HomeMy WebLinkAboutZ-7944 Staff AnalysisOCTOBER 31, 2005
ITEM NO.: 7
File No.: Z-7944
Owner: Arkansas Riverview, LLC.
Applicant: Gary Clough, Taggart Architects
Address: 400 W. Markham Street
Description: Lots 4, 5 and 6, Block 99, Original City of Little Rock and the east -
west alley within Block 99, Original City of Little Rock.
Zoned: UU
Variance Requested: A variance is requested from the development provisions of
Section 36-342.1 to allow balcony additions which extend further into the public right-of-
way than permitted.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Office
Proposed Use of Property: Office and Residential
STAFF REPORT
A. Public Works Issues:
1. Obtain permits for improvements within State Highway right-of-way from
AHTD, District VI.
B. Landscape and Buffer Issues:
No Comments
C. Staff Analysis:_
The UU zoned property at 400 West Markham Street contains a multi -story
building which houses business offices, including the Bar Association. The
property is bounded by West Markham Street to the south, LaHarpe Blvd. to
OCTOBER 31, 2005
ITEM NO.: 7 (CON'T,
the north, Conway Street right-of-way to the east and a portion of the Spring
Street right-of-way to the west.
The applicant proposes to construct new balconies on the north, south and
east sides of the existing building, as noted on the attached site plan, as part
of the plan to add residential use within the building. The proposed balconies
will be located over 70 feet above the finished grade. The balconies on the
north side of the building extend five (5) feet over the LaHarpe Blvd. street
right-of-way. The balconies on the east side of the building extend three (3) to
six (6) feet over the Conway Street right-of-way.
Section 36-342.1(c )(9)c. of the City's Zoning Ordinance requires that
balconies in the UU Zoning District project no more than four (4) feet over a
public right-of-way. Therefore, the applicant is requesting a variance from this
ordinance standard to allow the balconies on the north side of the building and
the balcony on the east side (at the northeast corner of the building) to extend
more than four (4) feet over the LaHarpe Blvd. and Conway Street rights-of-
way.
Staff is supportive of the requested variance. Staff views the request as very
minor. As noted previously, the balconies will be located over 70 feet above
grade and should have no adverse impact on the LaHarpe Blvd. and Conway
Street rights-of-way. The applicant has noted that the State Highway
Commission will review the proposed balconies over LaHarpe Blvd. on
November 9, 2005 to allow "air rights" for them. The applicant must also
contact John Barr (371-4747) in the City's Public Works Department to obtain
a franchise permit for the balconies which extend over Conway Street right-of-
way.
D. Staff Recommendation:
Staff recommends approval of the requested variance associated with the
proposed balconies, subject to the following conditions:
1. Compliance with the Public Works conditions as noted in paragraph A. of
the staff report.
2. Approval from the State Highway Commission.
3. A franchise permit must be obtained for the encroachments over the
Conway Street right-of-way.
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OCTOBER 31, 2005
ITEM NO.: 7 (CON'T.)
BOARD OF ADJUSTMENT: (OCTOBER 31, 2005)
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 4 ayes, 0 nays and 1 absent.
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