HomeMy WebLinkAboutZ-6680-A Staff AnalysisMay 24, 1999
Item No.: 12
F;IA Wn_- Z -6680-A
Owner: Stephens Group, Inc.
Address: 500-600 Blocks of East 3=d Street
Description: Blocks 14 and 15, Pope's Addition
Zoned: GB (Block 15 currently zoned PD,
proposed for rezoning to GB)
Variance Requested: A variance is requested from the
bulk and area provisions of Section
36-418 to permit a floor area ratio
in excess of 5.0.
Justification: The maximum floor area ratio only
works with buildings up to 5 to 7
stories in height. The proposed
building(s) will be 17 floors
total. Larger buildings are common
in downtown.
Present Use of Property:
Proposed Use of Pro ert :
Staff Report:
A. Public Works Issues:
Vacant blocks
17 -story office building(s)
1. A 20 feet radial dedication of right-of-way is required
at all corners at the time of building permits.
2. Improve corner curb radius to 31.5 feet radius with
construction (existing corner radius is 10 feet).
3. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks with planned
development.
4. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
May 24, 1999
Item No.: 12 (Cont.)
5. As part of the building permit, repair or replace any
curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
6. Plans of all work in right-of-way shall be submitted for
approval prior to start of work at the time of building
permit.
7. Stormwater detention ordinance applies to this property.
B. Staff Analysis:
Axciom Corporation proposes to construct a new office
development on the two blocks bounded by East 3=d, East 4t',
Commerce and Ferry Streets. The eastern block, Block 14, is
zoned GB. The western block, Block 15, is currently zoned
PD. An application has been filed to rezone that block to
GB. The rezoning will be heard by the Planning Commission
on May 27, 1999 and the Board of Directors on June 1, 1999.
This application was filed in anticipation of the rezoning
being approved.
Axciom proposes to construct a seventeen story building,
comprised of a 7 -floor parking deck and 10 floors of office
above. The building will basically occupy the entirety of
one of the blocks. The second block will be developed as a
park/yard space at this time with the possibility of a
second office building being built on that site in the
future. The GB district has a maximum floor area ratio of
5.0, meaning that a building occupying the total site could
not exceed five stories. The applicant is requesting a
variance to allow a floor area ratio of 17. The anticipated
building will have a maximum height of 300 feet. The GB
district has no setback requirements since this development
occupies the entire block(s).
Staff is supportive of the requested variance. Large office
buildings in excess of '5 floors are not uncommon downtown.
Allowing the variance should have no impact on adjacent
properties. The I-30 right-of-way and Markham Street on-
ramp abut the site on the north and east. The HDR zoned
block between Block 15 and the on-ramp has been developed as
a parking lot to serve the River Market district. The old
Tuf-Nut building located across Commerce Street to the west
is being remodeled for a multistory, mixed use development.
A large postal facility occupies the two blocks south of
this site.
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May 24, 1999
Item No.: 12 (Cont.
The staff of the Little Rock National Airport has completed
an initial review of the project and noted that an
aeronautical study must be completed and FAA approval
granted for the height proposed.
The applicant submitted an architect's rendering showing a
modern style glass and steel structure. Staff would urge
the applicant to be sensitive to the architectural styling
prevalent in this older neighborhood and to incorporate
design elements which enhance rather than detract from the
neighboring properties and nearby River Market and MacArthur
Park neighborhoods.
C. Staff Recommendation:
Staff recommends approval of the requested floor area ratio
variance subject to compliance with the following
conditions:
1. Block 15 must be rezoned to GB.
2. Compliance with the applicable FAA regulations
3. Compliance with Public Works Comments, including any
variance of the requirements as may be granted by the
Board of Directors.
BOARD OF ADJUSTMENT:
(MAY 24, 1999)
Robert Brown was present representing the application. 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.
Mr. Brown 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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