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HomeMy WebLinkAboutZ-8666 Staff AnalysisMAY 23, 2011 ITEM NO.: 6 File No.: Z-8666 Owner; Arkansas Baptist College Applicant: Robert Turner Address: 1523 Martin Luther King Drive Description: Northeast corner of Martin Luther King Drive and West 16'h Street Zoned: C-3 Variance Requested: Variances are requested from the parking provisions of Section 36- 502, the area provisions of Section 36-301, and the buffer provisions of Section 36-522 to allow a new building with reduced parking, reduced setbacks, increased height and reduced buffers. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Vacant Lot/Temporary Parking Proposed Use of Property: Community Union facility for College STAFF REPORT A. Public Works Issues: No Comments B. Landscape and Buffer Issues: 1. Site plan must comply with the City's minimal landscape and buffer minimal ordinance requirements. 2. The landscape ordinance requires a six foot nine inch (6-9") wide landscape strip between the parking area and the street. A variance from this minimal amount will require approval from the City Beautiful Commission prior to the issuance of a building permit. 3. The zoning buffer ordinance requires a six foot nine inch (6-9") wide buffers along the north, south and west property lines. 4. This site is located within the designated mature area of the city; therefore, these landscape distances have been reduced. 5. The City Beautiful Commission recommends preserving on site trees. MAY 23, 2011 ITEM NO.: 6 CON'T. 6. Any landscaping, parking, etc. that is located within the public right-of-way will require a franchise agreement with the City of Little Rock. C. Staff Analysis: The C-3 zoned property at 1523 Martin Luther King Drive is currently undeveloped. The property is located at the northeast corner of Martin Luther King Drive and West 15t" Street. The lot is partially paved and partially gravel covered. It is currently being used as temporary parking for Arkansas Baptist College. The College is proposing to construct a new "Community Union" building on the site, as noted on the attached site plan. The proposed building will be located 13.5 to 18.5 feet back from the front (west) property line and over 25 feet back from the rear (east) property line. It will be set back 2.75 to 5 feet from the north side property line and 0 feet to 2.5 feet from the south side property line. A paved driveway will be constructed at the southeast corner of the property, from West 16tn Street. It will access three (3) parking spaces on the east side of the building. The Arkansas Baptist "General Education Degree" building is located within the east end of the C-3 zoned parcel. An enclosed dumpster area will be located on the northeast corner of the building. The proposed "Community Union" building will be a multi -purpose facility for the Arkansas Baptist College campus. The building will have three (3) stories, with each level having approximately 3,700 square feet of floor area. The overall building height will be 37 feet — 8 inches. The applicant is requesting several variances for the proposed facility. The first variance is from Section 36-301(d) of the City's Zoning Ordinance. This section allows a maximum building height of 35 feet for structures in C-3 zoning. As noted above, the proposed building will be 37 feet-8 inches in height. The second variance is from the area provisions of Section 36-301(e)(1). This section requires a minimum front building setback of 25 feet. The proposed building will be located 13.5 to 18.5 feet back from the front (west) property line. The next requested variance is from the area provisions of Section 36-301(e)(2). This section requires a minimum interior side setback of 15 feet and a minimum street side setback of 25 feet. The proposed building will be located 2.75 to 5 feet back from the north side property line and 0' to 2.5 feet back from the south street side property line. The next variance is from the parking provisions of Section 36-502(b)(2)f.5. This section requires a minimum of 36 off-street parking spaces for the proposed building. As noted previously, three (3) parking spaces will be located on the east side of the proposed building. The final variance is from the buffer provisions of Section 36-522(b)(3). This section requires a minimum buffer width of 6 feet — 9 inches along the north, south MAY 23, 2011 ITEM NO.: 6 [CON'T. and west property lines. The proposed building and building sidewalk areas will encroach into the required buffer areas. Staff is supportive of the requested variances. Staff views the proposed development of this property as a quality in -fill development within the Arkansas Baptist College campus. College facilities are located within the buildings immediately north and east of the proposed building, with the main campus area located across Martin Luther King Drive to the southwest. The proposed building height and setbacks will not be out of character with other buildings in this general area. With respect to the parking variance, the proposed building will be predominately utilized by students who will park at other designated places throughout the college campus. Staff believes that the proposed "Community Union" building within this urban college setting is appropriate and will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested variances associated with construction of the new "Community Union" building, subject to the following conditions: 1. Compliance with the City's Landscape Ordinance requirements as noted in paragraph B. of the staff report. Any variances from Landscape Ordinance requirements will require City Beautiful Commission approval. 2. Any improvements within the public right-of-way will require approval of a franchise permit from the Public Works department. ------------- BOARD OF ADJUSTMENT: (MAY 23, 2011) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval, with conditions. The item was placed on the Consent Agenda and approved, as recommended by staff with a vote of 4 ayes, 0 nays and 1 absent.