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HomeMy WebLinkAboutZ-8688 Staff AnalysisAUGUST 29, 2011 ITEM NO.: 6 File No.: Owner: Applicant: Address: Description: Zoned: Capitol Place, LLC Preston McKay 525 W. Capitol Avenue Southeast corner of W. Capitol Avenue and Arch Street UU Variance Requested: A variance is requested from the development provisions of Section 36-342.1 to allow addition of a third story to an existing building with reduced setback. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Office Building Proposed Use of Property: Office Building with Increased Height STAFF REPORT A. Public Works Issues: No Comment B. Landscape and Buffer Issues: a. If the rehabilitation exceeds fifty percent (50%) of the replacement cost of the building the landscaping must be upgraded accordingly. b. Street trees are required per the Urban Use (UU) district standards. c. Specific trees are required to be planted along Capitol Avenue. d. Any new parking areas must be landscaped per Chapter 15, The Landscape Ordinance and comply with the City of Little Rock Buffer Ordinance. e. The City Beautiful Commission recommends and appreciates saving any/all on site existing trees. C. Staff Analysis: The UU zoned property at 525 W. Capitol Avenue is occupied by a two-story office building. The property is located at the southeast corner of W. Capitol Avenue and S. Arch Street. The existing office building occupies the entire site. Small portions of the building's first floor are located on the north and west, street fronting property lines. The majority of the building's first floor is located nine (9) feet to 25 feet back from the north property line, and nine (9) to ten (10) feet back from the AUGUST 29, 2011 ITEM NO.: 6 (CON'T. west property line. The second floor of the building is located on/along the north (Capitol Avenue) and west (S. Arch Street) property lines, extended over the indented first floor entry area along Capitol Avenue. The existing building has a height of 27 feet — 8 inches. The building is currently occupied by the Arkansas Department of Rehabilitative Services. The applicant proposes to construct a third floor/story to the existing building, as noted on the attached building elevation sketches. The proposed third level will follow the exact same footprint as the second floor. It will be located along the north (Capitol Avenue) and west (S. Arch Street) property lines. With the third story addition, the building's height will be 45 feet — 8 inches. This represents a height increase of 18 feet. The third floor addition will be constructed to match the lower floor fagade. Section 36-342.1(f)(1) of the City's Zoning Ordinance requires a 25 foot building setback along Capitol Avenue, west of Broadway and east of Scott Street. Therefore, the applicant is requesting a variance to allow the third floor addition to the existing building with a reduced setback from the north (W. Capitol Avenue) property line. Staff is supportive of the requested variance. Staff views the request as reasonable. The proposed building height will be compatible with other structures on adjacent and nearby properties which are located along Capitol Avenue, with the 25 foot setback from the roadway. The intent of the required building setback along Capitol Avenue is to maintain a visual corridor along the roadway for viewing the State Capitol building from the east. Staff feels that the proposed building height extension will not jeopardize the visual corridor, as the height of the building immediately to the east is approximately nine (9) feet higher than the proposed third floor expansion. That adjacent building is also located along the north (Capitol Avenue) property line. Additionally, there are other taller structures to the west along Capitol Avenue. Staff believes the proposed building expansion with reduced setback from Capitol Avenue will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested setback variance, subject to compliance with the Landscape and Buffer requirements as noted in paragraph B. of the staff report. BOARD OF ADJUSTMENT: (AUGUST 29, 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 5 ayes, 0 nays and 0 absent.