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HomeMy WebLinkAboutZ-7318 Staff AnalysisDecember 23, 2002 ITEM NO.: D File No.: Owner: Address'. Description: Zoned: Variance Requested - Justification: Present Use of Property: Proposed Use of Property: STAFF REPORT A. -Public Works Issues: No Comments. B� Landscape and Buffer Issues: Z-7318 G.S.J. Properties, LLC. 521 President Clinton Avenue Southwest corner of President Clinton Avenue and Sherman Street UU A variance is requested from the height provisions of Section 36-342.1 to allow construction of a new building which exceeds the maximum height allowed. The applicant's justification is presented in an attached letter. Vacant office-wa rehouse building Mixed use building The Urban Use Zoning District requires one three-inch (3) caliper tree be planted along President Clinton Avenue and along Sherman Street for every 30 linear feet of street frontage. C. 'Staff Analysis: The property at the southwest corner of President Clinton Avenue and Sherman Street is zoned UU and contains a one-story brick office - warehouse building. There is a gravel parking area, with access from Sherman Street, along the south side of the building. The building and parking occupy approximately one-fourth of the block. December 23, 2002 Item No.- D (Co The applicants propose to remove the existing building and construct a new 14 -story building which will be called the "First Security Center". The new building will occupy the majority of this one-fourth block area, with future access to a parking deck which will be constructed on city property within the south one-�half of the block. The proposed building will be occupied by a hotel, office use and residential condominiums. Please see the attached cover letter for a more complete project summary. Section 36-342.1 (e) of the City's Zoning Ordinance allows a maximum height in the UU District of five (5) stories or 75 feet, whichever is less. An additional two (2) stories is allowed for developments which provide at least 20 percent of the gross floor area as residential use. The applicant is proposing a 14 -story building, with a maximum overall height of 190 feet. Therefore, the applicant is requesting a variance from the UU District height allowance. Staff is supportive of the variance request. Staff feels that this mixed use development will be an excellent addition to the River Market District and an asset to the Downtown area. Staff feels that the proposed building height will not be out * -of-character with the general area or have any adverse impacts. It will have"the same height as the new Acxiorn Building, located a few blocks to the south, which is nearing completion. The River Market Design Review Committee reviewed and approved the requested height variance at its November 4, 2002 meeting. The final vote was 4 ayes and 1 nay. The building facades, signage, awnings and any projections into the public right-of-way will require review and approval by the DRC at a later date. D. Staff Recommendation: Staff recommends approval of the requested height variance, subject to the following conditions: 1. The River Market Design Review Committee reviewing and approving all other applicable aspects of the building's design. 2. Compliance with the landscape requirement as noted in paragraph B. of this report. BOARD OF ADJUSTMENT: (NOVEMBER 25, 2002) The applicant was present. Staff informed the Board that the application needed to be deferred to the December 23, 2002 agenda due to the fact that two (2) of the four (4) Board members present had to abstain from voting on the issue due 2 December 23, 2002 item No.: D (Cont. to conflicts of interest, thereby resulting in no more than two (2) possible positive votes. The applicant offered no additional comments. The item was placed on the Consent Agenda and deferred to the December 23, 2002 agenda by a vote of 2 ayes, 0 nays, 1 absent and 2 abstention (Langlais and Francis). BOARD OF ADJUSTMENT: (DECEMBER 23, 2002) Jimmy Moses and Rheft Tucker were present, representing the application. There were no objectors present. Staff presented the item with a recommendation of approval, subject'to the conditions as noted in paragraph D. of the agenda report. Vice -Chairman Gray asked about the parking and timing of the development. Jimmy Moses noted that the proposed mixed use building would be constructed first. Rheft Tucker noted that the building would not be constructed if the parking deck is not constructed. Mr. Moses noted that he has worked with the City on the parking deck, and that the City had authorized an architect to proceed with the design of the parking deck. He also noted that the hotel, office and residential components of the proposed building would lease part of the parking deck. Vice -Chairman Gray expressed concern relating to the size and height of the proposed building at this location with relation to the size of the River Market District. Mr. Moses noted that it was difficult to visualize what the River Market District would become when it was created. He explained several aspects of the River Market District. He noted that Downtown Little Rock needed more residential development and that the River Market District needed more density and activity. He stated that the proposed building site is on the edge of the district boundary, and that the structure to be removed is not a historic structure. Vice -Chairman Gray asked if this project would put pressure on the River Market District to expand. Mr. Moses explained that expansion of the River Market District to the south and west was a good idea. He further discussed the River Market District. Mr. Tucker noted that the proposed structure was only 75 feet wide and would not be that massive a structure. There was further discussion relating to the size and height of the proposed building and the River Market District. KI December 23, 2002 Item Na.� D (Cont. There was a motion to approve the height variance, as recommended by staff The motion passed by a vote of 4 ayes, 0 nays and 1 abstention (Francis). 4