HomeMy WebLinkAboutboa_10 30 2006LITTLE ROCK BOARD OF ADJUSTMENT
SUMMARY OF MINUTES
OCTOBER 30, 2006
2:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present being four (4) in number.
II. Approval of the Minutes of the Previous Meetings
The Minutes of the September 25, 2006 meeting were
approved as mailed by unanimous vote.
III. Members Present: Andrew Francis, Chairman
Terry Burruss, Vice Chairman
Fletcher Hanson
David Wilbourn
Open Position
Members Absent: None
City Attorney Present: Debra Weldon
LITTLE ROCK BOARD OF ADJUSTMENT
AGENDA
I. OLD BUSINESS:
ITEM NO.:
A.
H. NEW BUSINESS:
ITEM NO.:
1.
2.
3.
4.
5.
OCTOBER 30, 2006
2:00 P.M.
FILE NO.: LOCATION:
Z-8073 17 Beauregard Drive
FILE NO.: LOCATION:
Z-8119
5816 S. Country Club Blvd.
Z-8120
9 Woodstream Cove
Z-8121
6201 W. Markham Street
Z-8122
700 S. Louisiana Street
2007 Board of Adjustment Calendar
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OCTOBER 30, 2006
ITEM NO.: A
File No.: Z-8073
Owner: Jimmy and Shirley Talley
Applicant: Jimmy Talley
Address: 17 Beauregard Drive
Description: Lot 20, Hermitage Home Sites Addition
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of Section
36-254 and the building line provisions of Section 31-12 to allow a carport addition with
a reduced front setback and which crosses a platted building line.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
STAFF REPORT
A. Public Works Issues:
No Comments
B. Staff Analysis:
The R-2 zoned property at 17 Beauregard Drive is occupied by a one-story
brick and frame single family residence. There is a two -car wide driveway
from Beauregard Drive which serves as access. There is a metal carport
structure which was recently constructed over a portion of the driveway. This
single family lot contains a 25 foot front platted building line.
The new carport structure is attached to the house and is approximately 18'-7"
by 20 feet in size. The carport structure is unenclosed and painted to match
the residence. The carport is located approximately 7.5 feet from the front
(west) property line, extending across the front platted building line by 17.5
feet.
l
OCTOBER 30, 2006
ITEM NO.: A (CON'T.)
Section 36-254(d)(1) of the City's Zoning Ordinance requires minimum front
setback of 25 feet for R-2 zoned lots. Section 31-12( c) of the Subdivision
Ordinance requires that building line encroachments be reviewed and
approved by the Board of Adjustment. Therefore, the applicant is requesting
variances from these ordinance standards to allow the carport addition with a
reduced front setback and to cross the front platted building line.
Staff is not supportive of the requested variances. Upon surveying the
neighborhood staff did find one (1) similar carport structure at 5 Beauregard
Drive. However, staff noticed no other similar encroachments in this
neighborhood. Therefore, staff feels that the requested carport addition with
encroachment into the front setback is out of character with the neighborhood.
Staff believes the carport structure has an adverse visual impact on the
adjacent properties along Beaurgard Drive which have a uniform setback from
the street.
If the Board approves the building line variance, the applicant will have to
complete a one -lot replat reflecting the change in the platted front building line for
the carport addition. The applicant should review the filing procedure with the
Circuit Clerk's office to determine if the replat requires a revised Bill of
Assurance.
C. Staff Recommendation:
Staff recommends denial of the requested variances associated with the
carport addition.
BOARD OF ADJUSTMENT:
(JULY 31, 2006)
Staff informed the Board that the applicant requested the application be deferred to the
August 28, 2006 Agenda. Staff supported the deferral request.
The item was placed on the Consent Agenda and deferred by a vote of 3 ayes, 0 nays,
1 absent and 1 open position.
BOARD OF ADJUSTMENT:
(AUGUST 28, 2006)
Jimmy Talley was present, representing the application. There were no objectors
present. Staff presented the application with a recommendation of denial.
Jimmy Talley addressed the Board in support of the application. He presented photos
of other properties to the Board. He read his cover letter to the Board.
2
OCTOBER 30, 2006
ITEM NO.: A (CON'T.)
Chairman Francis noted concern that this type of carport structure tends to have an
adverse visual impact on a neighborhood.
Vice -Chairman Burruss discussed the width of the lot. He noted the width would allow a
driveway on the north side of the house with the carport at the rear of the structure. The
issue was briefly discussed. Mr. Talley explained that he could not move the carport
structure to the rear of the house due to utility line locations. There was additional
discussion related to other options for the location of the carport.
In response to a question from the Board, Staff noted that the front property line was
approximately 11 feet back from the street curb. Staff explained that the existing side
setback on the north side of the house is 20 feet, and if the carport was moved to that
side it would have a zero (0) setback.
Mr. Talley noted that none of the neighbors opposed the carport structure. There was
additional discussion of the setback issue. Chairman Francis noted that the application
could be deferred if Mr. Talley needed time to explore other options. Mr. Talley noted
that he would like to defer the application to the October 30, 2006 Agenda.
A motion was made to defer the application to the October 30, 2006 Agenda. The
motion passed by a vote of 4 ayes, 0 nays and 1 open position. The application was
deferred.
BOARD OF ADJUSTMENT:
(OCTOBER 30, 2006)
Jimmy Talley and Floyd Moncrief were present, representing the application. There
were no objectors present. Staff presented the application with a recommendation of
denial.
Jimmy Talley addressed the Board in support of the application. He discussed the
structure's setback from the street. He asked how much of the structure would have to
be removed in order for the Board to approve a front setback variance. He explained
that there were power and sewer lines which prohibited the carport from being moved to
the rear of the house.
Floyd Moncrief, Mr. Talley's contractor, addressed the Board in support. He noted that
the Bill of Assurance for the neighborhood had expired. This issue was briefly
discussed.
Vice -Chairman Burruss asked if screening on the north side of the structure could be
done to soften the visual impact of the structure on adjacent property. This issue was
discussed.
3
OCTOBER 30, 2006
ITEM NO.: A (CON'T.
There was additional discussion of the front setback issue. Chairman Francis explained
that he could not support the variance. Staff noted that the carport structure is out of
character with the neighborhood.
Mr. Talley noted that he would comply with any conditions the Board placed on the
application. Mr. Moncrief asked if a petition of support from the neighborhood would
help. Chairman Francis explained that it probably would not.
Fletcher Hanson asked if a building permit was required and obtained for the carport
construction. Staff noted that a building permit was required, but not obtained. There
was additional discussion of this issue.
Vice -Chairman Burruss asked if the carport structure was pre -fabricated. Mr. Moncrief
explained that the structure was custom built to size and assembled on the property.
Vice -Chairman Burruss explained that the issues associated with the power and sewer
lines could be worked out.
There was a discussion of moving the carport structure to the north side of the house
with a covered walkway in front of the house. Staff noted that the minimum side
setback for this lot is eight (8) feet. Mr. Moncrief expressed concern with the sewer line
on the side of the house.
Chairman Francis explained that if this application were denied, the applicant could file
an application to move the carport to the side of the house. Mr. Moncrief asked if there
would be a time limit on removing the structure if the application were denied. Staff
noted that the structure would need to be removed within 30 days.
There was a motion to approve the application, as filed. The motion failed by a vote of
0 ayes, 4 nays and 1 open position. The application was denied.
2
We, Jimmy R. Talley and Shirley A. Talley, do request a variance from the
requirements of the zoning ordinance. This is needed for the following reasons: We
needed more space in our home, and our carport area was enclosed for additional
space. The carport area served as protective shelter for 32 years from inclement
weather, for not only our vehicles, but also members of our family, going and
coining. We needed another covering for the same purpose in years to come. The
carport that has been extended from the house was installed properly by the
contractor. Two other houses in the community have the same type carport, which
in fact was installed several years ago. Our contractor was responsible for all
permits and meeting all codes set by the city of Little stock. We have spent
$30,000.00 on our home. We have always tried to keep our home as beautiful as
possible from the outside. The carport has richly beautified our home as well as
served us for the same reason it was installed. We ask you to please grant our
request.
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Jimmy and Shirle alley
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OCTOBER 30, 2006
ITEM NO.: 1
File No.: Z-8119
Owner: Harvey Wilson and Kelly McConnell
Applicant: Bill Bosley
Address: 5816 S. Country Club Blvd.
Description: Lot 81, Forest Heights Place Addition
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of Section
36-254 and the building line provisions of Section 31-12 to allow a porch addition with a
reduced front setback and which crosses a front platted building line.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Single Family Residential
Proposed Use of Property:
STAFF REPORT
A. Public Works Issues:
No Comments
B. Staff Analysis:
Single Family Residential
The R-2 zoned property at 5816 S. Country Club Blvd. is occupied by a one-
story frame single family residence. There is a one -car wide driveway at the
southwest corner of the property, running along the west side of the house.
The driveway leads to a one-story carport at the northwest corner of the
property. There is a small uncovered porch at the southwest corner of the
residential structure. The residential lot contains a 25 foot front platted building
line.
OCTOBER 30, 2006
ITEM NO.: 1 (CON'T.)
The applicant proposes to remove the existing front porch and construct a
new 10 foot by 28 foot porch, as noted on the attached site plan. The new
porch addition will be covered and unenclosed. The porch will be three (3) to
four (4) feet above grade and will have five (5) steps on the front of the porch
structure. The main porch structure will be located 19 feet back from the front
(south) property line. There will be a front setback of approximately 15 feet to
the first step.
Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front
setback of 25 feet for this R-2 zoned lot. Section 31-12(c ) of the subdivision
ordinance requires that encroachments across platted building lines be
reviewed and approved by the Board of Adjustment. Therefore, the applicant
is requesting variances to allow the new front porch with a reduced front
setback and which crosses the front platted building line.
Staff is supportive of the requested variances. Although staff observed few
similar front encroachments in this area, the requested variances are very
minor in nature. The fact that the porch addition will be unenclosed will lessen
any possible visual impact on the adjacent properties. Staff believes the
proposed porch addition will not be out of character with the neighborhood and
will add to the street appeal of the residence. Staff feels the proposed front
encroachment will have no adverse impact on the adjacent properties or the
general area.
If the board approves the building line variance, the applicant will have to
complete a one -lot replat reflecting the change in the platted front building line
for the new porch/step structure. The applicant should review the filing
procedure with the Circuit Clerk's office to determine if the replat requires a
revised Bill of Assurance.
C. Staff Recommendation:
Staff recommends approval of the requested front setback and building line
variances, subject to the following conditions:
1. Completion of a one -lot replat reflecting the change in the front
platted building line as approved by the Board.
2. The porch structure must remain unenclosed.
3. The steps must remain uncovered and unenclosed.
2
OCTOBER 30, 2006
ITEM NO.: 1 (CON'T.)
BOARD OF ADJUSTMENT:
(OCTOBER 30, 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.
3
CONSTRUCTION, INC.
September 11, 2006
Bosley Construction Inc. petitions the Board of Adjustments for the City of Little Rock on behalf
of Felly McConnell and Bill Wilson, homeowners of 5516 S. Country Club, for a variance to add
a front porch on that residence. At present, the front stoop is small and uncovered. The
design of the new porch will provide coverage for the homeowners and their guests during
inclement weather, and a charming architectural element year-round. The physical appearance
of the home will be greatly enhanced by this aesthetically pleasing addition, which is also in
keeping with the historical atmosphere of this 1940's home and the heights neighborhood.
Your consideration of this request would be appreciated.
G.L. "Bill" Bosley, President
Bosley Construction Inc.
femNMB be, Phone: (501) 225-2729 4 Fax: (501) 225-8094 HOME
9107 North Rodney Parham #12, Little Rock, Arkansas 72205 BUILDERS-
OCTOBER 30, 2006
ITEM NO.: 2
File No.: Z-8120
Owner: Bret Franks Construction, Inc.
Applicant: Bret Franks
Address: 9 Woodstream Cove
Description: Lot 89, Block 2, Woodland's Edge Addition
Zoned: R-2
Variance Requested: A variance is requested from the area provisions of Section 36-
156 to allow an accessory building with a reduced front setback.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Single Family Residence under construction
Proposed Use of Property: Single Family Residential
STAFF REPORT
A. Public Works Issues:
No Comments
B. Staff Analysis:
The R-2 zoned property at 9 Woodstream Cove is occupied by a two-story
single family residence which is currently under construction. The structure is
in the framing stage of construction. There will be a two -car wide driveway
from Woodstream Cove near the center of the property. The lot is relatively
flat, with a short retaining wall along the south (side) property line as the
property to the south is three (3) to four (4) feet higher in grade.
In conjunction with the new house construction, the applicant proposes to
construct a 12.8 foot by 22.8 foot accessory garage in front of the residence,
as noted on the attached site plan. The proposed garage will be one-story in
OCTOBER 30, 2006
ITEM NO.: 2 (CON'T.)
height and constructed to match the single family residence. The garage will
be located 25 feet back from the front property line and behind the 25 foot front
platted building line. The garage will also be located 9 feet from the principal
single family residence.
Section 36-156(a)(2)(c) of the City's Zoning Ordinance requires a minimum
front setback of 60 feet for accessory buildings in R-2 zoning. Therefore, the
applicant is requesting a variance to allow a reduced front setback (25 feet) for
the proposed accessory garage structure. The garage will comply with all
other minimum required setbacks.
Staff is supportive of the requested variance. Staff views the request as
relatively minor. If the proposed garage structure were attached to the
principal structure by way of an enclosed connection, no variances would be
needed. The garage will have the appearance of being part of the main
structure as viewed from the front of the property. Staff believes the proposed
garage structure will have no negative visual impact on the adjacent
properties, and have no adverse impact on the general area. The Woodland's
Edge Community Association (Architectural Control Committee) has reviewed
the proposed garage construction and supports the proposal, as noted in an
attached letter.
C. Staff Recommendation:
Staff recommends approval of the requested front setback variance, subject to
the garage structure being constructed to match the principal structure.
BOARD OF ADJUSTMENT:
(OCTOBER 30, 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.
2
bret00,
franks
construction inc.�`
September 21, 2006
RE: Variance Request; 9 Woodstream Cove, Little Rock, AR 72211
Bret Franks Construction, Inc. is proposing to build a residence including a 2 %2 stall attached
garage and a detached single stall garage as shown on the attached survey and plot plan prepared
by Marlar Engineering Co., Inc. dated August 10, 2006. The home will be constructed on Lot
89, Block 2 of the Woodlands Edge Subdivision also known as 9 Woodstream Cove, Little Rock,
AR 72211. We respectfully request approval of a variance from the area provisions of Section
36-156 of the Little Rock Code of Ordinances to permit an accessory building with a reduced
front setback which is described in detail below.
The subject home is a custom home being constructed for a multi -generational family. An
exhaustive search was performed to find a home plan with the necessary garage space and
practical floor plan to meet the needs of this family. The future homeowners consist of three
generations and have chosen this plan to fit their needs which include four adult drivers. This
determined the need for a minimum of a 3 %2 car garage which allows vehicles to remain off of
the street as well as provide storage for lawn and sports equipment to remain enclosed and out of
sight.
Due to the configuration of the lot which is rather shallow and narrows at the rear, there is not
enough buildable space to accommodate a typical three -car garage on one side of the home.
Also, a three -car attached garage to one side of the home often appears disproportionate to the
main residence where this plan resolves that issue by providing a balanced appearance from the
front of the home. Furthermore, the detached garage is proposed to be constructed using the
same exterior elements of the main structure, including brick veneer with a vinyl soffit and fascia
as well as architectural roof shingles. This can be visualized by reviewing the attached elevation
rendering which gives the appearance of the single garage being attached to the home. Lastly, the
detached garage structure allows for a courtyard setting between the garage and the main
residence which will be landscaped and aesthetically pleasing when viewed from both the home
and the road.
Finally, the proposed residence including the detached garage has been approved by the
Woodlands Edge Architectural Control Committee which can be seen from the attached letter
dated September 7, 2006, from Ronald C. Tyne, Chairman.
Thank you for your consideration of our proposal and application.
Regards,
Bret Franks
President, Bret Franks Construction, Inc.
Soutkmlift 2905 Woodsgate Drive • Little Rock, Arkansas 72211 { N
fn -0T FtEm Phone 501.680.1238 • Fax 501.217.0111 MUMUDDER
Woodlands' W2
el
COMMUNITY ASSOCIATION, INC.
September 26, 2006
City of Little Rock
Department of Planning & Development
Re: Variance Request
Lot 89, Block 2 Woodlands Edge (#9 Woodstream Cove)
To Whom It May Concern:
We have reviewed the proposed construction by Bret Franks Construction,
Inc. on the above referenced lot. We are aware of the detached garage located on
the front of the lot, and we support this proposal. This condition is similar to at
least one other detached garage approved and built in Woodlands Edge. The
builder and buyer understand that the detached garage can only be used for
storage of vehicles and other uses consistent with a typical garage.
Please let me know if you have any questions.
Sincerely,
WOO LANDS EDGE COMMUNITY
on ald C. Ty e, Ch firman
Architectural ont 1 Committee
ASSOCIATION, INC.
2024 Arkansas Valley Drive, Suite 408 • Little Rock, Arkansas 72212
Phone: 501-954-9816 • Fax: 501-954-9839
OCTOBER 30, 2006
ITEM NO.: 3
File No.: Z-8121
Owner: J.C. Hallsell
Applicant: Ben Holliday, Clayton Signs
Address: 6201 W. Markham Street
Description: Lot 2, Ruebel's Second Subdivision
Zoned: C-3
Variance Requested: A variance is requested from the sign provisions of Section 36-
557 to allow wall signs without public street frontage.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Vacant Commercial Building
Proposed Use of Property: Restaurant
STAFF REPORT
A. Public Works Issues:
No Comments
B. Staff Analysis:
The C-3 zoned property at 6201 W. Markham Street is occupied by a one story
commercial building within the south half of the property. There are two (2)
driveways from West Markham Street which serve as access. There is paved
parking and drives on all sides of the building. The property is located within
the City's Midtown Overlay District.
The property owner is planning to remove the existing commercial building from
the property and construct a new Chick-Fil-A restaurant. The new restaurant
building will be located within the north half of the property with one (1) entry
OCTOBER 30, 2006
ITEM NO.: 3 (CON'T.)
drive at the northeast corner of the property. Paved parking will be located
along the east, west and south sides of the proposed building.
With the proposed restaurant development, one (1) main ground -mounted sign
(106 square feet) will be located within a landscaped area along the front
(north) property line. There will be three (3) 33.68 square foot wall signs on the
building. These wall signs will be located on the north, east and west sides of
the building, as noted on the attached site plan. There will also be a 72 square
foot wall sign at the northwest corner of the building, along the top band of the
building. This sign is located on the north side of the building, wrapping around
to a portion of the west facade.
Section 36-557(a) of the City's Zoning Ordinance requires that all on -premise
wall signs face required street frontage, except in complexes where a sign
without street frontage would be the only means of identification. Therefore,
the applicant is requesting a variance to allow the 33.68 square foot wall signs
on the east and west building facades, and the portion of the 72 square foot
wall sign located on the west fagade.
Staff is supportive of the requested variance. Staff feels the request is
reasonable. The proposed wall signs are relatively small in scale as compared to
the overall building facades. This type of signage is not out of character with wall
signage on fast food restaurants throughout the City of Little Rock. Staff believes
the signage will have no adverse impact on the adjacent properties or the overall
Midtown Overlay District.
In reviewing the signage plan for the property, staff did notice two (2) possible
parking issues which will require variances from the Midtown Overlay District
regulations, based on the site plan submitted for the sign variance. Staff has
notified the developer, through the sign company, of the parking issues.
C. Staff Recommendation:
Staff recommends approval of the requested sign variance, subject to the site
development complying with the Midtown Overlay District regulations.
BOARD OF ADJUSTMENT:
(OCTOBER 30, 2006)
Ben Holliday was present, representing the application. There were no objectors
present. Staff presented the application with a recommendation of approval. Staff
added the following condition to the "staff recommendation":
• No sign permits will be issued until after a building permit is issued for
the new building construction.
2
OCTOBER 30, 2006
ITEM NO.: 3 ICON'T.
Craig Berry addressed the Board with respect to the Midtown Overlay District
Ordinance. He noted that there could be some activities in the future which could
jeopardize the redevelopment of the University Mall property. He expressed
concern with properties being redeveloped prior to a redevelopment plan for the mall
site. He explained that his presence at the meeting was to raise the consciousness
of the Midtown Overlay District Ordinance.
There was a motion to approve the application as recommended by staff, with the
additional condition as noted above. The motion passed by a vote of 4 ayes, 0 nays
and 1 open position. The application was approved.
.Butte 19965
09-14-06
City of Little Rock, AR.
723 West Markham St.
Little Rock, AR 72201
501-371-4792
Re: Chick-fil-A @ Little Rock, AR.
Dear Sirs,
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Chick-fil-A is requesting a variance to increase the number of wall signs on the building
that is proposed for 6201 W. Markham St. The site is allowed only one wall sign per
codes but we are requesting an increase in the number of signs from one wall sign to
four wall signs.
Visible signage is extremely important to Chick-fil-A. A large portion of Chick-fil-A
business is spur of the moment customers who see the signage and decide to give
business to the restaurant they are able to see. With a large amount of traffic from
surrounding shopping centers and businesses Chick-fil-A especially needs to be visible
to the potential customers in the area. We propose that that not having wall signs facing
each direction would put them at a major disadvantage for the following reasons:
Due to the shape of the lot the building is set back from the road and is secluded
from surrounding roads and businesses by trees along the property line of each
side of the property. Extra signage will increase visibility and insure the success
of the business.
This architecture of the building would not look appropriate without signage on
the walls of the building where the signage is located. The building is designed
with certain architectural features which would look incomplete without a sign at
that location on the wall.
D E S I G N M A N U F A C T U R E A I N S T A L L
..7U2CE 1965
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We assert that the addition of the signs would not put the community at any detriment for
the following reason:
The signage is still well within the normal area requirements for signage mounted
on a wall which is 10% of the wall it is affixed to. 10% of the front elevation is
105 s.f. and only 33.68 s.f. of signage is requested. 10% of the main entry
elevation is 258 s.f. and only 105.68 s.f. is requested. 10% of the drive-thru
elevation is 258 s.f. and only 33.68 is requested.
The signage is attractive and architecturally compliments the building. It also
enhances the general signage scheme in the area. The signage is not only there
for advertising and location purposes but it is an architectural embellishment of
the building.
Only three of the four proposed signage are internally -illuminated. The sign that
reads "The Original Chickens Sandwich" is illuminated by spot lights located on
the canopy shining up at the sign.
By allowing Chick-fil-A adequate visibility of their signage this will ensure the success of
the restaurant and Chick-fil-A will be a beneficial successful addition to your community.
Thank you in advance for your consideration of this matter.
Sincerely
Be 5iCdayy
Clayton Signs Inc.
Vice President
D E S I G N m M A N U F A C T U R E z I N S T A L L
OCTOBER 30, 2006
ITEM NO.: 4
File No.: Z-8122
Owner: John R. Holder
Applicant: E. Michael Theodore, REL Design, Inc.
Address: 700 S. Louisiana Street
Description: Lots 7-12, Block 87, Original City of Little Rock
Zoned: UU
Variance Requested: Variances are requested from the development provisions of
Section 36-342.1 to allow placement of mechanical systems and less than 60 percent
transparent/window display.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Vacant Office/Library Building
Proposed Use of Property: Office/Data Center
STAFF REPORT
A. Public Works Issues:
1. At time building permit is issued, portions of the curb on 7th Street which
are broken should be replaced.
2. At the time building permit is issued, the access ramp on the intersection
of 8th and Louisiana Streets which is damaged should be repaired.
3. At the time building permit is issued, access ramps should be installed on
the north and south ends of the alley.
B. Landscape and Buffer Issues:
Street trees will be required as per ordinance standards. Contact Christy
Marvel at 371-4864 for details.
OCTOBER 30, 2006
ITEM NO.: 4 (CON'T.)
C. Staff Analysis:
The UU zoned property at 700 S. Louisiana Street is occupied by a two-story
commercial building which previously housed the main Central Arkansas
Library facility. The property is comprised of the entire half block on the west
side of S. Louisiana Street, between West 7t" and West 81" Streets.. The
building occupies the south three-quarters of the site, with a courtyard area at
the north end of the building. There is a paved alley along the west property
line, with a small area of parking on the west side of the courtyard. There are
loading dock doors at the northwest corner (north side) of the building.
Entergy Services, Inc. has entered into a contract to purchase the property at
700 S. Louisiana Street, and has developed preliminary plans to fully renovate
the property for use as a corporate data center. Tier III design criteria is
planned for the structural, electrical and mechanical systems. With request to
the electrical and mechanical systems, there will be two (2) main power feeds
with two (2) back-up generators and two (2) cooling towers to support the
redundant HVAC systems. The generators and cooling towers are proposed to
be located within the courtyard area at the north end of the building, as noted
on the attached site plan. There will be a 10 foot high masonry wall
constructed around the perimeter of the courtyard area to screen the proposed
equipment. The applicant notes that this equipment cannot be located within
the building based on the space required for remaining electrical and
mechanical equipment, the data center computer systems and support
personnel.
The applicant also notes that with renovation of the building, a section of the
first floor high-level windows at the north end of the building (east side) will be
removed and replaced with masonry. The balance of the existing windows
along the West 8t" and S. Louisiana Street sides of the building will be replaced
with enhanced strength glass. With the proposed changes, the percentage of
window surface area along the east and south building side (street -facing) will
be reduced from 30 percent to 22 percent.
Section 36-342.1(c )(2) of the City's Zoning Ordinance (UU district design
criteria) requires that ground -mounted mechanical systems be located adjacent
to alleys, if alleys are present. Mechanical systems are also required to be
oriented away from a primary street side of the property and screened from the
public right-of-way. Section 36-342.1(c )(8) requires that the ground level (street
fronting) floors of non residential structures have a minimum surface area of sixty
(6) percent transparent or window display. Therefore, the applicant is requesting
variances from these ordinance standards in conjunction with renovation of the
building for Entergy's Corporate Data Center.
PA
OCTOBER 30, 2006
ITEM NO.: 4 (CON'T.)
Staff is supportive of the requested variances. Staff views the request as
reasonable. The proposed renovations to the property are required to achieve
the Tier III design for the data center, providing redundancy for critical systems
and structural integrity to minimize the affects of adverse weather conditions. As
noted earlier, the equipment within the existing courtyard area will be screened
from public view by a ten (10) foot high masonry wall. The proposed percentage
of window area along the south and east building sides will not be out of
character with other buildings in this immediate area. Staff believes the
proposed variances will have no adverse impact on the adjacent properties or the
general area.
D. Staff Recommendation:
Staff recommends approval of the requested UU Zoning District variances,
subject to compliance with the Public Works and Landscape and Buffer
requirements as noted in paragraphs A and B of the staff report.
BOARD OF ADJUSTMENT:
(OCTOBER 30, 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.
City of Little Rock
Department of Planning and Development
723 West Markham
Little Rock, Arkansas 72201
19482a
Re: Application for a Non -Residential Zoning Variance
l
l 2- 2-
-��Z_ 311
90) 666-9200 ® Fax (6
Entergy Services, Inc. has entered into an Agreement of Sale to acquire the property at
700 South Louisiana St. contingent upon a Due Diligence review. The building and
associated site is currently unoccupied having been previously used as the Main Library
and subsequently purchased and partially renovated. Its' location is in the UU Urban
Use District.
Entergy has developed preliminary plans to fully renovate this facility for use as a
Corporate Data Center.
In order to establish and maintain the appropriate level of reliability, a Tier ill Design
Criteria has been adopted for the structural, electrical and mechanical systems.
Essentially, Tier III reliability design criteria requires N + 1 redundancy for critical
systems and structural integrity to minimize the affects of adverse weather conditions.
Relative to the electrical and mechanical systems, two main power feeds with two back-
up generators of 2.5 Megawatts each and two cooling towers to support the redundant
HVAC systems are required. These pieces of equipment are planned to be located in
the rear courtyard of the site and screened with a full perimeter ten -foot high masonry
wall as depicted on the site plan submitted for review. These systems cannot be
located inside the building based on the space required for the remaining electrical and
mechanical equipment, the actual Data Center Computer systems and support
personnel.
REL Design, Inc., Architec._ & Eng
peers, Valley Forge, Pennsy)v wnia
In order to improve the structure for resistance to storm effects, a section of the existing
first floor high-level windows at the rear portion of the building will be removed and
replaced with masonry. This is only in the areas where the redundant systems are
located. The balance of the existing window systems facing East 8th St. and Louisiana
St. will be replaced with enhanced strength glass.
A review of these plans relative to the UU Zoning Code indicates that variances are
required relative to the following sections:
Sec. 36-342.1 (c)(2) "Ground mounted mechanical systems shall be placed adjacent to
alleys if alleys are available". As shown on the proposed site plan, the various pieces of
equipment, transformers, generators and cooling towers are located to facilitate
servicing by keeping the entrance from the alley accessible. In addition there is not
enough room to position these items "adjacent to the alley". Appropriate screening will
be provided as called for by code, see attached plan drawing.
Sec. 36-342.1 (c)(8) "The ground -level (street fronting) floor of nonresidential structures
shall have a minimum surface area of sixty (60) percent transparent or window display
As described above, in order to provide for the proper level of security and weather
related damage resistance, some existing windows will be replaced and others
eliminated. The attached elevation drawing shows the proposed changes with the
percentage of windows surface area going from 30% at present to 22% with the
renovation.
It is planned that all other renovations will be in compliance with the relevant
requirements of Sec. 36-342.1 of the Zoning Ordinance for the UU Urban Use District.
The proposed renovations to the existing property located at 700 Louisiana Street in
Little Rock Arkansas will be designed to comply with the 2004 Arkansas Energy Code,
as much is technically feasible within the parameters of the existing structure.
ADOPTED: October 30, 2006
BOARD OF ADJUSTMENT
CALENDAR OF MEETING DATES
2007
FILING DATE
NOTICE DEADLINE
MEETING DATE
12-22-06
01-19-07
01-29-07
01-26-07
02-16-07
02-26-07
02-23-07
03-16-07
03-26-07
03-23-07
04-20-07
04-30-07
04-27-07
05-11-07
05-21-07
05-25-07
06-15-07
06-25-07
06-22-07
07-20-07
07-30-07
07-27-07
08-17-07
08-27-07
08-24-07
09-14-07
09-24-07
09-21-07
10-19-07
10-29-07
10-26-07
11-16-07
11-26-07
11-16-07
12-07-07
12-17-07
12-21-07
01-18-08
01-28-08
NOTE: (1)
All Board meetings to be held at 2:00 P.M. unless otherwise changed by
the Board.
(2)
Agenda meeting to be held at 1:30 P.M. in the Board Conference Room on
meeting date.
NOTICE: AN INTERPRETER WILL BE PROVIDED FOR THE HEARING IMPAIRED
UPON REQUEST. REQUEST SHOULD BE MADE TO THE DEPARTMENT
OF PLANNING AND DEVELOPMENT AT LEAST TWO WORKING DAYS
PRIOR TO THE SCHEDULED MEETING DATE.
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October 30, 2006
There being no further business before the Board, the meeting was adjourned at 2:38 p.m.
Date: t ' �� ��!/
Chairman