HomeMy WebLinkAboutZ-6674 Staff AnalysisMay 24, 1999
Item No.: 6
File No.:
Owner:
Address:
Descriptio
Zoned:
Variance Requested:
Justification:
Present Use of Proper :
Proposed Use of Property:
Staff Re ort•
A. Public Works Issues:
Z-6674
Arkansas Children's Hospital
2000 Block of West 10th Street
Parts of Blocks 8 and 15, Marshall
and Wolfe's Addition
R-3, R-4 and I-2
A variance is requested from the
off-street parking provisions of
Section 36-507 to permit a hospital
parking lot on residentially zoned
property.
The hospital and its related
facilities are in need of
additional secured parking. The
additional parking lots will help
to relieve congestion caused by
on -street parking.
Vacant lots
Secured parking lots for Arkansas
Children's Hospital
1. A 20 feet radial dedication of right-of-way is required
at all corners included in this application, at the time
of building permit.
2. At the time of building permit, property frontage needs
to have the sidewalks and ramps bought up to current ADA
standards.
3. At the time of building permit, repair or replace any
curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
May 24, 1999
Item No.: 6 (Cont.)
4. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5. Stormwater detention ordinance applies to this property.
B. Staff Analysis:
Arkansas Children's Hospital proposes to construct two new
employee parking lots on portions of the blocks on the north
and south sides of the 2000 block of West 10th Street. One
parking lot will occupy the western half of the block
bounded by 9th, 10th' Summit and Schiller Streets. The second
parking lot will occupy the north half of the block bounded
by 10th, 11th, Summit and Schiller Streets. The property on
the north side of 10th Street is zoned R-3 and R-4. The
property south of 10th Street is zoned R-3, R-4 and I-2.
The property is currently vacant with the exception of one
structure on the south side of 10th Street. This structure
will be removed. Section 36-507(b) states, that parking must
be located on property which is zoned to allow the principal
use which the parking will serve -or it must approved by the
Board of Adjustment.
The properties are located in an area of mixed zoning and
uses. Directly north of these properties, on the north side
of 9th Street, is a Children's Hospital parking lot which
was previously approved by the Board. Although the blocks
west of Schiller Street are primarily residential, they do
contain a church, a real estate office and the Dorcas House
Shelter. The eastern half of the block north of 10th Street
contains 4 single family homes fronting onto Summit Street.
The south half of the block south of 10th Street contains
one residence and vacant lots which are zoned R-3 and C-3.
The large Children's Hospital campus extends east of Summit
Street. Past action has established Schiller Street as the
western boundary of the hospital campus. The majority of
the hospital campus is zoned 0-2 with other nonresidential
zonings scattered throughout the campus site. Within the
near future, it would be appropriate for the hospital to
zone the entirety of its ownership 0-2, including these two
parking lots and the lot north of 9th Street.
The lighting proposed for the parking lots must be low level
and directional, aimed away from the adjacent residential
properties. A 6 foot high opaque screen is required between
the parking lots and abutting residential properties. This
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May 24, 1999
Item No.: 6 (Cont.)
screen may be a wooden fence with its finished side facing
outward or dense evergreen plantings. Both proposed parking
lots fall below having the required areas of interior
landscaping. The southern lot is 741± sq. ft. short and the
northern lot is 1,199± sq. ft. short of this requirement.
Other areas set aside for buffers and landscaping meet with
ordinance requirements.
With attention to the aforementioned landscape, screening
and lighting issues, staff believes the proposed parking
lots are an appropriate use of these properties.
C. Staff Recommendation:
Staff recommends approval of the requested variance to allow
use of the R-3 and R-4 zoned properties located in.the 2000
Block of West 10th Street as parking lots for Children's
Hospital subject to compliance with the following
conditions:
1. Compliance with the City's Landscape and Buffer
Ordinances, including the addition of required interior
landscaping as noted.
2. All lighting is to be low-level and directional, aimed
away from adjacent residential properties.
3. Proper screening in the shape of either a wood fence or
dense evergreen plantings is to be erected between the
parking lots and adjacent residential properties.
4. Compliance with Public Works Comments, including any
variance of those requirements as may be granted by the
Board of Directors.
BOARD OF ADJUSTMENT:
(MAY 24, 1999)
The applicant was present. There were no objectors present.
Staff presented the item and a recommendation of approval subject
to compliance with the conditions outlined in the "staff
recommendation" above.
The applicant offered no additional comments.
The item was placed on the consent agenda and approved as
recommended by staff. The vote was 5 ayes, 0 noes and 0 absent.
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