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HomeMy WebLinkAboutZ-8151 Staff AnalysisDECEMBER 18, 2006 ITEM NO.: File No.: Z-8151 Owner: River Market South, LLC Applicant: Tim Daters Address: Northwest Corner of East 41h and Commerce Streets Description: East 100 feet of Lots 1, 2 and 3, Block 16, Pope's Addition Zoned: UU Variance Requested: Variances are requested from the development provisions of Section 36-342.1 to allow construction of a new hotel building. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Parking Lot Proposed Use of Property: Hotel STAFF REPORT A. Public Worms Issues: 1. Bump outs or bulbs of curb with landscaping should be installed on the street along the north and south property lines typical to other parts of the downtown area. This will facilitate the movement of traffic with street parking on Commerce Street, maintain sufficient sight distance at intersection, and allow entry and exit to drop off area. Contact Bill Henry, Traffic Engineering, at 379-1816 for additional information for design of these improvements. These improvements are not required on 4th Street. 2. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 3. Obtain a franchise agreement from Public Works (John Barr, 371-4646) for any improvements such as awnings, planter boxes, landscaping, sprinklers, signage, etc. located on the right-of-way. B. Landscape and Buffer Issues: Street trees will be required as per ordinance standards. DECEMBER 18, 2006 ITEM NO.: 7 (CON'T.) _ C. Staff Analysis: The UU zoned property at the northwest corner of East 4th and Commerce Streets is occupied by a paved parking lot. The property is located in the southeast corner of the block bounded by East 3'�, East 4t'', Commerce and Rock Streets. The Tuf-Nut building is located immediately to the north, within the northeast corner of the block. The applicant proposes to construct an eight (8) story hotel building on the property, as noted on the attached site plan. The proposed building will be located on the east and south property lines. The building will contain slightly over 71,000 square feet and have an overall height of 88 feet — 6 inches to the top of parapet. A canopy is proposed on the east side of the building in conjunction with a vehicular drop-off area along Commerce Street. The canopy will extend approximately nine (9) feet into the Commerce Street right-of-way. Additionally, there will be a pool, fountain and service courtyard located on the west side of the proposed hotel building. A driveway from East 4th Street will serve the service courtyard area. The applicant is requesting three (3) variances from the UU (Urban Use) Zoning District standards in conjunction with the proposed hotel project. The first variance is from Section 36-342.1(e) of the City's Zoning Ordinance. This section allows a maximum building height of five (5) stories or 75 feet, whichever is less, in the UU zoning district. As noted previously, the proposed hotel building will be eight (8) stories and 88 feet-6 inches in height. The second variance is from Section 36-342.1(c )(5)(b). This section requires that street trees be provided along the East 4th and Commerce Street sides of the property. The trees are required to be a minimum three-inch caliper and placed 30 feet on center at least two (2) feet off the back of curbs. The applicant is requesting a variance _from -this requirement, as.no_street_trees will be provided where the vehicular drop-off area is proposed along Commerce Street. Street trees will be provided elsewhere as required by ordinance. The last variance is from Section 36-342.1(9)(b). This section requires that awnings/canopies project no more than five (5) feet from a building into a public right-of-way. As noted previously, a canopy is proposed to project nine (9) feet into the Commerce Street right-of-way over a portion of the proposed vehicular drop-off area. Staff supports the requested variances from the UU district standards. Staff views the request as reasonable and feels the proposed hotel will be a nice addition to the Downtown area. As noted in paragraph A. of the staff report, Public Works requires a minor revision to the vehicular drop-off area by providing bump outs at the north and south ends of the area. This will create a safer situation for vehicular movements within this area. With respect to the height and canopy projection variances, the proposal is consistent, with -other developments in Downtown Little Rock and will not be out of character with the area. Staff DECEMBER 18, 2006 ITEM NO.: 7 (CON'T. believes the proposed hotel building as proposed will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested variances from the UU district requirements, subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs A and B of the staff report. 2. A franchise permit must be obtained for the improvements located in the Commerce Street right-of-way. BOARD OF ADJUSTMENT: (DECEMBER 18, 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 3 ayes, 0 nays, 1 absent and 1 open position.