tenant whose lease expires at the end of this year. After the tenant vacates the premises, MOCO will make a permanent parking lot on this property for the employees and customers of National Medical. At that time the lot on which the variance is requested will no longer be needed for parking by National Medical. MOCO requests that the Little Rock Board of Adjustment grant a variance from the strict application of Section 36-508 of November 27, 1995 item NO.: (Cont-) the Little Rock Code to allow the parking lot to remain gravel for a period of six months. Oue to the present need for parking spaces and the inability to develop the permanent parking until after MOCO's tenant leaves the permanent parking location at the end of the year, MOCO requests that the Board recognize the temporary hardship it is experiencing and grant a variance from the strict application of 536-508 for six months. Present Use of Pro er : Gravel parking lot Proposed Use of Property: Gravel parking lot for a period of 6 months Staff Reoort_: A. Engineering Issues: The fence is located too close to 12th Street and needs to be moved to 15 feet from back of curb. This temporary use will be permitted, however, any permanent use will involve Commercial street (1/2 of 36 foot width) improvements to Taylor Street. For current permit, dedicate right-of-way for 12th Street to 35 feet from centerline and dedicate a 20 foot radial area at the corner of 12th and Taylor Street. Install handicap ramps per the City of Little Rock standard details at the intersection. A concrete driveway apron approved by the City of Little Rock will be required to access this parking area to help prevent gravel from being tracked onto the road surface and creating a traffic safety issue. B. taf f An 1 i This issue is before the Board as a result of enforcement action by the City's Code Enforcement Staff. National Medical Systems, Inc. and its subsidiary corporations (collectively referred to as "National Medical") are the primary occupants of the strip center located at the northwest corner of West 12th and Taylor Streets. National Medical has recently constructed a temporary, gravel parking lot on two vacant lots located at the northeast corner of West 12th and Taylor Streets. Section 36-508 of the Zoning Ordinance requires all areas subject to vehicular use to be properly paved. National 2 November 27, 1995 itgm No.: 3 _(Cont.) Medical is asking for use of this gravel parking lot for a period of 6 months. National Medical has purchased property behind its offices. This property has one tenant whose lease expires at the end of 1995. After the tenant vacates the premises, National Medical will make a permanent parking lot on this property for its employees and customers. At that time, the lot at the northeast corner of 12th and Taylor will no longer be needed for parking. Staff is supportive of the requested 6 month deferral but feels that there are issues related to the current use of the property which must be addressed. The parking lot has been enclosed by fencing. A 6 foot tall wood fence is located along the interior lot lines on the north and east. A 4 foot tall chain-link fence is located along the 12th Street and Taylor Street frontages. The fence on the 12th Street frontage and the vehicles parked directly adjacent to it create a sight distance problem for traffic entering 12th Street from Taylor Street. This fence needs to be moved to a point at least 15 feet back of the curb on 12th Street. The entrance to the parking lot is on the Taylor Street side. Gravel from the parking lot is being tracked onto Taylor Street. A concrete driveway apron is required to help prevent gravel being tracked onto the road surface. Staff does have concerns about the status of the site once the applicant ceases use of the gravel parking lot. The applicant has indicated the possibility of conetting a building on the site; however until that occurs, there is the continued possibility of illegal use of the gravel parking lot. Staff would recommend that the applicant erect permanent barricades across the entrance to the parking lot at the end of the 6 month period to preclude continued use of the site. C. Staff Recommendation: Staff recommends approval of a 6 month deferral of the paving requirement of Section 36-508 to permit use of this gravel parking lot subject to the following conditions: 1. Compliance with the City Engineer's Comments, including the relocation of the fence along the West 12th Street side 2. At the end of the six month period, a barricade is to be erected to prevent gravel parking lot or the parking lot 3 permanent access to the is to be brought November 27, 1995 Item No.; 3 (Cont.) into compliance with all applicable City Codes including paving and landscaping. BOARD OF ADJUSTMENT: (NOVEMBER 27, 1995) Randy Frazier was present representing the applicant. There were no objectors present. Staff presented the item and a recommendation of approval, with conditions. Staff noted that Mr. Frazier had questioned the requirement to dedicate right-of- way based on a temporary use that did not involve any construction. Staff stated it was agreeable to deferring the right-of-way dedication requirement. Mr. Frazier addressed the Board. In the discussion which followed between Mr. Frazier, the Board and the staff of Public Works and Planning Departments; it was determined that it would be appropriate to recommend approval of the application without the condition that right-of-way be dedicated and the handicap ramps installed. Mr. Frazier agreed to move the fence to a point at least 15 feet back of the curb on 12th Street or to remove the fence and erect parking barriers to prohibit vehicles from parking within 15 feet of the curb on 12th Street. A motion was made to approve the requested 6 month deferral of the paving requirement of Section 36-508 subject to the following conditions: 1. The fence is to be relocated to a point at least 15 feet back of the curb on 12th Street or the fence is to be removed and parking barriers installed to prohibit vehicles from parking within 15 feet of the curb. 2. At the end of the six month period, a permanent barricade is to be erected to prevent access to the gravel parking lot or the parking lot is to be brought into compliance with all applicable city codes including landscaping and paving. The motion was approved by a vote of 7 ayes, 0 noes, 1 absent and 1 open position. 4