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HomeMy WebLinkAboutZ-8063-A Staff AnalysisAUGUST 28, 2006 ITEM NO.: 6 File No.: Z -8063-A Owner: Joel Styles Applicant: Rajendra Patel Address: Northwest Corner of Interstate 440 and Lindsey Road Zoned: C-3 Variance Requested: A variance is requested from the height provisions of Section 36-301 to allow a new building with increased height. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Vacant Proposed Use of Property: Hotel STAFF REPORT A. Public Works Issues: No Comments B. Landscape and Buffer Issues: Site plan must comply with the cities minimal landscape and buffer ordinance requirements. The dumpster location on the site needs to be relocated to a location behind the building. This site is required a minimum average of fifty -feet of landscaped area along Lindsey Road and in no case less than half. The site appears to meet this minimum requirement. The site is also required a minimum of fifty feet of land use buffer along the western perimeter of the site. Due to the layout of the property a total of two hundred and eighty-six (286) feet from the western property line is to remain undisturbed. Any additional area that is undevelopable and can remain AUGUST 28, 2006 ITEM NO.: 6 (CON'T. undisturbed is encouraged by both the City of Little Rock and the City Beautiful Commission. Easements cannot count toward this requirement. A land use buffer of 10 feet is required along the northern and southern property lines. Seventy percent (70%) of this area should be undisturbed buffer area. The site plan appears to meet this minimum requirement. Keep in mind, no grading is to occur within this area. All interior islands must be a minimum seven and half (7 Y2) feet in width and one hundred and fifty (150) square feet in area. One (1) of the proposed islands falls below this minimum requirement. Additional interior landscaping may be required in conjunction with new proposed parking. An automatic irrigation system is required. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. C. Staff Analysis: The C-3 zoned property at the northwest corner of Interstate 440 and Lindsey Road is currently undeveloped and mostly wooded. There is a Little Rock Wastewater Utility pump station near the northeast corner of the property. There is a creek along the north boundary of the property, with Interstate 440 along the south property line. Lindsey Road runs along the east property line. The applicant proposes to develop the property by constructing a three-story hotel building within the east half of the site. A driveway from Lindsey Road will serve as access to the property. There will be a driveway canopy at the east end of the building for check in/out. Paved parking will be located at the west end of the building with a small area of handicap parking on the building's north side. The applicant proposes an overall building height of 55 feet for the hotel building. The hotel is proposed as Phase I of the property development. Future phases of development will occur on the east and west sides of the hotel building and parking. Section 36-301(d) of the City's Zoning Ordinance allows a maximum building height of 35 feet for C-3 zoning. Therefore, the applicant is requesting a 2 AUGUST 28, 2006 ITEM NO.: 6 (CON'T. variance to allow the increased height to 55 feet. The proposed building conforms to all building setback requirements. Staff is supportive of the requested height variance. Staff views the request as reasonable. The property is located at the intersection of an interstate with on/off ramps. There is a large industrial park area to the south along Lindsey Road, and the airport facilities to the north. Staff feels the increased height for the hotel building is appropriate for the area and will have no adverse impact on the adjacent properties. At the direction of Little Rock National Airport administration, the applicant has filed a permit with the Federal Aviation Administration requesting the 55 foot building height. As of this writing, the applicant is awaiting approval from the FAA. D. Staff Recommendation: Staff recommends approval of the requested height variance, subject to the following conditions: 1. The applicant must submit written approval from the Federal Aviation Administration regarding the building height, prior to the any permits being issued for development of the site (including initial grading, etc.). 2. Compliance with the Landscape and Buffer requirements, as noted in paragraph B. of the staff report. 3. The dumpster must be located in an area behind the building, and not between the building and the street. 4. All signage must conform to the City's Zoning Ordinance. BOARD OF ADJUSTMENT: (AUGUST 28, 2006) 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 open position. To: Board of Adjustment Applicant: Raj Patel Location: NW I-440 and Lindsey Road I am requesting a variance in height different from what the zoning ordinance calls for, due to the lands odd and unusual configuration. The land is a very narrow strip which at the largest width is 200 ft. The land is being development in different phases, the first phase is a hotel which is located in middle of land and width is a little more then 150ft. Therefore, limiting us structurally on what type of building we can up (please view surrey). We are appealing for 55 feet instead of 35 feet which the zoning ordinance requires. Thank You, Rajendra �atel