HomeMy WebLinkAboutZ-6433 Staff AnalysisDecember 22, 1997
Item No.• 6
File No.: Z-6433
Owner. Community Housing of Little Rock;
Veronica Goodloe, Director
Address: 1500 Block of Rock Street
Description: Lots 1-4 and parts of Lots 5-6,
Block 53, Original City of
Little Rock
zoned: R-5
Variance ReMlested: A variance is requested from the
on-site parking provisions of
Section 36-502 to permit a
reduction in the number of parking
spaces from 18 spaces to 12.
Justif Kation• Alicant's Statement: There are
several reasons/justifications for
this request. They are:
1.This property will house 12
individuals and the sponsor,
Little Rock Community Mental
Health Center, has supplied
information that the residents
will not use all 12 slots. This
is based on their housing
experience as well as comparable
Housing and Urban Development
(HUD) apartment properties
located throughout the state.
These individuals have low
incomes and owning a car is
usually prohibitive.
2. One of the HUD's requirements
for funding the apartments was
that it be located in close
proximity to public
transportation as they are also
aware that persons with mental
illness who are low income
frequently are unable to afford
a personal car.
3. This property is located
adjacent to several of Little
Rock's historical neighborhoods.
Members of the neighborhood have
December 22, 1997
Item No.: 6_(Cont.)
expressed a preference for
deleting the spaces and are
supporting this change so that
there will be more green space
for landscaping as all parking
will be in the rear of the
apartment.
4. At a neighborhood meeting on
October 27, 1997 attended by
more than 100 residents the need
for a more suitable
architectural fit with the
neighborhood was voiced. To
remedy this, a neighborhood
review committee was organized.
Those serving include John D.
Jarrard and Wali Caradine,
architects, Tom Wilkes, real
estate broker, Lynn Zollner,
planning and zoning
administrator with the state's
Capitol Zoning District
Commission and Anne Guthrie City
of Little Rock Historic
Preservation Officer. They plan
to submit letters of support for
this request; these letters were
not ready in time for submittal
with this package.
Present Use
of
Propert
:
Vacant lots
Pra osed Use
of
Property:
Apartments, 12 units
Staff Report:
A. Public Works Issues:
1. Improve corner curb radius to 31.5 foot radius with
handicap ramps per ADA with development. Dedicate 20
foot radial area at intersections.
2. Improve the alley to 18 feet wide minimum pavement with
3 inch asphalt over 8 inches compacted base with
development.
3. Replace any damaged sidewalk, curb or gutter.
4. Provide 8 feet deep backspace in parking lot.
5. Move driveway off Rock Street to 25 feet minimum from
16th Street right-of-way line.
6. Obtain barricade permit prior to construction for work
in right-of-way. ($30.00)
7. Obtain cut permit for any work done within right-of-way.
December 22, 1997
Item No.: 6 Cont.
B. Staff Analysis:
Community Housing of Little Rock, Inc. is proposing to
construct a small apartment complex on the R-5 zoned
property located on the east side of the 1500 block of Rock
Street. The project consists of 6, one-story duplex type
structures and a separate community room/laundry room
arranged in a courtyard fashion fronting on Rock Street with
12 parking spaces located on the alley to the rear. The
code requires multifamily developments to provide 1.5 on-
site parking spaces per unit; a total of 18 required for
this 12 unit development. The applicant is requesting a
variance to allow for 12 parking spaces rather than the
required 18 spaces.
The justification for the variance is three -fold. Although
the use of the property is apartments (as permitted in the
R-5 district) those individuals living on the site are
sponsored by the Little Rock Community Mental Health Center.
These persons have been diagnosed with mental illness, are
frequently low income and typically cannot afford to own or
drive a vehicle. This site was chosen in part due to its
proximity to public transportation. A Central Arkansas
Transit bus route extends down Rock Street, directly in
front of the development. The project is being designed to
fit in with the neighborhood. Landscaped yards front onto
Rock Street and 15th Street. Providing additional parking
would create an "apartment complex" appearance.
Staff believes the variance request to be reasonable. The
requested 12 spaces correspond to parking required for
single family homes; one space per dwelling. Each of the
proposed units is designed for single occupancy, reducing
the need for additional on-site parking beyond one space per
unit. There is adequate on street parking available for
those occasions when the parking needs exceed the 12
available spaces.
C. Staff Recommendation:
Staff recommends approval of the requested parking variance
subject to compliance with the following conditions:
1. The variance is limited to the occupancy described in
the letter from Community Housing of Little Rock, Inc.
dated November 18, 1997. Should the occupancy change,
the issue will have to return to the Board of
Adjustment.
2. Compliance with Public Works Comments
3. Compliance with all applicable Buffer and Landscape
requirements including proper screening of the dumpster
4. Dumpster pick-up is to be limited to daylight hours.
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December 22, 1997
Item No.: 6(Cont.)
BOARD OF ADJUSTMENT: (DECEMBER 22, 1997)
The applicant was present. There were no objectors present.
Staff presented the item and a recommendation of approval subject
to compliance with the following conditions:
1. The variance is limited to the occupancy described in the
letter from Community Housing of Little Rock, Inc. dated
November 18, 1997. Should the occupancy change, the issue
will have to return to the Board of Adjustment.
2. Compliance with Public Works Comments.
3. Compliance with all applicable Buffer and Landscape
requirements including proper screening of the dumpster.
4. Dumpster pick-up is to be limited to daylight hours.
Steve Saunders, project architect, questioned Public Works
Comment #1. He stated that a waiver of this requirement may be
sought from the Board of Directors. Mr. Saunders questioned
whether agreeing to staff's recommendation would hinder a waiver
request at the Board of Directors level. He was assured that it
would not since the Board of Adjustment was not empowered to
grant waivers of Master Street Plan or Boundary Street ordinance
requirements.
The vote was called on the variance request as recommended by
staff. The vote was 6 ayes, 0 noes, 1 absent and 2 open
positions.
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