HomeMy WebLinkAboutZ-8106 Staff AnalysisSeptember 25, 2006
ITEM NO.: 4
File No.: Z-8106
Owner: Arkansas Blue Cross and Blue Shield
Applicant: Digital Endeavors, Inc., Phillip McColey
Address: Southwest Corner of West 7t" and State Streets
Description: Lots 1-3 and 10-12, Block 227, Original City of Little Rock
Zoned: UU
Variance Requested: A variance is requested from the development provisions
of Section 36-342.1 to allow a parking lot to be located between a building and a
street.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Parking Lot
Proposed Use of Property
STAFF REPORT
A. Public Works Issues:
New Office/Warehouse Building With Parking
1. At time of construction, repair or replace any curb and gutter or
sidewalk that is damaged in the public right-of-way prior to
occupancy.
2. At time of construction, a 20 foot radial dedication of right-of-way is
required at the intersection of Izard and 7t" Street.
B. Landscape and Buffer Issues:
The zoning ordinance requires planting street trees along State Street,
7t" Street, and Izard Street.
The landscape ordinance stipulates that interior islands must be a
minimum of 7 1/2 feet in width to qualify for interior landscaping credit.
SEPTEMBER 25, 2006
ITEM NO.: 4 (CON'T.
The minimum nine foot wide perimeter landscape is currently not being
met along the northern, southern, and western perimeters of the site;
however, the additional space needed can easily be obtained by simply
reducing the parking aisle widths to twenty feet. Otherwise, a variance
from the City Beautiful Commission must be obtained.
The zoning buffer ordinance requires an average of eighteen foot (18')
wide street buffer and in no case less than half. Currently, the site is
not meeting this minimum requirement; however, this area can easily be
obtained by simply decreasing the parking lot maneuvering area to
twenty feet (20'). Easements cannot count toward this requirement.
The zoning buffer ordinance requires an average nine foot (9') wide
street buffer along West 71h Street. Currently, the site is not meeting
this minimum requirement; however, this area can easily be obtained by
simply decreasing the parking lot maneuvering area to twenty feet (20').
Easements cannot count toward this requirement.
An automatic irrigation system is required for all new landscaped areas.
The landscape ordinance requires a minimum of three foot (3'-0")
landscaped area to be located between the parking and the building.
C. Staff Analvsis:
The UU zoned property at the southwest corner of West 7th and State
Streets is occupied by a paved parking area. The property includes the
entire half block along the south side of West 7th Street, between State
and Izard Streets. The paved parking lot encompasses the entire half
block. The parking area is fenced and is currently being used as
temporary parking for Arkansas Children's Hospital.
The applicant, Southern Reprographics, is proposing to construct a
20,000 square foot office/warehouse building within the east half of the
half block, as noted on the attached site plan. The building will be
constructed to the north, east and south property lines. The parking
area within the west half of the property will be reconstructed to include
landscaped areas and an entry drive from Izard Street at the southwest
corner of the property.
The applicant is requesting one (1) variance from the UU zoning district
requirements with the proposed development. Section 36-342.1( c)
(10)b. of the City's Zoning Ordinance requires surface parking lots to be
located behind or adjacent to a structure, never between the building
and abutting street. Therefore, the applicant is requesting a variance to
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SEPTEMBER 25, 2006
ITEM NO.: 4 (CON'T.
allow the new building with paved parking between the building and
Izard Street. The applicant has noted that the development will comply
with all other UU ordinance requirements.
Staff is supportive of the requested variance. Staff views the requested
variance as very minor in nature. The applicant is proposing to construct
a building over an existing parking lot. The paved parking area proposed
to serve the new building is currently a surface parking area. The new
development will eliminate a portion of a nonconforming surface parking
lot in the UU district. Staff believes the new development will have no
adverse impact on the adjacent properties or the general area.
D. Staff Recommendation:
Staff recommends approval of the requested UU district variance,
subject to the following conditions:
1. Compliance with the Public Works and Landscape/Buffer
requirements as noted in paragraphs A and B of the staff report.
2. Compliance with all other Urban Use District development
requirements.
BOARD OF ADJUSTMENT: (SEPTEMBER 25, 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.
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