HomeMy WebLinkAboutZ-7266-A Staff AnalysisNovember 24, 2003
ITEM NO.: 3
File No.:
Owner:
Address:
Description:
Zoned:
Variance Requested:
Justification:
Present Use of Property:
Proposed Use of Property:
STAFF REPORT
A. Public Works Issues:
Z -7266-A
Delaware North Companies
13000 Interstate 30
Lot 2R, Siebert Addition
C-4
A variance is requested from the paving
provisions of Section 36-508 to allow a
temporary gravel parking lot.
The applicant's justification is presented in
an attached letter.
Undeveloped
Parking lot for Little Rock Expo Center
1. A special Grading Permit for Flood Hazard Areas will be required per
Sec. 8-283 prior to construction.
B. Landscape and Buffer Issues:
The northern interior island will need to be increased in area to at least
300 square feet.
A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings will be required to
help screen this development from the residential properties to the north,
east and west.
An irrigation system to water landscaped areas will be required.
Cross -ties will need to be installed to protect landscaped area from
vehicular traffic and to contain the gravel.
November 24, 2003
ITEM NO.; 3 (Cont
Prior to paving this site, it will be necessary to provide landscape plans
stamped with the seal of a Registered Landscape Architect.
C. Staff Analysis:
The C-4 zoned property at 13000 Interstate 30 is currently undeveloped
and partially tree -covered. The property is adjacent to and immediately
east of the Little Rock Expo Center. The applicant proposes to develop a
300 space parking lot on the property for additional parking for the Expo
Center. There will be a "S" shaped driveway leading from the existing
paved parking area into the new lot.
The applicant proposes to postpone the paving of the parking facility for
five (5) years, and use the area as overflow gravel parking. The applicant
has submitted a future paving plan for the property, and notes that the
area shown for future paved parking will be the boundary of the area used
for gravel parking. A new driveway from the 1-30 frontage road is
proposed, and the applicant has noted that it will be constructed with a
concrete apron as per Arkansas Highway and Transportation Department
standards.
Section 36-508 of the City's Zoning Ordinance requires that parking areas
be paved as follows:
"Every parcel of land which after the effective date of this
chapter is changed to a parking area, automobile, other
vehicle or trailer sales or storage area or automobile or
motor vehicle service station, garage or other vehicle use
area shall be paved where subject to wheeled traffic. The
minimum pavement requirement shall be one and one-half
(1 Y2) inches asphaltic concrete hot mix with a five -inch
compacted base or a double surface treatment with a five -
inch compacted base or a four -inch concrete slab and shall
have appropriate bumper guards where needed. Asphalt
roofing and by-products of its manufacture are expressly
prohibited as a base course or as surfacing material on
parking lots and/or drives."
Therefore, the applicant is requesting a variance to allow the area to be
used for gravel parking for a period of up to five (5) years.
Staff does not support the variance, as requested. Whereas staff
recognizes that there are times when events at the Expo Center
desperately need additional parking and that a new parking facility will
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November 24, 2003
ITEM NO.: 3 Cont.
provide a safer alternative for overflow parking, staff cannot support the
deferral for five (5) years. Staff could support a paving deferral for 18
months, subject to the following conditions.
1. Borders must be provided to contain the gravel and protect future
landscaped areas.
2. Compliance with the Public Works comments as noted in paragraph A.
of this report.
3. Compliance with the landscape and buffer comments as noted in
paragraph B. of this report.
4. A concrete apron must be constructed from the 1-30 frontage road to
prevent gravel from being pulled onto the street.
D. Staff Recommendations:
Staff recommends denial of the requested variance, as requested.
BOARD OF ADJUSTMENT: (NOVEMBER 24, 2003)
The applicant was present. There were no objectors present.
The applicant addressed the Board and amended the application to be an
18 -month deferral of paving as recommended by staff. Staff recommended
approval of the amended application, subject to the conditions as noted in
paragraph C. of the staff report.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 4 ayes, 0 nays and 1 absent.
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