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HomeMy WebLinkAboutZ-6200 Staff AnalysisOctober 28, 1996 No. : C File No.: Owner -. Address: Descrintion: zoned: variance Requested: Z-6200 Little Rock Newspapers, Inc. 500 East 2nd Street Lots 10, 11 and 12, Block 7, Pope's Addition GB A variance is requested from the parking lot lighting and design provisions of Section 36-361 to permit lighting which does not conform to the River Market Design Overlay District standards. stification: The applicant desires to attain the highest lighting levels possible for security purposes. The proposed lighting will match that on the parking lot located across the street. Present Use of Propert : Proposed Use of EKqperty: Staff Report: A. Public works Comments: vacant lot Paved and landscaped parking lot No apparent Public Works issues with these revised lighting plans. However when plans are submitted for the parking lot construction, improve to the corner radius of Commerce and Second Street, improve to the sidewalk and aprons will be required according to the River Market district plans. Normal curb radius required by ordinance at that corner is 31.5 foot radius and the dedication of a 20 foot radial area at the intersection of Commerce and Second Street right-of- ways is required prior to construction. B. Staff Analysis: On March 6, 1996, the City established the River Market Design Overlay District which encompasses the properties bounded by East 2nd Street, Cumberland Street, 1-30 and Riverfront Park. on August 6, 1996, the City established October 28, 1996 Item No.: C (Cont.) design guidelines for implementation into the Overlay District regulations. Section 36-361(c) regulates the design of lighting to be used in parking lots within the District and states: 1. Parking lot lighting shall match the style used on the streetscape. Section 36-359(a) describes the style of street lights to be used within the District and states: 1. Pedestrian posts and luminaries shall be Antique Lighting "Capitol- series or pre -approved substitute. 2. Roadway intersection posts and luminaries shall be Antique Lighting "Capitol- series or pre -approved substitute. A drawing of the required lighting style is attached. The total height of the light post is 14 feet 7 inches. The applicant is proposing to develop the 3 lots located at the northeast corner of East 2nd and Commerce Streets as a parking lot to serve the various uses within the River Market District. The street lights along East 2nd and Commerce will be of the required lighting style. However, the applicant proposes to place 2, 30 foot tall, "shoe -box - style light posts within the interior of the parking lot in - lieu of 6 of the light posts which comply with District guidelines. The applicant feels the taller, "shoe -box- style light posts will better light the lot, providing greater safety for patrons. Additionally, the "shoe -box- style posts will match those in the parking lot which the applicant constructed at the southwest corner of East Markham and Commerce Streets. The light posts were installed on the East Markham and Commerce parking lot prior to passage of the River Market Design Overlay District Guidelines. Information on the light posts proposed by the applicant is attached. The total height of the light post is 30 feet. The ordinance also establishes a Design Review Committee, appointed by the Board �Iof Directors to protect the visual integrity of the District. This committee is to be a "first -stop" to review projects proposed for the River Market District. The Committee is to review and forward to the Planning Commission or Board of Adjustment a review and recommendation of all proposals which do not meet the established guidelines. The Committee does not have the authority to waive or vary those guidelines. 2 October 28, 1996 Item No.: C The Design Review Committee reviewed the applicant's proposal at its meeting on September 13, 1996. The Committee voted not to recommend approval of the applicant's request to use the taller, "shoe -box- style light fixtures in -lieu of the required lighting style. The proposed parking lot is located at a focal and highly visible entry point into the District. Staff believes it is important that the design of this parking lot comply with District Guidelines. Included within the Purpose and Intent section of the River Market Design Overlay ordinance is the following statement: Incompatible development has the potential to destroy the attributes which will attract people to the District. Programs and policies will be enacted to maintain and enhance the visual quality of the District. Physical design elements of the District shall be controlled and reviewed by a design review committee to ensure appropriate design and compatible development. Staf f believes the proposed -shoe-box" style lighting is incompatible with the development of the District. Furthermore, the six light posts which do comply with ordinance guidelines should provide a lighting level comparable to or exceeding that of the two "shoe -box" style fixtures. C. Staff Recommendation: Staff recommends denial of the requested variance from the parking lot lighting and design provisions of Section 36- 361. BOARD OF ADJUSTMENT: (SEPTEMBER 30, 1996) The applicant was not present. There were no objectors present. Staff informed the Board that the applicant had requested that the item be deferred. A motion was made to defer the item to the October 28, 1996 meeting. The motion was approved by a vote of 6 ayes, 0 noes and 3 absent. BOARD OF ADJUSTMENT: (OCTOBER 28, 1996) Mallory Crank was present representing the applicant. There were no objectors present. Staff presented a letter, dated October 28, 1996, from the River Market Design Review Committee in which the Committee recommended approval of the variance to allow October 28, 1996 Item No.: C (Cont.) -shoebox" type light fixtures subject to compliance with the following six requirements: 1) interior fixtures shall be mounted on poles with a maximum height of 301-0"; and 2) lamps shall be of metal halide type; and 3) interior lighting levels shall be in the range of I to 3' foot-candles; and 4) interior lighting f ixtures shall be of the shoebox tt�)e; and 5) poles on the interior of parking lots shall be painted "architectural dark bronze"; and 6) interior lighting fixtures shall have sag type lenses. Mr. Crank stated that the proposed light fixtures would provide greater security and safety for patrons of the River Market. He stated that the six requirements noted above had been agreed to by both the applicant and the Design Review Committee. Dana Carney, of the Planning Staff, stated that staff was now recommending approval of the variance since the Design Review Committee was supporting it. A motion was made to approve the requested variance subject to compliance with the six requirements outlined in the October 28, 1996 letter from the River Market Design Review Committee. The motion was approved by a vote of 6 ayes, 0 noes, 2 absent and I open position. 4