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HomeMy WebLinkAboutZ-6127-A Staff AnalysisApril 26, 2004 ITEM File No.: Z -6127-A Owner: Todd Greer Address: 1000 McGowan Street Description: Lots 1-6, Block 5, Masonic Addition Zoned: UU Variance Requested: Variances are requested from the development provisions of Section 36- 342.1 associated with a new multifamily structure and parking areas. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Undeveloped Proposed Use of Property: Multi -family STAFF REPORT A. Public Works Issues: With Building Permit: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Concrete aprons will be required at all driveways and alley. 2. Pave alley to 9' from centerline. B. Landscape and Buffer Issues: Portions of the proposed on-site landscape strip width along 1-30 are less than the 6 -feet 9 -inch minimums allowed. This takes into account the reductions allowed within the designated mature area of the City. The perimeter landscaping is a requirement of the Landscape Ordinance. A variance of this requirement would take City Beautiful Commission approval. April 26, 2004 ITEM NO.: 2 (Cont.) C. Staff Analysis: The U zoned property at 1000 McGowan Street (Interstate 30) is currently undeveloped and grass -covered. There are a few small trees on the site. There is a paved alley along the west property line. The property represents an entire half block bounded by McGowan Street on the east, E.10th Street on the north and E. 11 th Street to the south. The applicant proposes to construct a three story multifamily building on the property to serve University of Arkansas students, primarily the law school (located across E. 11 th Street to the south) and UAMS. The building will be approximately 65 feet by 191 feet in size, and have 86 one -bedroom living units. The structure will be approximately 40 feet in height. It will be located between 14 and 63 feet from the front (east) property line, 20 feet from the rear (west) property line, 11 feet from the south line and 97 feet from the north line. The applicant also proposes two (2) small parking areas. A 12 -space parking lot is located on the north side of the proposed building, between the building and E. 10th Street. A 4 -space lot is located at the southeast corner of the proposed building, between the building and McGowan Street. The Urban Use development standards require no off street parking. The parking lot on the north side of the building is proposed to be accessed from the alley, with the smaller parking lot taking access from E. 111h Street. The applicant is requesting three (3) variances from Section 36-342.1 (Urban Use development standards) with the proposed development. The first variance is from Section 36-342.1 (c)(10)b., which states that no surface parking lot is to be located between a building and an abutting street. As noted earlier, the north parking lot is located between the building and E. 10th Street, with the southeast parking lot being located between the building and McGowan Street. Section 36-342.1(f)(1), requires that buildings be located on the front property line, with a 0 front setback. The proposed building will be located from 14 feet (northeast corner) to 63 feet (southeast corner) from the front property line. Additionally, Section 36-342.1 (f)(2), requires a minimum rear yard setback of 25 feet where the property is adjacent to lots containing single family detached structures. The proposed building is located 20 feet from the rear (west) property line. There are single family residences on two (2) of the lots (mid -block) across the alley to the west. April 26, 2004 ITEM NO.: 2 (Cont. The proposed site plan shows that portions of the proposed parking lots do not have the minimum required 6 foot — 9 inch landscape area between the parking lots and the east property line. Staff has discussed this issue with the applicant, and the applicant has noted that the site plan will be revised to comply with the landscape ordinance. The site is located within the McArthur Park Historic District. The applicant recently met with the Little Rock Historic District Commission. The commission suggested several design changes to the building (fagade type, roof design, air conditioner location, etc.). The applicant is scheduled to present the design changes to the Commission at its April 21, 2004 meeting. Staff is supportive of the requested variances. Staff feels that with compliance to the remainder of the UU ordinance requirements, the Landscape Ordinance and the Little Rock Historic District Commission design requirements, the proposed development of this property should prove to be a nice in -fill project. Staff feels that the requested variances are very minor in nature, especially given the fact that the property is within a small "finger" of UU zoning, extending to the south along 1-30 from E. 9th Street. Additionally, the other properties within this area of UU zoning are non conforming in the sense that they do not meet the UU development standards, with respect to building setbacks and parking location. Staff feels that the proposed development will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendations: Staff recommends approval of the requested variances, subject to the following conditions: 1. Compliance with the Public Works requirements as noted in paragraph A. of the staff report. 2. Compliance with the City's Landscape and buffer Ordinance. Redesign parking lots to meet landscape requirements. 3. Compliance with the remainder of the UU development standards, including site lighting and trash receptacle location. 4. The project must be approved by the Little Rock Historic District Commission. t1 April 26, 2004 ITEM NO.: 2 (Co BOARD OF ADJUSTMENT: (APRIL 26, 2004) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 3 ayes, 0 nays and 2 absent. 4