HomeMy WebLinkAboutZ-7131-D Staff Report
File No.: Z-7131-D
Owners: Deltic-Real Estate LLC
Applicant: Tim Daters,
White-Daters and Associates
Address: 16501 Chenal Valley Drive
Legal Description: Part of the South ½ of Section 25, T-2-N, R-14-W, Little Rock, Pulaski County
Current Zoning: MF-24
Present Use: Undeveloped
Proposed Use: Senior Living Facility
Variance(s) Requested: A variance is requested from the development provisions and the area provisions of Section 36-258 to allow a new building with increased building height.
A variance is requested from the development provisions and the area provisions of Section 36-258 to allow a structure to be located less than the required setback from
a side and rear yard property line.
Justification: The applicant’s justification is presented in the attached letter.
STAFF REPORT:
Planning and Development Civil Engineering Comments:
No comments.
Landscape and Buffer Comments:
All landscaping and buffer areas for the new development must comply with
Chapters 15 and 36 of the City of Little Rock Code of Ordinances.
Building Codes Comments:
No comments required.
Analysis:
The MF-24 zoned property located along the west side of Chenal Valley Drive is comprised of 5.70 acres and is currently undeveloped. The property is mostly tree covered and generally
slopes downward from south to north and from west to east.
The applicant proposes to construct a new senior living facility on the site as noted on the site plan. The proposed building will be centrally located on the site and with living unit
wings extending to the north and south connected by a centrally located common area structure. The proposed building will be four (4) stories in height, with a proposed building height
of fifty-seven (57) feet, as viewed from the lowest finished floor to the highest point of the building’s sloped roof. Therefore, the applicant is requesting a variance to allow the
increased building height from thirty-five (35) feet to fifty-seven (57) feet.
Section 36-258(c) allows a maximum building height of 35-feet for MF-24 zoned property. The proposed building will have a height of 57-feet as viewed from the low sides of the property.
The site plan indicates a paved access drive with parking areas circling the building with four (4) parking garages located along the west and south perimeters of the property. The
access drive connects to Chenal Valley Drive at the southeast and northwest edges of the property. The site plan indicates a proposed parking garage to be located within ten (10) feet
of the west property line and a proposed parking garage to be located within ten (10) feet south property line.
Section 36-258(d) (6) (b) allows a minimum side yard setback of fifteen (15) feet from the property line. Therefore, the applicant is requesting a variance to allow a structure to be
located ten (10) feet from a property line.
Section 36-258(d) (6) (c) allows a minimum rear yard setback of twenty-five (25) feet from the property line. Therefore, the applicant is requesting a variance to allow a structure
to be located ten (10) feet from a property line.
Staff is supportive of the requested variance. Staff views the request as reasonable, as the property is located along a collector which connects to a minor arterial to the south and
a principal arterial to the north. The property is bordered by MF-24 and PRD zonings to the west and south with PRD zoned properties to the east across Chenal Valley Drive. Staff
believes that the building height variance is appropriate and that there will be no adverse impact on the similarly developed surrounding properties.
Staff Recommendation:
Staff recommends approval of the requested building height variance, subject to the descriptions and any conditions in the “staff analysis,” and the following conditions:
A building permit being obtained for all construction.
Abide by all site development requirements for MF-24 zoned properties.
Compliance with the Landscape and Buffer requirements of Chapters 15 and 36 of the City’s code.