boa_01 25 2016LITTLE ROCK BOARD OF ADJUSTMENT
SUMMARY OF MINUTES
JANUARY 25,2016
2:00 P.M.
I.Roll Call and Finding of a Quorum
A Quorum was present being five (5)in number.
II.Approval of the Minutes of the Previous Meetings
The Minutes of the December 14,2015 meeting were
approved.
II I.Members Present:Jeff Yates,Chairman
Brad Wingfield,Vice Chairman
Rajesh Mehta
Carolyn Lindsey Polk
Robert Tucker
Members Absent:None
City Attorney Present:Debra Weldon
LITTLE ROCK BOARD OF ADJUSTMENT
AGENDA
JANUARY 25,2016
2:00 P.M.
I.OLD BUSINESS:
A.Z-3371-AAA 600 Colonel Glenn Plaza
I I.NEW BUSINESS:
1.Z-3202-F 2217 Cottondale Lane
2.Z-7538-A 500 President Clinton Avenue
3.Z-9027-A 5800 Hawthorne Road
4.Z-9098 717 N.Hughes Street
5.Z-9099 514/524 Main Street
6.Z-9100 219 E.6'"Street
7.Z-9101 4200 Fairview Road
JANUARY 25,2016
ITEM NO.:A
File No.:Z-3371-AAA
Owner:Playtime Partnership,LLC
Applicant:Mark Redden,Holloway Engineering
Address:600 Colonel Glenn Plaza Loop
Description:South end of Colonel Glenn Plaza Loop
Zoned:C-3
Variance Requested:Variances are requested from the sign provisions of Section
36-555 to allow a ground-mounted sign with increased height
and area.
Justification:The applicant's justification is presented in an attached letter.
Present Use of Property:Restaurant with inside amusement
Proposed Use of Property:Restaurant with inside amusement
STAFF REPORT
A.Public Works Issues:
No Comments
B.S~tll A
The C-3 zoned property at 600 Colonel Glenn Plaza Loop is occupied by a
Playtime Pizza facility.The property is located near the south end of Colonel
Glenn Plaza Loop,south of the Rave Theater.A two-story commercial building
housing the pizza restaurant/arcade is located within the west half of the property.
Paved parking is located on the north and east sides of the building.
On February 25,2001 the Board of Adjustment approved variances for increased
sign height and area for a subdivision sign along the east property line (l-430
frontage)of 600 Colonel Glenn Plaza Loop.The sign was approved with a
maximum height of 50 feet and an area of approximately 400 square feet.The
sign has been installed and is internally lighted.The sign is to contain the names
of businesses within the Glenn Ridge Crossing Subdivision.The sign variances
were approved with the following conditions:
1.A sign permit must be obtained for the sign.
2.There are to be no other ground-mounted signs within the Glenn Ridge
Crossing Subdivision located along l-430 frontage of the Subdivision.
JANUARY 25,2016
ITEM NO.:A CON'T.
On August 30,2010 the Board of Adjustment unanimously denied a request to
increase the height of the previously approved sign from 50 feet to 75 feet.The
sign area was to remain the same.The Planning Staff did not support the
increased height.
Section 36-555(a)(2)of the City's Zoning Ordinance allows a maximum sign height
of 36 feet and a maximum sign area of 160 square feet for signs in commercial
zoning districts.The applicant is back before the Board requesting to replace the
previously approved sign with a new electronic sign,as noted on the attached site
plan and sign graphics.The new proposed sign will be 320 square feet in area
and 75 feet in height.The applicant proposes that the new sign serve not only the
Glenn Ridge Crossing Subdivision,but also the businesses on the entire southeast
portion of the Colonel Glenn/1-430 intersection.See the applicant's attached cover
letter for a list of the businesses.The increased height is being proposed so that
the sign can be seen above the tree line by north and south bound I-430 traffic.
Staff is not supportive of the requested sign height variance.Staff feels the
previous approval of a 50 foot sign height was fairly generous.The requested sign
height of 75 feet is over twice the height allowed for commercial signage,including
billboards in commercial zones.Additionally,the sign is located along interstate
430 which is designated as a scenic corridor and allows no billboard signs.
Although the proposed sign is not a billboard,staff believes that the sign violates
the spirit and intent of the scenic corridor designation.The City's Board of
Directors designates a roadway a scenic corridor because the roadway "exhibits
special aesthetic and visual characteristics worthy of protection".Staff believes the
existing sign height does allow some visibility from I-430.Staff feels that
increasing the sign height to 75 feet at this location would have a negative impact
on I-430's designation as a scenic corridor by triggering other businesses in the
area to request similar sign heights.
Additionally,the previous approval was for a subdivision multiple tenant
identification sign.Similar type signs have been approved for major shopping
center developments in the City.As prepared by the applicant,the sign is to
identify not just the businesses within Glenn Ridge Crossing Subdivision but also
the businesses on the entire southeast portion of the interchange.In staffs
opinion,this creates an off premises sign which is specifically prohibited on the
scenic corridor.
C.Staff Recommendation:
Staff recommends denial of the requested sign height and area variances
associated with the new proposed subdivision sign.
2
JANUARY 25,2016
ITEM NO.:A CON'T.
BOARD OF ADJUSTMENT (July 27,2015)
Staff informed the Board that the applicant requested this application be deferred to the
August 31,2015 agenda,based on the fact that the applicant would not be present.
Staff supported the deferred request.
The item was placed on the Consent Agenda for deferral to the August 31,2015
agenda as recommended by staff.The vote was 4 ayes,0 nays and 1 absent.The
application was deferred.
BOARD OF ADJUSTMENT (August 31,2015)
Steve Landers was present,representing the application.There were no objectors
present.Staff presented the application with a recommendation of denial.
Steve Landers addressed the Board in support of the application.He noted that there
would be few changes to the existing sign.He referred to the "Grain"sign which was
recently placed along Colonel Glenn Road and presented a photo to the Board.He
explained reasons for the proposed sign.
Chairman Yates explained that the proposed sign described by Mr.Landers was
nothing like the graphics submitted for the application and presented to the Board.Mr.
Landers noted that the graphics presented were not of the sign he wished to construct.
Mr.Landers asked to defer the application in order to provide a different sign design.
Staff supported a deferral to the September 28,2015 agenda.There was a brief
discussion,of the deferral.
There was a motion to defer the application to the September 28,2015 agenda.The
motion passed by a vote of 5 ayes,0 nays and 0 absent.The application was deferred.
~St ll U d t:
On September 14,2015 the applicant submitted revised sign graphics to staff for the
proposed commercial sign at 600 Colonel Glenn Plaza Loop.As shown on the attached
graphics,the proposed sign will have backlit panels and will not be an electronic
message sign.The sign now has a more typical commercial sign design,and does not
have the appearance of a billboard.The area of the proposed sign has been increased
from 320 square feet to 600 square feet.The proposed sign height has increased from
75 feet to 85 feet.The applicant notes that 30 feet of the sign will be visible above the
existing tree line along I-430.The silhouette of the sign which will be visible above the
tree line will be 900 square feet in area.
Staff continues to recommend denial of the requested sign area and height variances
for the reasons noted in the "Staff Analysis"(paragraph B.).Staff continues to believe
that the proposed sign will have a negative impact on l-430's designation as a scenic
corridor.With respect to other commercial subdivision signs,some mentioned at the
3
JANUARY 25,2016
ITEM NO.:A CON'T.
last meeting,following is what has been approved by the Board of Adjustment or
Planning Commission:
~Shackleford Crossing
Shackleford frontage:36 feet in height/380 square feet
l-430 frontage:36 feet in height/380 square feet
~Gateway Town Center
1-430 frontage:49.5 feet in height/740 square feet
Otter Creek Road frontage:25 feet in height/370 square feet
~Mabelvale Plaza
l-30 frontage:30 feet in height/266 square feet
Mabelvale Pike frontage:34 feet in height/310 square feet
BOARD OF ADJUSTMENT (September 28,2015)
Mark Redder and Brian Carney were present,representing the application.There were
no objectors present.Staff presented the revised application with a recommendation of
denial.
Mark Redder addressed the Board in support of the application.He explained that the
previously approved sign was 50 feet in height,and that the current proposal met the
intent of the previous application.Brian Carney explained that the proposed sign height
and area was due to the topography of the site and the trees within the right-of-way of I-
430.Mr.Redder noted that the existing sign was visible for only a fraction of a second
from I-430 traffic.Mr.Carney explained that the top 30 feet of the proposed sign would
be visible above the tree line.There was a brief discussion regarding the proposed sign
height.
Carolyn Lindsey-Polk asked if the Highway Department had been contacted regarding
tree cutting.Mr.Redder explained that the Highway Department would not allow tree
cutting for businesses.
Chairman Yates explained that he understood the issue of the proposal.He noted that
the scenic corridor was established by the Board of Directors,and that he would not
vote to approve something that would oppose the scenic corridor designation.There
was additional discussion regarding the proposed sign height and area.
There was additional discussion pertaining to the possibility of a different zoning
action/application to include the sign request.
Mr.Carney asked to defer the application to the October 26,2015 agenda to explore
the option of a different application.
4
JANUARY 25,2016
ITEM NO.:A CON'T.
There was a motion to defer the application to the October 26,2015 agenda.The vote
was 3 ayes,1 nay and 1 absent.The application was deferred.
BOARD OF ADJUSTMENT (October 26,2015)
Staff informed the Board that the applicant submitted a letter to staff requesting this
application be deferred to the December 14,2015 agenda.Staff supported the deferral
request.
The item was placed on the Consent Agenda for deferral to the December 14,2015
agenda as recommended by staff.The vote was 3 ayes,0 nays and 2 absent.The
application was deferred.
BOARD OF ADJUSTMENT (December 14,2015)
Staff informed the Board that the application needed to be deferred to the January 25,
2016 agenda based on the fact that staff needed to provide more information to the
Board regarding a revised application and revised staff recommendation.
The item was placed on the Consent Agenda for deferral to the January 25,2016
agenda as recommended by staff.The vote was 5 ayes,0 nays and Oabsent.The
application was deferred.
S~tff U d I:
On December 10,2015 the applicant submitted revised sign graphics to staff.The
revised application includes reducing the sign height from 85 feet to 75 feet and
reducing the sign area from 600 square feet to 500 square feet.Also,the overall
silhouette of the sign has been streamlined.The proposed sign will be internally lighted
and will not be electric.Staff is supportive of the revised application.
When the sign variance application was first submitted in June,2015,the proposed sign
was designed to look like a monopole billboard and was to be an electronic sign.For
these reasons,staff felt that the proposed sign would violate the intent of the scenic
corridor designation for Interstate 430.The definition of scenic corridor as per Section
36-530 (sign regulations)of the City's Zoning Ordinance is as follows:
"Scenic corridor means a public right-of-way
which,in the opinion of the board of directors,
exhibits special aesthetic and visual characteris-
tics worthy of protection through enhanced bill-
board regulation."
5
JANUARY 25,2016
ITEM NO.:A CON'T.
The following from Section 36-556 (off-premise sign regulations)represents the
establishment and regulations (billboards)of the scenic corridors:
(b)l-430,l-630,l-440,Highway 10,Rebsamen
Park Road,Chenal Parkway-Financial Center
Parkway from Shackleford Road to State Highway
300,Kanis Road from West 12'"Street to the
western boundary of the planning boundary,Stage-
coach Road and Colonel Glenn Road from Stage-
coach Road to the western boundary of the planning
boundary are designated as scenic corridors for
the purposes of this article.No billboard may be
altered or erected within six hundred sixty (660)
feet of the nearest edge of the right-of-way of the
scenic corridors,except on properly zoned
properties within the following specifically design-
nated segments of the scenic corridors:
(1)Along Kanis Road,beginning six hundred
sixty (660)feet south of Chenal Parkway
to Pride Valley Road.Billboards in this
area must not exceed ten feet six inches
by twenty-two feet eight inches (10'6 x
22'8")in area,must not exceed a height of
fifteen (15)feet and must be constructed
in monument style,not pole-mounted.
(2)Along Kanis Road,one thousand (1,000)
feet both east and west of Bowman Road;
and along Bowman Road,six hundred
sixty (660)feet both north and south of
Kanis Road.
(3)Along Kanis Road,from Rodney Parham
Road to one hundred (100)feet west of
Leander Street.
(4)Along Colonel Glenn Road,beginning six
hundred sixty (660)feet west of l-430 to
Lawson Road;and along Bowman Road
and David 0 Dodd Road,six hundred
sixty (660)feet both north and south of
Colonel Glenn Road
6
JANUARY 25,2016
ITEM NO.:A CON'T.
(5)Along Colonel Glenn road,beginning six
hundred sixty (660)feet east of I-430 to
one thousand (1,000)feet east of
Shackleford Road.Billboards in this area
must not exceed ten feet six inches by
twenty-two feet eight inches (10'6"x 22'8")
in area,must not exceed a height of fifteen
(15)feet and must be constructed in
monument style,not pole-mounted.
Staff initially did not support the proposed sign because it was designed exactly like an
electronic billboard (by a billboard company),and staff felt that it violated the spirit and
intent of l-430 being designated as a scenic corridor.The applicant then revised the
sign to increase the height to 85 feet and the area to 600 square feet,with a fairly
massive design,with wide columns and trim.The overall silhouette being around 900
square feet.Staff continued to not support the proposal based on the overall size of the
sign.
Staff has reviewed the current revised application and feels that the proposed sign is
now more in line with other subdivision signs which have been approved along I-430.
Although the sign will be taller than other signs,the overall silhouette of the sign which
will be visible from 1-430 will be compatible with other signage.Staff feels that the
proposed sign,as revised,will have no more of a visual impact on the area than the
Shackleford Crossing sign or Gateway Town Center sign as described on page 4 of this
item.Staff also feels that the proposed sign will have limited visibility from l-430,given
the interstate elevation and curvature,both south and north of the proposed sign
location.
Revised Staff Recommendation:
Staff recommends approval of the revised application,with the following conditions:
1.The sign will have a maximum height of 75 feet and a maximum area of 500
square feet.
2.The sign can only be internally lighted.No electronic changeable copy signage
will be allowed.
3.The sign must be constructed as per the submitted graphics (column width,etc.).
4.The sign must be a subdivision sign.Only businesses within the subdivision can
have space on the sign.Space on the sign must be divided equally between the
businesses,as shown on the submitted graphics.
5.Prior to permitting and construction of the sign,all subdivision final platting must
be completed.
7
JANUARY 25,2016
ITEM NO.:A CON'T.
6.A sign permit must be obtained for the sign after final platting is completed.A
copy of the final plat,to include business names noted on individual lots,must be
submitted with the sign permit request.
BOARD OF ADJUSTMENT (January 25,2016)
Mark Redder and Brian Carney were present representing the application.There were
no other parties present,either in opposition or support.Staff presented the revised sign
plan and a recommendation of approval subject to compliance with the conditions
outlined in the "revised staff recommendation"above.
Brian Carney presented a graphic showing the proposed sign.He described the sign as
consisting of back-lit placards.He stated they had visited with AHTD and the highway
department would not allow any clearing of trees in the right-of-way to increase visibility
of the sign.
Board member Rajesh Mehta stated he was not comfortable with the proposed sign
height of 75'.He referenced the 49'eight of the Gateway Town Center sign.
Chairman Yates asked Mr.Carney if the applicant agreed to all of staff's proposed
conditions.Mr.Carney responded affirmatively.Chairman Yates asked if the required
final-platting had been completed.Mr.Carney responded that it had not yet been done
but would be completed as recommended by staff.
Chairman Yates stated it was unfortunate that AHTD would not work with the applicant
to allow some clearing of the right-of-way.He stated he did not like the sign as
proposed.Chairman Yates stated he understood the scenic corridor regulations govern
only off-premises signs.He stated he would support the variances since staff was
recommending approval.
A motion was made to approve the sign variances,as revised,including all staff
recommended conditions.The motion was seconded and approved by a vote of 3 ayes,
2 noes and 0 absent.
8
y-Z&7I -AkA
S TOYOTA MC:ICHOR
September 14,2015
City of Little Rock
Board of Adjustment
500 West Markham Street
Little Rock,AR 72201
RE:Item Z-3371-AAA —Sign Variance Request
Dear Board Members,
Please find attached a rendering of the proposed sign.The sign consists of two outside masts with a center
directory containing 10 equally spaced placards.These placards will consist of backlit acrylic panels.Businesses
within the subdivision will be able to use either one or two of these horizontal sections.As you will see,we are not
proposing an electronic message board.
We'e created the attached three-dimensional rendering in order to accurately depict how the sign will actually
look within the existing topography.During this process of developing this drawing,it became clear that the sign
area and height would need to be increased if the individual placards were to be legible.We are requesting that the
sign be 600sf in total area.For the entire sign to be legible with the proposed sign area,it will need to be 85'n
total height.At 85'all,only about 30'f the sign is actually visible.
We are requesting these variances because of the obstructing tree line.The sign was approved at 50'o provide
some visibility in 2001.However,it was only constructed to 45'.The trees have matured in the interim.We
understand that the requested 85'n height is taller than normally allowed,however other subdivision signs have
been granted variances due to obstructions.We believe the height of the sign relative to the adjacent obstructions
is in keeping with the intent of the ordinance.
We apologize for any confusion in this matter and appreciate you taking the time to review our revised design.We
thlookforwardtomeetingwithyouagainonthe28 .
Sincerely,
Steve Landers
10825 COLONEL GLENN ROAD LITTLE ROCK AR 72204 PHONE:501 568.5800 TOLL FREE 877 846,5800
www.landerstoyote.corn
www.landersscion.corn
JANUARY 25,2016
ITEM NO.:1
File No.:Z-3202-F
Owner:Locator's,Inc.
Applicant:Maury Mitchell/Living Way Foursquare Church
Address:2217 Cottondale Lane
Description:Lot 58-1,a replat of Lot 5B,Phase II,Riverfront Addition
Zoned:C-3
Variance Requested:A variance is requested from the parking provisions of
Section 36-502 to allow a church use within an existing building with a reduced number
of parking spaces.
Justification:The applicant's justification is presented in an attached letter.
Present Use of Property:Vacant Building
Proposed Use of Property:Church
STAFF REPORT
A.Public Works Issues:
No Comments.
B.B~tff A
The C-3 zoned property at 2217 Cottondale Lane is occupied by a one-story
commercial building (9,375 total square feet in area).The property is located on
the west side of Cottondale Lane,north of Jessie Road.An access drive from
Cottondale Lane is located at the southeast corner of the property.Paved
parking (13 spaces)is located on the east side of the building.Cross access
exists between the subject property and the lot immediately to the north.There
is a one-story commercial building and 18 parking spaces on the adjacent lot to
the north.
The applicant proposes to occupy 4,200 square feet of the building at 2217
Cottondale Lane for a church use (Living Way Church).The church will have a
seating capacity for 100 persons.The applicant notes that the church plans to
occupy the entire 9,375 square foot building in the future,with a seating capacity
for 200 persons.The applicant notes that the church will have a primary
gathering on Sunday morning,with small group activities on Sunday evenings
and Wednesday evenings.
JANUARY 25,2016
ITEM NO.:1 CON'T.
Section 36-502(b)(2)d.of the City's Zoning Ordinance requires a minimum of 25
on-site parking spaces for a church with a seating capacity of 100 and 50 spaces
for a church with a seating capacity of 200.Therefore,the applicant is
requesting a variance to allow the church to occupy the existing building at 2217
Cottondale Lane with a reduced number of parking spaces.
Staff is supportive of the requested parking variance.Staff views the request as
reasonable.The applicant has an agreement to use the 18 parking spaces on
the adjacent property to the north (2225 Cottondale Lane).Additionally,on-street
parking is allowed along the east side of Cottondale Lane and along the west
side of Cottondale Lane between 6:00 A.M.and 6:00 P.M.Parking will be
available on both sides of Cottondale Lane during the church's Sunday morning
gathering.All of the parking on the subject property and the adjacent property to
the north (2225 Cottondale Lane)will be available during all of the planned
church activities.Therefore,the parking needs for the proposed church use will
not conflict with the surrounding properties.Staff believes that the proposed
church use with reduced parking will have no adverse impact on the adjacent
properties or the general area.
C.Staff Recommendation:
Staff recommends approval of the requested parking variance,subject to the
church maintaining a parking agreement for use of the parking spaces on the
adjacent property at 2225 Cottondale Lane.
BOARD OF ADJUSTMENT (January 25,2016)
Ken Wold,of Living Way Foursquare Church,was present.There were two other parties
of interest present.One of those was Bill Cobb,owner of the adjacent property who had
given permission for the church members to park on his property.Staff had been made
aware,just prior to the meeting,that Mr.Cobb had concerns about a long-term
commitment to allow the church members to park on his property.Staff presented the
item and informed the board that staff's recommendation of approval was contingent upon
the church obtaining ongoing access to the shared parking.Staff informed the board that
staff could support a parking variance using the 13 spaces on the property at 2217
Cottondale Lane,with a limit on the seating in the sanctuary of 100 persons.Staff stated
any support for a variance to allow an increase in the sanctuary seating capacity would
be tied to obtaining access to additional parking.
Ken Wold addressed the board and stated the church was attempting to obtain long-term
permission from Mr.Cobb.Chairman Yates stated there would be no staff support if there
was no long-term agreement.
Mr.Wold asked if the variance request could go forward,subject to an agreement being
reached.Assistant City Attorney Debra Weldon stated the board could condition its
2
JANUARY 25,2016
ITEM NO.:1 CON'T.
approval on such an agreement being provided in writing.Staff suggested the board
approve a variance to allow reduced parking with the church's seating capacity being
limited to 100 and an increase in seating capacity up to 200 persons being tied to a written
agreement being provided to allow use of the adjacent parking.
Bill Cobb stated he was not opposed to the church sharing his parking,he just wanted
the parties to work out an agreement.
A motion was made to approve the parking variance subject to the following conditions:
1.The seating capacity in the worship area is limited to 100 persons
2.Prior to any increase in seating up to 200 persons,a written agreement providing
access to the adjacent shared parking must be provided to staff and the shared
parking agreement must be maintained.
The motion was approved by a vote of 5 ayes,0 noes and 0 absent.
3
LIVING WAY CHURCH
~l
g-ygoa F-
November 19,2015
To the Department of Planning and Development:
Living Way is a Foursquare Church in association with the International Church of the
Foursquare Gospel.We are currently a congregation of about 100 people.The church was
established in Little Rock in 1935,and our present facility at 2019 Watt Street was built
in 1963.We have been at that location for the past fifly-two years.
This letter is in regard to our desire to purchase the property at 2217 Cottondale Lane,
Suite B,Little Rock,AR,72202.We are requesting a parking variance to allow us to use
this facility as follows:
1.Initial use of 4,200 square feet:100 persons.
2.Future expansion within the building to occupy the total 9,375 square feet:200
persons.
3.Additional small group activities:Sunday evenings and Wednesday evenings.
Our primary gathering is Sunday morning.While there is street parking available,we
also hope to be able,with permission from neighboring businesses,to utilize their
available parking in the times that don't conflict with business hours.
By nature,our gatherings would not coincide with the traffic hours or parking needs of
the surrounding businesses.While their permission in this regard would be a benefit to
us,it is our hope and intention to be an asset to the surrounding community.
We appreciate your consideration in this.
On behalf of the Living Way congregation,
Ken Wold,Senior Pastor
2019VVatt Street Little Rock AR 72227 (501)225-2923
LIVING WAY CHURCH
+/
December 3,2015 y-gz,z--F
Neighbors,
This letter is in regard to the proposed interim use by Living Way
Foursquare Church of the property at 2217 Cottondale Lane,Suite B-2 in
Little Rock,AR.
We are a congregation of about 100 people.The church was established in
Little Rock in 1935,and our present facility at 2019 Watt Street was built in
1963.We have been at that location for the past fifly-two years.
The sale of the building which we currently occupy is set to close on
December 10.Our contracted purchase of 2217 Cottondale Lane,Suite B,is
set to close on February 1.We are in need of an interim location for
December and January.We have received permission Rom the Seller to lease
Suite B-2 during this time.The City of Little Rock Department of
Development has directed us to ask permission Rom you -the businesses
adjacent to Suite B-2 -to allow us to share the parking areas.
Our primary gathering is Sunday morning.By nature,our gatherings would
not coincide with the traffic hours or parking needs of the surrounding
businesses.Your permission in this regard would be a great benefit to us and
it is our hope and intention to be an asset to the community.
On behalf of the Living Way congregation,
Ken Wold,Senior Pastor
All Natural Stone
ContourMed,Inc
20 I 9Watt Street Little Rock,AR 72227 (50l)225-2923
JANUARY 25,2016
ITEM NO.:2
File No.:Z-7538-A
Owner:Walter Hussman
Applicant:Andrew Agar
Address:500 President Clinton Avenue
Description:Northeast corner of President Clinton Avenue and St.Vincent
Plaza
Zoned:PCD
Variance Requested:A variance is requested from the awning provisions of Section
36-557 to allow an awning which projects more than five (5)
feet from a building.
Justification:The applicant's justification is presented in an attached letter.
Present Use of Property:Restaurant,Retail,Office
Proposed Use of Property:Restaurant,Retail,Office
STAFF REPORT
A.Public Works Issues:
A franchise permit must be obtained from Public Works for the awning addition.
Contact Bennie Nicolo at 371-4818 for details.
B.S~ill A
The PCD zoned property at 500 President Clinton Avenue is occupied by a four (4)
story commercial building.The property is located at the northeast corner of
President Clinton Avenue and St.Vincent Plaza.Sonny Williams Restaurant is
located within the west portion of the building,with an entry on the south (President
Clinton Avenue)side of the building near the southwest corner of the overall
structure.The Museum Center is located within the east portion of the building.
The applicant proposes to construct a 10 foot by 11.8foot awning over the entry
doors and sidewalk,as noted on the attached site plan.The awning will have two
(2)poles,one (1)at each front corner.The awning will extend 10 feet into the
public right-of-way,between an existing tree planter and light pole.There is an
existing awning above the entry area which extends approximately three (3)feet
into the public right-of-way.Similar awnings are located above the first floor
windows along the south side of the overall building.
JANUARY 25,2016
ITEM NO.:2 CON'T.
Section 36-357(b)(3)of the City's Zoning Ordinance (River Market Design Overlay
District)states that awnings shall project no more than five (5)feei from a building
facade.Therefore,the applicant is requesting a variance to allow the awning which
projects 10 feei into the public right-of-way from the building facade.
Staff is supportive of the requested variance.Staff views the request as
reasonable.The proposed awning will be located at least nine (9)feet above the
sidewalk area.The support poles will be aligned with existing tree planters,light
poles,fire hydrants,etc.along President Clinton Avenue.As such,the proposed
awning should create no obstructions to the sidewalk area.The River Market
Design Review Committee reviewed and approved the awning addition at its
November 10,2015 meeting,with the following conditions:
1.The posts at the front edge of the awning to be 3"posts and mounted
on the concrete sidewalk at the edge of the brick planting strip.
2.Post finish to be compatible with the building.
3.Awning to have minimum nine (9)foot clearance over the sidewalk.
4.Awning shape to be 18"tall box fronts and sides with a shallow arch
above,with a maximum height of 3'-6"for the new portion of the
awning.
Staff believes the proposed awning with increased projection from the building
facade will have no adverse impact on the sidewalk area or adjacent properties.
C.Staff Recommendation:
I
Staff recommends approval of the requested awning variance,subject to the
following conditions:
1.The posts at the front edge of the awning to be 3"posts and mounted
on the concrete sidewalk at the edge of the brick planting strip.
2.Post finish to be compatible with the building.
3.Awning to have minimum nine (9)foot clearance over the sidewalk.
4.Awning shape to be 18"tall box fronts and sides with a shallow arch
above,with a maximum height of 3'-6"for the new portion of the
awning.
5.A franchise permit must be obtained from the Public Works
Department for the proposed awning.
2
JANUARY 25,2016
ITEM NO.:2 CON'T.
BOARD OF ADJUSTMENT (January 25,2016)
The applicant was present.There were no objectors present.Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation"above.
There was no further discussion.The item was placed on the consent agenda and
approved as recommended by the vote of 5 ayes,0 noes and 0 absent.
3
,(4~~z.
Dear Concerned Parties,2-759'Z-6
Please let this letter serve notice of plans for a new door awning and canopy for the front
entrance to the Sonny Williams Steak Room Restaurant at 500 President Clinton Avenue
in Little Rock,Arkansas.
The new awning will replace the existing awning that is 16 years old.The existing
awning is in bad repair and could possible cause damage or injury to someone should it
fail.
The proposed awning will be consistent with the current design of the building.We need
a variance as described in the accompanying document.I appreciate your time and your
consider tion.
Th You,
Andrew Agar
Zo/S'
g-vsss'-~
RiverWo4 Kate East,ChairmanMarketJimRice,Vice-Chairman
Design Presley Melton,Member
Review Michael Hickerson,Member
Michael McCallum,Member
Committee
Planning and Development ~723 W.Markham i Little Rock,Arkansas 72201 ~501-371-4790 ~fax 501-399-3435
November 19,2015
Board of Adjustment
723 West Markham
Little Rock,AR 72201
Re:Sonny Williams Steak Room
Chairman and Members,
The River Market DRC has reviewed the Sonny Williams Steak Room awnings and signage at
the November 10,2015 meeting.The DRC has approved your submittal with the following
clarifications and conditions:1)Posts at front edge of awning to be 3"posts and mounted on
the concrete sidewalk at the edge of the brick planting strip.2)Post finish to be compatible with
the building.3)Awning to have a 9'learance over the sidewalk.4)Awning shape to be 18"
tall box fronts and sides with a shallow arch above with a maximum height of 3'6"for the new
portion of the awning.The final vote was 5 ayes and 0 noes.
Thank you,
Brian Minyard
River Market DRC Staff
JANUARY 25,2016
ITEM NO.:3
File No.:Z-9027-A
Owner:Rush F.Harding,IV
Applicant:Joe White,White-Daters 8 Associates
Address:5800 Hawthorne Road
Description:Northwest corner of Hawthorne Road and N.Pierce Street
Zoned:R-2
Variance Requested:Variances are requested from the area provisions of Section
36-156,the building line provisions of Section 31-12 and the
fence provisions of Section 36-516 to allow a swimming pool
with reduced street side setback and which crosses a side
platted building line,and a fence which exceeds the
maximum height allowed.
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.~SI II A
The R-2 zoned property at 5800 Hawthorne Road is occupied by a two-story frame
single family residence which is under construction.The property is located at the
northwest corner of Hawthorne Road and N.Pierce Street.A two-car wide
driveway from N.Pierce Street will be located at the northeast corner of the lot,
which will serve a garage at the north end of the residence.The property contains
a 25 foot front platted building line from the south (Hawthorne Road)property line
and a 7.5 foot side platted building line from the east (N.Pierce Street)property
line.
On April 27,2015 the Board of Adjustment unanimously approved a rear setback
variance for the residence which is under construction.A rear setback of 15 feet
from the north property line was approved,subject to there being no accessory/
detached buildings constructed on the site.
JANUARY 25,2016
ITEM NO.:3 CON'T.
The applicant is now requesting to construct an in-ground pool along the east side
of the building,as noted on the attached site plan.The proposed pool will be
mostly tucked into an outdoor patio area/indention,near the center of the
residence.The pool will be located 3.2 feei back from the east street side property
line,crossing the side platted building line by approximately 4.3 feet.The pool will
be located six (6)feet to 11 feet back from the residence.As part of the pool
project,a six (6)foot high wood fence (with brick columns)will be constructed
along the east property line,around the pool area,also noted on the attached site
plan.
Section 36-156(a)(2)c.of the City's Zoning Ordinance requires a minimum street
side setback of 15 feet for accessory structures in R-2 zoning.Section 36-516
(e)(1)a.allows a maximum fence height of four (4)feet for fences located between
a building setback line and a street right-of-way.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 pool with a reduced street
side setback and side platted building line encroachment,and the fence around the
pool area with increased height.
Staff is supportive of the requested variances.Staff views the request as
reasonable.With respect to the previous condition of approval,it is staff's opinion
that the condition was to prohibit accessory structures in the rear yard area and not
a side yard area,given the fact that only a rear setback variance was requested
and approved.The majority of the pool is located in an area that complies with the
principal structure setbacks.Additionally,the proposed pool will have very little
visibility from surrounding properties with the construction of a screening fence.
The proposed fence will not be out of character with other fences in the
neighborhood which are located within street side setback areas.Staff believes
the proposed pool and fence will have no adverse impact on the adjacent
properties or then 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 side building line for the pool.
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 setback,building line and fence
variances,subject to completion of a one-lot replat reflecting the change in the side
platted building line as approved by the Board.
2
JANUARY 25,2016
ITEM NO.:3 CON'T.
BOARD OF ADJUSTMENT (January 25,2016)
The applicant was present.There were no objectors present.Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation"above.
There was no further discussion.The item was placed on the consent agenda and
approved as recommended by the vote of 5 ayes,0 noes and 0 absent.
3
~WHITE -DATERS &ASSOCIATES,INC.
C3 24 Rahling Circle ~-~o~7-~
Little Rock,Arkansas 72223
K%Phone:501-821-1667
www.whitedaters,corn
December 15,2015
Mr.Monte Moore
City of Little Rock
Neighborhoods and Planning
723 %.Markham St.
Little Rock,AR 72201
RE;Forest Heights Place
Lot 11
Mr,Moore,
Attached please find the zoning variance application for Lot 11,Forest Heights Place.The
property address is 5800 Hawthorne Road which is located at the northwest corner of Hawthorne
Road and Pierce Street.
The existing home on this property has been razed and a new home is currently under
construction.The owner of the property would like to construct a pool on the east side of the
home as shown on the attached plan.
The pool would be tucked into an outdoor patio area on the east side of the home.As designed,
the pool would encroach into the &out setback on Pierce Street.The owner is requesting a
variance to allow this encroachment.
In order to screen the pool adequately,the owner is also requesting a variance to allow a 6 It,tall
wood fence with brick columns along the west right-of-way line of Pierce Street.
We believe these variance requests are justified and will create an outdoor area that will
compliment this future home and fit well within the surrounding neighborhood.
Please place this item on the next available docket.Do not hesitate to call should you have any
questions or require additional information.
Respectfully submitted,
oe White
CIVIL ENGINEERING -LAND PLANNING &DEVELOPMENT -SURVEYING -LANDSCAPE ARCHITECTURE
JANUARY 25,2016
ITEM NO.:4
File No.:Z-9098
Owner:Kenneth and Kathy Rich
Applicant:Kenneth Rich
Address:717 N.Hughes Street
Description:East side of N.Hughes Street,between "F"and "H"Streets
Zoned:R-2
Variance Requested:An administrative appeal is requested regarding a denied
home occupation application.
Justification:The applicant's justification is presented in an attached letter.
Present Use of Property:Single Family Residence
Proposed Use of Property:Single Family Residence and Home Occupation
STAFF REPORT
On November 9,2015,the applicant and property owner,Kenneth Rich,submitted
a business license application and home occupation accessory use application for
the residence at 717 N.Hughes Street.The application was for a proposed "wash-
and-fold laundry service"to be operated from the residence.A description of the
applicant's proposed home occupation,as found in an attached letter,is as follows:
"My intent is to provide a wash-and-fold laundry service from my home.The
procedure I wish to use is as follows:pick up laundry at a customer's home or
place of business,bring the laundry to my home,wash,dry and fold the laundry
in my own personal washer &dryer (NOT using professional equipment),and
return it to the customer.There will not be signage at my home regarding this
enterprise,I will be the only employee (with possibly my children and wife
helping),I will be using my personal vehicle (an SUV)to transport the laundry,
and I will not have customers coming to my home to drop off laundry.This would
not be a dry-cleaning operation,only a normal laundry operation,using
household equipment."
Following are the home occupation requirements as found in Section 36-253(b)(6):
(6)Home Occupation.
a.Home occupations shall be permitted that will not:
JANUARY 25,2016
ITEM NO.:4 CON'T.
1.Change the outside appearance
of the dwelling or provide product
display visible from the street.
2.Generate traffic,parking,sewage or
water use in excess of what is normal
in the residential neighborhood.
3.Create a hazard to persons or property,
result in electric interference or become
a nuisance.
4.Result in outside storage or display of
any material or product.
5.Involve accessory buildings.
6.Result in signage beyond that which
may be required by other government
agencies.
7.Limited to five hundred (500)square
feet in area,but in no case more than
forty-nine (49)percent of the floor area
in a dwelling.
8.Stock in trade shall not exceed ten (10)
percent of the floor area of the accessory use.
9.Require the construction of,or the addition to,
the residence of duplicate kitchens.
10.Requirement or cause the use or consumption
on the premises of any food product produced
thereon.
11.Provide medical treatment,therapeutic massage
or similar activities.
b.The following are permitted home occupations,provided
they do not violate any of the provisions of the previous
subparagraph a:
1.Dressmaking,sewing and tailoring.
2.Painting,sculpturing or writing
(artistic endeavors).
3.Telephone answering service or radio
monitoring service.
2
JANUARY 25,2016
ITEM NO.:4 CON'T.
4.Home crafts such as model making,rug
weaving and lapidary work.
5.Tutoring limited to two (2)students
at a time.
6.Music instruction limited to two (2)students
at a time.
7.Catering and home cooking.
8.Computer programming.
9.Clock or watch repair.
10.Personal or home care products
marketing without stock in trade
on premises.
c.The following are prohibited as home occupations:
1.Barbershops and beauty shops.
2.Animal hospitals.
3.Dance studios.
4.Mortuaries.
5.Nursery schools.
6.Private clubs.
7.Small appliance repair shops.
8.Restaurants.
9.Stables or kennels.
10.Animal grooming.
11.Engine or motor repair shops.
12.Paint shops.
d.Any proposed home occupation that is neither
specifically permitted by subparagraph b.,nor
specifically prohibited by subparagraph c.,shall
require an accessory use permit and be granted or
denied by the city department designated by the
city manager upon consideration of those stan-
dards contained in this paragraph.Appeals from
the administrative judgement of the staff shall be
filed with the board of adjustment.The content of the
filing shall consist of:(1)A cover letter addressed to
the chairman and members of the board of adjustment
setting forth the request;(2)a copy of all pertinent
graphic materials or correspondence.This filing
shall occur within thirty (30)calendar days of ihe action
by the staff.No activity which requires an accessory
use permit shall be conducted prior to issuance of
3
JANUARY 25,2016
ITEM NO.:4 CON'T.
the permit.Any proposed use requiring employees
who are not residents of the dwelling shall be approved
by the board of adjustment prior to the issuance
of permits.
The Planning staff reviewed the home occupation accessory use application and
denied said application based on the fact that the proposed use is not listed in the
ordinance as a specifically permitted home occupation,nor is it listed as a
specifically prohibited home occupation.Staff was not comfortable in approving the
proposed home occupation at the staff level.Therefore,the applicant is requesting
an administrative of staff's decision to the Board of Adjustment.The Board of
Adjustment is asked to determine if the proposed home occupation for a "wash-and-
fold laundry service"meets the intent of the home occupation standards found in
Section 36-253(b)(6)and if the business license/horne occupation accessory use
permit for said use should be approved.
BOARD OF ADJUSTMENT (January 25,2016)
The applicant,Kenneth Rich,was present.Staff presented the item.
Mr.Rich addressed the Board and reiterated the description of the proposed business,
as described in the "staff report"above.In response to a question from Vice-chairman
Brad Wingfield,Mr.Rich stated he would be using only one residential standard washer
and dryer.
In response to a question from Board member Carolyn Lindsey Polk,staff stated Mr.
Rich could have his business name on his delivery vehicle as long as the vehicle did not
violate the prohibition against having commercial vehicles in the residential zone.
In response to questions from the Board,Mr.Rich stated his family of four lived in the
house and the business was a part-time,start-up business that would be relocated to a
commercial location if it grew.He stated he expected 3-4 customers a day was all that
he could handle.
Chairman Yates made note of the home occupation requirements in the code and
asked specifically about the statement that home occupations should not generate
sewage or water use that is in excess of what is normal in the residential neighborhood.
Staff responded that what is being proposed is not really beyond what a larger
household would typically generate.Staff stated the purpose of the criteria outlined in
the code was to assure that any proposed home based business did not change the
character of the residence.
A motion was then made to approve the appeal.The motion passed by a vote of 5 ayes,
0 noes and 0 absent.
December 11,2015 9-9~11
Kenneth Rich
717 N.Hughes St.
Little Rock,AR 72205
Department of Planning and Development
723 West Markham
Little Rock,AR 72201
Members of the Board,
I am writing to request administrative appeal or an interpretation from the requirements of the Zoning
Ordinance.Specifically,I am requesting for this as a result of my Home Occupancy Accessory Use
Application being Disapproved and resulting denial of my Application for Business License.I have
included both of these items with this letter.
My intent is to provide a wash-and-fold laundry service from my home.The procedure I wish to use is
as follows:pick up laundry at a customer's home or place of business,bring the laundry to my home,
wash,dry and fold the laundry in my own personal washer 5 dryer (NOT using professional equipment),
and return it to the customer.There will not be signage at my home regarding this enterprise,I will be
the only employee (with possibly my children and wife helping),I will be using my personal vehicle (an
SUV)to transport the laundry,and I will not have customers coming to my home to drop off laundry.
This would not be a dry-cleaning operation,only a normal laundry operation,using household
equipment.
I have spoken with Dana Carney at the Department of Planning 5 Development,who recommended I
take this approach,since the business concept is neither explicitly prohibited nor permitted in the Little
Rock Code.
Thank you for your time and consideration,
Kenneth Rich
Enclosures/attachments
JANUARY 25,2016
ITEM NO.:5
File No.:Z-9099
Owner:Main Street Lofts,LLC
Applicant:Marsha Guffey,City of Little Rock
Address:514/524 Main Street
Description:Northwest corner of Main Street and W.6'"Street
Zoned:PCD
Variance Requested:A variance is requested from the sign provisions of Section
36-342.1 and 36-553 to allow projecting signs with increased area.
Justification:The applicant's justification is presented in an attached letter.
Present Use of Property:Mixed Use
Proposed Use of Property:Mixed Use
STAFF REPORT
A.Public Works Issues:
A franchise permit must be obtained from Public Works for the projecting signs.
Contact Bennie Nicolo at 371-4818 for details.
B.B~IB A
The PCD zoned property located at 514/524 Main Street is occupied by a three-
story masonry building which was recently remodeled.The property is located at
the northwest corner of Main Street and W.6'"Street.The building will contain
mixed uses.The property is located within the Main Street Creative Corridor,a
project to revitalize Main Street.
The applicant proposes to place three (3)projecting signs on the west (Main
Street)side of the building,as noted on the attached site plan.The proposed
signs will advertise the Arkansas Symphony,The Arkansas Repertory Theatre
and BalletArkansas.The proposed signswillhaveanirregularshape.Thesign
silhouettes will fit within an eight (8)foot by six (6)foot to ten (10)foot by 7.5 foot
area.The signs will be located over ten (10)feet above the sidewalk along Main
Street.The sign will project into the right-of-way 5.5.feet to 7.5 feet.The
applicant notes the following with respect to the proposed signs:
"The signs were designed as part of an art competition to promote the
JANUARY 25,2016
ITEM NO.:5 CON'T.
Creative Corridor as a vibrant arts district.They are intended to 1)signal
that one is in the Creative Corridor,2)serve as works of art,and 3)help
illuminate the area,thereby promoting safety and security on Main Street."
Section 36-553(a)(2)b.of the City's Zoning Ordinance allows projecting signage
in the UU zoning district with a maximum area of 12 square feet.Section 36-
553(b)requires that projecting signs be located at least five (5)feet back from a
property line.However Section 36-342.1 (c )(9)allows signs to project into the
public right-of-way within the UU zoning district.Therefore,the applicant is
requesting a variance to allow the three (3)projecting signs with increased sign
area.
Staff is supportive of the requested sign variance.Staff views the request as
reasonable.The proposed signs will be located within the Main Street Creative
Corridor.Although the projecting signs are larger than allowed by ordinance, the
applicant notes that the signs are smaller than projecting signs that used to be
located along Main Street.The signs will also be located between the second
and third floors of the building facade,with the intent that the signs be viewed
from a block or two away from the site.Staff believes that the proposed signs
meet the intent of the Main Street Creative Corridor and that they will have no
adverse impact on the adjacent properties or the general area.
C.Staff Recommendation:
Staff recommends approval of the requested sign variance,subject to the
following conditions:
1.The projecting signs must be located at least nine (9)feet above
the sidewalk.
2.A franchise permit must be obtained for the signs.
BOARD OF ADJUSTMENT (January 25,2016)
The applicant was present.There were no objectors present.Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation"above.
There was no further discussion.The item was placed on the consent agenda and
approved as recommended by the vote of 5 ayes,0 noes and 0 absent.
2
CITY OF LITTLE ROCK —DEPARTMENT OF FINANCE
GRANTS MANAGEMENT DIVISION
zg-"~
December 10,2015 2-9'oft
City of Little Rock
Department of Planning and Development,
723 West Markham
Little Rock,Arkansas 72201
To Whom It May Concern:
Please see attached documents concerning a sign variance for three (3)signs to be placed along the
western side of the 500 block of Main Street in Little Rock,Arkansas.Included is a current survey
with detailed sign location and size information,and supporting renderings of proposed sign
location.
The proposed signs are to be used in the Main Street Creative Corridor,a project sponsored by the
City of Little Rock to revitalize historic Main Street.These projecting signs are of the type that
would historically be used on Main Street (see attached photograph).Although smaller than
historic signs,the proposed signs are larger than allowed by the zoning ordinance per sections 36-
342.1(c)(11)and 36-553.We are requesting permission to go up to 10'7.5'2.18,"depending
on final cost estimate.Dimensions shown in the rendering are approximately 8'6'2.18'.
The signs were designed as part of an art competition to promote the Creative Corridor as a
vibrant arts district.They are intended to 1)signal that one is in the Creative Corridor,2)serve as
works of art,and 3)help illuminate the area,thereby promoting safety and security on Main
Street.
Thank you for your consideration.
Sincerely,
Marsha Guffey
Main Street Creative Corridor Coordinator
JANUARY 25,2016
ITEM NO.:6
File No.:Z-9100
Owner:Vibrant Hospitality,LLC
Applicant:Robert M.Brown,DCI
Address:219 E.6'"Street
Description:Southwest corner of E.6'"Street and Cumberland Street
Zoned:UU
Variance Requested:Variances are requested from the development provisions of
Section 36-342.1,the sign provisions of Section 36-553 and
the buffer provisions of Section 36-522 in conjunction with
the development of a new hotel building and parking lot.
Justification:The applicant's justification is presented in an attached letter.
Present Use of Property:Parking Lots
Proposed Use of Property:Hotel with Surface Parking Lot
STAFF REPORT
A.Public Works Issues:
No Comments.
B.Landsca e and Buffer Issues:
1.Site plan must comply with the Little Rock Zoning Ordinance,Sec.36-342.1.UU
urban use district and the City's minimal landscape and buffer ordinance
requirements.
2.A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property.This strip shall be at least nine (9)feet wide.One (1)
tree and three (3)shrubs or vines shall be planted for every thirty (30)linear
feet of perimeter planting strip.The property is located in the City's designated
mature area.A 25%reduction of the perimeter requirements is acceptable.A
minimum 6.75 foot planting strip is required along the entirety of the north
property line.
Perimeter requirements are not met on east and west sides of the 7'"Street
driveway.
JANUARY 25,2016
ITEM NO.:6 CON'T.
3.The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site.Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6)inch caliper or
larger.
C.S~tll A
The UU zoned property at 219 E.6'"Street is currently occupied by paved parking
lots.The property is located at the southwest corner of E.6'"Street and
Cumberland Street.The overall property extends to Scott Street to the west and
E.7'"Street to the south.The property is comprised of slightly over half of the
overall block.
The applicant proposes to construct a 100 room hotel building within the northeast
corner portion of the overall property,as noted on the attached site plan.The
proposed building will have an "L"shape,with an overall height of 66 feet.A
swimming pool area will be located on the west side of the hotel building.
Redesigned paved parking area (64 spaces)with interior and perimeter
landscaping,will be located west and south of the hotel building.Access drives
will be located along E.6'"Street,Scott Street and E.7'"Street,with the E.7'"
Street drive being an exit only driveway.The proposed hotel building will have "v"
shaped canopies/architectural features along its north and east sides.Areas of
outdoor seating will be located under the canopy areas.Two (2)monument-style
ground signs are proposed,with a maximum height of six (6)feet and a maximum
area of 64 square feet.One (1)ground sign will be located at the E.6'"Street
entry drive,with the second sign being located at the Scott Street entry drive.The
signs will be located approximately three (3)feet inside the property lines.
The applicant is requesting several variances for the proposed hotel development.
The first variance is from Section 36-342.1(c)(10)b.of the City's Zoning Ordinance
which states that surface parking is not to be located between a building and
abutting street.The applicant is requesting the variance for the parking areas
between the proposed hotel building and Scott and E.7'"Streets.
The second variance requested is from Section 36-342.1(c )(11)which states that
ground-mounted signs may only be allowed by the Board of Adjustment.Two (2)
monument-style ground signs are proposed;at the E.6'"Street and Scott Street
entry drives.The signs will have a maximum height of six (6)feet and a maximum
area of 64 square feet.
The third variance requested is from Section 36-553(b)which states that ground-
mounted signs have a minimum setback of five (5)feet from any property line.The
proposed ground signs will have a setback of approximately three (3)feet from the
north and west property lines.
The fourth variance is from Section 36-342.1(c )(5)b.which requires street trees in
the UU zoning district,30 feet on center between the trees,with no tree being
2
JANUARY 25,2016
ITEM NO.:6 CON'T.
closer than 30 feet to an intersection.The applicant is requesting deletion of one
(1)street tree along the Cumberland Street frontage due to the proposed building
canopy.The applicant is also requesting deletion of street trees along the Scott
Street frontage because of existing overhead power lines.
The last variance is from Section 36-522(b)(3)b.3.which states that the minimum
street buffer width shall be nine (9)feet.There are several places along the E.6'"
Street,Scott Street and E.7'"Street frontages where the buffer area is seven (7)
feet in width,widening to over nine (9)feet in width in other areas.
Staff is supportive of the requested variances associated with the proposed hotel
development.Staff views the request as reasonable.All of the requested
variances are typical for new development within the UU zoning district.All of the
variances requested are very minor nature.It is fairly typical to delete street trees
where there are existing utilities or building features (awnings,etc.)proposed.
With respect to the reduced street buffer widths,the reduction in width is only
minimal,with the perimeter strips complying with the minimum landscape strip
requirement.Additionally,the proposed ground-mounted signs will not be out of
character with the area.Staff believes that the proposed hotel development with
requested variances 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 the
proposed hotel development,subject to the following conditions:
1.Compliance with the Landscape requirements as noted in paragraph B.
of the staff report.
2.The two (2)ground signs must be monument-style with a maximum
height of six (6)feet and a maximum area of 64 square feet.
BOARD OF ADJUSTMENT (January 25,2016)
The applicant was present.There were no objectors present.Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation"above.
There was no further discussion.The item was placed on the consent agenda and
approved as recommended by the vote of 5 ayes,0 noes and 0 absent.
3
tI
DEVELOPMENT
CONSULTANTS
INCORPORATED
December 14,2015 +(
Mr.Monte Moore frCityofLittleRock
Planning and Development
723 West Markham
Little Rock,Arkansas 72201
RE:Vibrant Hospitality Hotel Site
Board of Adjustment Variance Application
DC I Project ttA15-200
Dear Monte:
The following information is provided for your use in review of our Board of Adjustment Variance
application:
1.Completed application forms.
2.Six copies of the boundary survey.
3.Six copies of the site plan.
4.Our check for $205.00 to cover the filing fee.
As we have discussed in our preliminary review,this project is an urban infill development located
at the southwest corner of East Sixth and Cumberland Streets.The property is currently
occupied by several parking lots,and has been purchased by Vibrant Hospitality for the
development of a new hotel with on site surface parking.Due to the configuration and size of the
site,existing utilities,and a number of other conditions,we are requesting several variances
related to the site development,signage,street tree placements,etc.The requested variances
are outlined on the site plan as well as the application form.
We have also ordered a 200 foot ownership search and will provide notifications to surrounding
owners as required,ten days prior to the hearing.The required sign will also be posted at the
property at that time.
Please contact my office at your convenience if you have questions or require additional
information concerning this request.
Sincerely,
Deve opment Consultants Incorporated
Robert M.Brown
Vice President
G:Q015&15-200&Planningt15200-102 doc
Engineering Planning ~Land Surveying ~Landscape Architecture
2200 garth godney Parham goad,Suite 220 .Little Bock,Arkansas T2212 .TelePhone 501-221-1880 .Fax 501-221-1882
609 West nickson Street,Suite 205A Fayetteville,Arkansas T2101 Telephone 419-444-7880
JANUARY 25,2016
ITEM NO.:7
File No.:Z-9101
Owner:India Cheairs
Applicant:Ed Sergeant
Address:4200 Fairview Road
Description:West side of Fairview Road,south of S.Lookout Road
Zoned:R-2
Variance Requested:A variance is requested from the area provisions of Section
36-254 to allow a building addition with a reduced side
setback.
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.~fft ~A
The R-2 zoned property at 4200 Fairview Road is occupied by a one-story brick
and frame single family residence.The property is located on the west side of
Fairview Road,south of S.Lookout Road.A paved alley (Wait Street)is located
along the west property line.A two-story accessory garage structure is located
within the rear yard area,near the northwest corner of the lot.A paved driveway
from the alley is located on the south side of the accessory structure.The property
is located several feet above the elevation of Fairview Road.The rear yard area
slopes slightly downward from the house to the alley.The property is located in
the Hillcrest Design Overlay District.
The applicant proposes to construct a garage and deck addition to the northwest
corner of the residence,as noted on the attached site plan.The garage addition
will be one-story in height and be 25 feet by 25.7 feet in area.The addition will be
located five (5)feet to 6.5 feet back from the north side property line.The addition
will be located 42 to 47 feet back from the rear (east)property line.A new paved
driveway is proposed with the addition.
JANUARY 25,2016
ITEM NO.:7 CON'T.
Section 36-254(d)(2)of the City's Zoning Ordinance requires a minimum side
setback of eight (8)feet for this R-2 zoned lot.Therefore,the applicant is
requesting a variance to allow the addition with a side setback along the north
property line ranging from five (5)to 6.5 feet.
Staff is supportive of the requested side setback variance.Staff views the request
as reasonable.The proposed side setback for the addition represents a very
minor encroachment into the required side yard area.The existing house is
located 4.3 feet to six (6)feet back from the north side property line.Additionally,
there is no structure to the north which would be immediately adjacent to the
proposed addition.The proposed addition conforms to all other zoning setback
and Hillcrest DOD standards.Staff believes the proposed addition will have no
adverse impact on the adjacent properties or the general area.
C.Staff Recommendation:
Staff recommends approval of the requested side setback variance,as filed.
BOARD OF ADJUSTMENT (January 25,2016)
The applicant was present.There were no objectors present.Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation"above.
There was no further discussion.The item was placed on the consent agenda and
approved as recommended by the vote of 5 ayes,0 noes and 0 absent.
2
F E N N E L L P U R I F Y 100 Morgan Keegan Drive, Suite 320 Little Rock, Arkansas 72202
ARCHITECTS T 501.372.6734 • F 501.372.6736 www.fennellpurifoy.com
RESIDENTIAL ZONING VARIANCE APPLICATION PROJECT DESCRIPTION 15Dec15
4200 FAIRVIEw ROAD
LITTLE ROCK, ARKANSAS %
Owner: India Cheairs
FPA Pro'. No: 2036
Proposed:
The new attached garage is desired by the owner to provide safe travel between car
and house. It is proposed that the addition be setback 5 feet from the north property line
in lieu of the required 8 feet. This, combined with lowering the garage 2 feet, will help
provide adequate maneuvering area for the proposed driveway which must be planned
between the close proximity of the existing detached garage and allow for a slope of
approximately 9 feet from the floor elevation of the house to alley. This is much needed
for the owner who has a limited rear view while backing due to a fused neck. The
existing garage is detached, with entry grade at 8 feet below the first floor.
Ed Sergeant, AIA
Fennell Purifoy Architects
,- �l BOARD OF ADJUSTMENT VOTE RECORD
DATE: 'n-jolt,
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MEMBER
17
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LINDSEY POLK, CAROLYN
MEHTA,RAJESH
0
TUCKER, ROBERT
WINGFIELD, BRAD
0
YATES,JEFF
TIME IN AND TIME OUT
LINDSEY POLK, CAROLYN
MEHTA,RAJESH
TUCKERROBERT
WINGFIELD, BRAD
YATES, JEFF
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AYE 0 NAYE —A—ABSENT 4-3 ABSTAIN Meeting Adjourned 0� P. M.
JANUARY 25,2016
There being no further business before the Board,the meeting was adjourned at 2:47
p.m.
Date:Fe 3 9 c2Ql
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