HomeMy WebLinkAboutZ-7341 Staff AnalysisDecember 23, 2002
ITEM NO_: 6
File No.: Z-7341
Owner: McKinnis LLC
Address: 1212 Scott Street
Description: Lots 7-10 and part of Lots 11 and 12, Block
13, Original City of Little Rock
Zoned: UU
Variance Requested: Variance are requested from the
development criteria of Section 36-342.1. to
allow the construction of a new office
building.
Justification:
Present Use of Property:
Proposed Use of Property:
STAFF REPORT
A. Public Works Issues:
No Comments.
The applicant's justification is presented in
an attached letter.
Vacant
Offices and TV production studio
B. Landscape and Buffer Issues:
Areas set aside for buffers and landscaping meet with ordinance
requirements.
Curb and gutter, or another approved border will be required to protect
landscaped areas from vehicular traffic.
A water source within seventy-five (75) feet of all landscaped areas will be
required.
The Urban Use District requires three (3) inch caliper perimeter trees thirty
(30) on center along 1-30 and Scott and East 13th Streets.
December 23, 2002
Item No.: 6 (Con
C. Staff Analysis:
The UU zoned property at 1212 Scott Street is currently undeveloped.
The north one-half of the property is grass -covered, with the south half
containing an older paved parking lot. The property is relatively free of
slope. The applicant, JM Associates, Inc., proposes to construct a new
15,000 square foot, two-story, building on the site. The building will be
occupied by offices and a TV production studio. The front of the building
will be located on the east (front) property line as required by the UU
zoning district standards. A new parking lot will be located on the south
side of the building, between the building and East 13th Street. There will
be additional parking at the rear of the building, off the existing alley.
There will be one (1) access drive from Scott Street, with the alley serving
as additional access.
The applicant is requesting two (2) variances from the City's Zoning
Ordinance for the proposed development. The first variance is from
Section 36-342.1(c)(8), which states that the ground -level (street fronting)
floor of nonresidential structures shall have a minimum surface area of
sixty (60) percent transparent or window display. The applicant is
proposing that the first floor fagade have a 38 percent coverage of window
openings. The applicant notes that the proposed percentage of window
area is based on the fact that the building will be used for office space and
TV production studio and not retail sales.
The second variance is from Section 36-342.1(c)(10)b., which states that
surface parking is to be located behind or adjacent to a structure, never
between the building and abutting street. As noted previously, a new
parking lot will be constructed between the proposed building and the
West 13th Street right-of-way to the south. The applicant notes that there
is street right-of-way on three (3) sides of the property (north, south and
east) and that the depth of the property is too narrow to provide adequate
parking behind the proposed building.
Staff is supportive of the requested variances. Staff feels that the
variances as requested are reasonable, and that the applicant is
proposing a quality development for the property. As noted previously,
the 38 percent window coverage for the front, first floor fagade is
proposed due to the fact thafthe use of the building will be office and TV
studio and not retail sales. Additionally, the shallow lot depth combined
with the fact that there is street frontage on three (3) sides of the property,
makes it virtually impossible to construct a building and provide all of the
desired parking behind the structure. Staff feels that the proposed
December 23, 2002
Item No.: 6
development will be an asset to the area and have no adverse impact on
the adjacent properties.
The Little Rock Historic District Commission reviewed and approved the
proposed development on December 5, 2002. Attached is a letter from
the Commission dated December 10, 2002 noting the conditions of their
approval.
D. Staff Recommendation:
Staff recommends approval of the requested variances subject to the
following conditions:
1. Compliance with the conditions as noted in the Little Rock Historic
District Commission letter dated December 10, 2002.
2. A franchise must be obtained as per the UU development standards
for the awnings on the front (east side) of the proposed building which
extend into the right-of-way.
3. Compliance with the Landscape and Buffer requirements as noted in
paragraph B. of the staff report.
BOARD OF ADJUSTMENT: (DECEMBER 23, 2002)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 5 ayes and 0 nays.
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