HomeMy WebLinkAboutZ-6685 Staff AnalysisJune 28, 1999
Item No.: 4
File No.: Z-6685
Owner: James Clark Wood, Jr. and
Arthur Connerly, Jr.
Address: 314 Chester Street
Description: Lots 7, 8 and 9, Block 259,
Original City
Zoned• C-4
Variance Requested: Variances are requested from the
area regulations of Section 36-302
and the parking design provisions
of Section 36-511 to permit
construction of a new building with
reduced setbacks and with parallel
parking off of the alley.
Justification: Due to the proposed building size
and the parking requirement,
variances are needed to accommodate
the development on this smaller
tract of property.
Present Use of Property: Vacant lot and old, small building
(to be removed)
Proposed Use of Pro ert : New, 6,015 sq. ft. office building
with 1,500 sq. ft. future expansion
onto 2nd floor
Staff Report:
A. Public Works Issues:
1. Eliminate driveway on West 4t' Street, or move location to
mid -point of frontage.
2. Centerline of driveway on Chester Street must be 100 feet
(min.) from West 4t' Street right-of-way.
June 28, 1999
Item No.: 4 (Cont.)
3. Parallel parking in area contiguous to alley is
acceptable.
4. A 20 feet radial dedication of right-of-way is required
at the corner of Chester and West 4t' Streets.
5. Existing corner radius is 1D feet; improve corner curb
radius to 30 feet.
6. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
7. Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.
8. Stormwater detention ordinance applies to this property.
9. A Sketch and Drainage Plan is required, per Sec. 29-
186(e).
9 -
186(e).
B. Staff Analysis:
The Arkansas Press Association proposes to construct a new
building on the C-4 zoned property located at 314 Chester
Street. The building will contain 6,105 sq. ft. on the
first floor and will be designed to accommodate an
additional 1,500 sq. ft. on a portion of the 2nd floor. The
proposed building will have a front yard setback of 73 feet,
a rear yard setback of 11.5 feet, an exterior side yard
setback of 28 feet and an interior side yard setback of 12
feet. The Code requires a front yard of 45 feet, a rear
yard of 25 feet, an exterior side yard of 45 feet and an
interior yard of 15 feet. The applicant proposes 6 parallel
parking spaces along the alley. The parking spaces are 8.5
feet wide. The Code requires the parking spaces to be 9
feet wide..
Staff is supportive of the requested setback and parking
design variances. This property, as are most in this area
of downtown, is zoned C-4, Open Display Commercial district.
This zoning classification is based on the zoning pattern
established in 1937. C-4 is not appropriate for the office
development typical for this area of downtown. C-4 has .
required building setbacks which are more appropriate for
Suburban development on larger tracts of land. The building
setbacks proposed by the applicant exceed those on most of
the properties in the area. The proposed development is
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June 28, 1999
Item No.: 4 (Cont.)
compatible with uses and development in this "edge -of -
downtown" area. The reduced setbacks for this proposed
office building should have no effect on adjacent
properties.
The 6 inch reduction in parking space width for the spaces
parallel to the alley should riot createa difficulty. The
parking spaces abut a three foot wide sidewalk adjacent to
the building and the paved, 20 foot wide alley right-of-way
on the outside. There is adequate width for the vehicles.
The Aegon Building, across the alley, has head -in parking
off of this same alley. The 20 foot alley right-of-way
should provide maneuvering area for all vehicles concerned.
Public Works comments could have an effect on the final
parking design in front of the building. Possible
relocation of the driveways could result in a loss of some
parking spaces. A 7,605 sq. ft. office use requires 19 on-
site parking spaces. The current site plan proposes 30
spaces. The loss of some parking, although not desired by
the applicant, will not affect conformance with the
ordinance requirement.
C. Staff Recommendation:
Staff recommends approval of the requested building setback
and parking design variances subject to compliance with the
following conditions:
1. Compliance with Public Works comments, including any
variance of those requirements as may be granted by the
Board of Directors.
2. Compliance with the City's Landscape and Buffer
Ordinances including any variance of those requirements
as may be granted by the City Beautiful Commission.
BOARD OF ADJUSTMENT:
(JUNE 28, 1999)
The applicant was not present. There were no objectors present.
Staff informed the Board that the applicant had requested that
the item be withdrawn in light of Public Works opposition to a
driveway on the 4t' Street frontage.
The item was placed on the consent agenda and withdrawn by a vote
of 4 ayes, 0 noes and 1 absent.
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