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HomeMy WebLinkAboutZ-7788 Staff AnalysisMarch 17, 2005 ITEM NO.: J FILE NO.: Z-7788 NAME: Best Park Commercial Surface Parking Lot — Conditional Use Permit LOCATION: SE corner 6th and Center Streets OWNER/APPLICANT: Roman Catholic Diocese of Little Rock/Best Park, LLC PROPOSAL: A conditional use permit is requested to allow for development of a commercial surface parking lot on this vacant, UU zoned property. SITE LOCATION: The property is located on the east side of Center Street, between 6th and 7th Streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: The site is located within the densely developed urban core of the City. Uses in the immediate vicinity include a variety of office, institutional and commercial uses. Other surface parking lots are located in the general area. The proposed parking lot is compatible with uses in the area. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Downtown and MacArthur Park Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The applicant proposes to develop the parking lot utilizing existing driveways onto Center, 6th and 7th Streets. The 65t space parking lot will be constructed with one-way drives and 600 angle stalls. The stall width and depth and driveway width comply with ordinance standards for 60° parking. 4. SCREENING AND BUFFERS: Compliance with the City's Landscape and Buffer Ordinances is required. Because of the reductions allowed for commercial parking lots by the Landscape Ordinance, the proposal submitted complies with ordinance requirements. March 17, 2005 ITEM NO.: J Cont. FILE NO.: Z-7788 5. PUBLIC WORKS COMMENTS: 1. Driveway on Center Street appears to create wrong -way circulation for the proposed angle parking. Driveways on 6th and 7th Streets appear to restrict maneuverability of vehicles entering the site, due to proposed channelization. Consult Traffic Division at 379-1800 for possible re -design. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. All driveways shall be concrete aprons and shall have proper radius and grade dimensions per City Ordinance. 4. Improve corner curb radius to 25 feet radius with construction, or to some other measurement, as determined by city inspector for truck maneuverability. 5. Storm water detention will not apply to the proposed development. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. CenterPoint Energy: CenterPoint Energy has a 2 -inch plastic gas main in alley running from 7th Street. Coordinate construction with CenterPoint. Southwestern Bell: No Comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the requirements for reestablishment of water service to this property. Fire Department: Approved as submitted. County Planning: No Comments. CATA: The site is located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 10, 2005) The applicant was not present. Staff presented the item and noted the Public Works, Landscape and Utility Comments. Staff stated they would work with the applicant to address any outstanding issues. 2 March 17, 2005 ITEM NO.: J Cont. FILE NO.: Z-7788 The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: The Urban Use zoned property located at the SE corner of 6th and Center Streets was formerly the site of the Downtowner Hotel. The hotel was closed as a nuisance and the structure was subsequently razed. Best Park proposes to redevelop the site as a commercial surface parking lot. The new parking lot will be paved and landscaped to comply with all ordinance requirements. The parking lot may be leased in its entirety to a single entity. Within the UU district, commercial surface parking lots are allowed only as a conditional use. Staff is supportive of the requested C.U.P. The proposed parking lot is compatible with uses and zoning in the area. The site may have a better and higher use in the future, but in its current condition it only serves to act as an unsightly attractant for loitering and debris. Lighting will consist of perimeter lighting, aimed downward and into the site. If the parking lot is used entirely by one user, signage will consist of directional/informational signs at each driveway entrance. If the parking lot is to be used by the public in general, a payment box/sign will be installed. In either case, signage should be as minimal as possible to accomplish the needed purpose. Staff met with the applicant subsequent to the Subdivision Committee meeting. It was determined that some slight modification of the plan is necessary to address the circulation concerns raised by Public Works. The applicant has agreed to make those changes. It was also determined that only the corner radius at the corner of the 7 and Center Streets needed some modification. The applicant again agreed to work with staff to address the issue. STAFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the staff report. 2. Lighting is to be aimed downward and into the site. 3. Signage is to be limited to one directional/informational sign at each entrance and, if necessary, one payment box -sign. 3 March 17, 2005 ITEM NO.: J Cont. FILE NO.: Z-7788 PLANNING COMMISSION ACTION: (MARCH 3, 2005) The applicant was not present. There were no objectors present. Staff informed the Commission that the applicant had failed to send notices as required by the bylaws. The item was placed on the Consent Agenda and approved for deferred to the March 17, 2005 Commission hearing. The vote was 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (MARCH 17, 2005) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 9 ayes, 0 noes and 2 absent. 4 SUBDIVISION COMMITTEE COMMENTS FEBRUARY 10, 2005 ITEM NO.: 8 BEST PARK COMMERCIAL SURFACE PARKING LOT C.U.P. Z-7788 Planning Staff Comments: 1. Stall width and depth comply with ordinance standard for 60' parking. 2. Submit signage plan. 3. Locate and describe site lighting. Variance/Waivers: * None requested. Public Works: 1. Driveway on Center Street appears to create wrong -way circulation for the proposed angle parking. Driveways on 6"` and 7th Streets appear to restrict maneuverability of vehicles entering the site, due to proposed channelization. Consult Traffic Division at 379-1800 for possible re -design. �,2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3., All driveways shall be concrete aprons and shall have proper radius and grade dimensions per City Ordinance. 4. Improve corner curb radius to 25 feet radius with construction, or to some other measurement, as determined by city inspector for truck maneuverability. 5. Storm water detention will not apply to the proposed development. Utilities and Fire DeWment/County Plannin Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Reliant: Centerpoint Energy has a 2 inch plastic gas main in alley running from 7th Street. Coordinate construction with Centerpoint. Southwestern Bell: Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the requirements for reestablishment of water service to this property. Fire Department: County Planning: No comments. CATH: The site is located on a CATA bus route. Planning Division: No Comments. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. MM NO.: S BEST PARK COM'NMRC1AL SURFACE PARKING LOT C.U.P. (CONT Because of the reductions allowed for commercial parking lots by the Landscape Ordinance, the proposal submitted complies with ordinance requirements. Other: Submit responses to staff issues and four (4) copies of revised site plan no later than Wednesday, February 16, 2005.