HomeMy WebLinkAboutZ-6264 Staff AnalysisFebruary -24,,1997
Item No.• 5
File No.
Owner:
Address•
Description•
Zoned:
Variance Reauested:
justification:
Z-6264
City of Little Rock for the Central
Arkansas Library System/The
Hathaway Group, applicant
309-319 East Markham Street
Part of Block 36, Original City of
Little Rock
General Business
A variance is requested from the
parking provisions of Section 36-
417 to permit redevelopment of this
site which has no on-site parking.
Applicant's Statement: The
Hathaway Group has placed the
property under contract so as to
complete a redevelopment of the
property into a mixed-use
(office/retail) property.
We contemplate a 28,900 gross
square foot center with
retail/restaurant located on the
first floor of both buildings and
in the basement of the east
building (317-319 East Markham) and
office use projected for the second
floors of both buildings. We are
securing, per a 20 year parking
lease agreement with the city for
20 off-street parking spaces in the
library's parking deck adjacent to,
and east of, the east building
which contains 2 handicapped spaces
and 5 parking spaces in the lot to
the east of the library's main
entrance on Rock Street. This lot
contains 4 handicapped spaces. We
will also attempt to secure
additional parking, on a shorter
term basis, from the library and
other public lots in the area.
As I am sure you are aware parking
is at a premium in the district.
February.24, 1997
Item No.: 5
Present Use of Propert :
Proposed Use of Property:
Staff Report:
A. Public Works Issues:
No issues
B. Staff Analysis:
We are willing to secure additional
parking and pay for it, however,
additional parking is just not
available on a long-term basis. We
expect to have 10,700 gross square
feet total dedicated to office use
on the second floor and 18,200
gross square feet contained on the
first floor and in the basement of
the east building that will be
dedicated to retail use.
Two vacant commercial buildings
Redevelop existing buildings for
office and retail use.
The applicant proposes to redevelop the two vacant buildings
located at 309-319 East Markham Street into a mixed-use
(office/retail) development. The properties are located in
the newly developing River Market District and the proposal
is to redevelop the site in a manner compatible with the
vision of the River Market concept. The two buildings will
be redeveloped as a single project containing a total of
28,900 square feet. 10,700 square feet will be dedicated to
office on the second floor and 18,200 square feet on the
first floor and partial basement will be dedicated to retail
use. Based on those figures, the site requires 126 on-site
parking spaces. There is no on-site parking available.
The property never has had on-site parking and staff has
determined that the previous use of the buildings required
96 on-site parking spaces. The redevelopment of the site,
including increased area available for retail use, changes
the parking requirement to 126 spaces. Section 36-506
states:
When a building or structure erected prior to or
after the effective date of this chapter shall
undergo any increase in number of dwelling units,
gross floor area, seating capacity, number of
employees or other unit of measure used in
determining required parking facilities, and when
the increase would result in a requirement for
additional parking facilities, such additional
E
February'2401 1997
Item No.: 5(Cont.)
facilities shall be accordingly, provided as a
condition for obtaining a building permit or
privilege license. In computing the number of
spaces required for such a building, however, only
the increase in unit of measure shall be
considered.
Based on the redevelopment mix proposed by the applicant, an
additional 30 spaces are required. The variance request
then centers around the additional 30 spaces.
The site is located in the River Market District, a
pedestrian oriented entertainment district currently being
developed along East Markham Street. Uses in the area
include the River Market, the new Central Arkansas Library
and the Museum Center. There is very limited parking
available immediately adjacent to many of these
developments. Adequate parking is available in the form of
many surface parking lots and a parking deck all located
within 2-3 blocks of the site. Shuttle service also brings
patrons to the district. The applicant has stated that as
many as 25 parking spaces may be available within the
library's parking deck which is adjacent to and east of the
subject property and a surface parking lot located east of
the library. Such an arrangement further reduces the impact
of the parking variance.
The River Market District Design Review Committee has
reviewed and approved the applicant's proposal.
C. Staff Recommendation:
Staff recommends approval of the requested parking variance
subject to the use mix in the buildings at 309-319 East
Markham being no less than 10,700 square feet of office and
no more than 18,200 square feet of retail uses.
BOARD OF ADJUSTMENT: (FEBRUARY 24, 1997)
Fred Gray was present representing the application. There were
no objectors present. Staff presented the item and a
recommendation of approval subject to the use mix outlined above.
Mr. Gray offered no additional comments other thail.to state that
he agreed with staff's recommendation, including the use mix.
Mr. Gray did make reference to the 25 spaces which would be
leased from the library.
Dana Carney, of the Planning Staff, cautioned the Board not to
"hinge its approval" on those 25 spaces. He reminded the Board
that the library itself had to obtain a parking variance and that
it likely did not have spaces to lease. Mr. Carney noted that
some of the uses proposed for the subject property would likely
C
February•24, 1997
Item No.: 5 (Cont.
be open after library hours and could use the library spaces at
that time.
Mr. Gray commented that he had seen a study which indicated that
there is sufficient parking in the area.
In response to a question from Brandon Rogers, Mr. Gray outlined
potential tenants for the site. Mr. Gray also stated that
potential tenants are aware of the site's parking restrictions.
A motion was made to approve the variance subject to the use mix
as outlined in the staff recommendation. The motion was approved
by a vote of 7 ayes, 0 noes, 1 absent and 1 open position.
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