boa_10 26 2015LITTLE ROCK BOARD OF ADJUSTMENT
SUMMARY OF MINUTES
OCTOBER 26,2015
2:00 P.M.
I.Roll Call and Finding of a Quorum
A Quorum was present being three (3)in number.
II.Approval of the Minutes of the Previous Meetings
The Minutes of the September 28,2015 meeting were
approved.
III.Members Present:Brad Wingfield,Vice Chairman
Carolyn Lindsey Polk
Robert Tucker
Members Absent:Jeff Yates,Chairman
Rajesh Mehta
City Attorney Present:Debra Weldon
LITTLE ROCK BOARD OF ADJUSTMENT
AGENDA
OCTOBER 26,2015
2:00 P.M.
I.OLD BUSINESS:
A.Z-3371-AAA 600 Colonel Glenn Plaza
11.NEW BUSINESS:
1.Z-3077-B 1723 N.Pierce Street
2.Z-9090 2416 N.Grant Street
3.Adoption of 2016 Board of Adjustment Calendar
OCTOBER 26,2015
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.~fftaff Anal ala:
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 (1-430
frontage)of 600 Colonel Glenn Plaza I oop.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 1-430 frontage of the Subdivision.
OCTOBER 26,2015
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 comdor.
C.Staff Recommendation:
Staff recommends denial of the requested sign height and area variances
associated with the new proposed subdivision sign.
OCTOBER 26,2015
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 aCraina 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.
~Stad U date:
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 1-430.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 1-430's designation as a scenic
corridor.With respect to other commercial subdivision signs,some mentioned at the
OCTOBER 26,2015
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
1-430 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
1-30 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 1-430 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.
OCTOBER 26,2015
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.
y-as'-8kA-
le)ERS STQYQTA sc lc30
September 14,2015
City of Little Rock
Board of Adjustment
500 West Markham Street
Little Rock,AR 72201
RE:Item 2-3371-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.
yve 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 apologrze for any confusion in this matter and appreciate you taking the time to review our revised design.We
look forward to meeting with you again on the 28'
Steve Landers
\0825 COLONEL GLENN ROAD LITTLE ROCK AR 72204 PHONE 501 568.5800 TOLL FREE 877 846 5800
www Isscerstoyole corn
www.laodersscioc corn
OCTOBER 26,2015
ITEMNO'
File No.:Z-3077-B
Owner/Applicant:Steve Craig
Address:1723 N.Pierce Street
Description:Lot 10,Block 22,Mountain Park Addition
Zoned:R-2
Variance Requested:A variance is requested from the fence provisions of Section
36-516 to allow 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.~fftaff Anal ata:
The R-2 zoned property at 1723 N.Pierce Street is occupied by a one-story frame
single family residence.The property is located at the southeast corner of N.
Pierce Street and Cantrell Road,and previously housed a Masonic lodge.A one-
car wide driveway is located at the southwest corner of the lot.The driveway
extends along the south side of the residence to a parking pad in the rear yard
area.
The applicant recently remodeled the existing structure and converted it to a single
family residence.As part of the project,a new wood fence was constructed along
the north (side)property line and east (rear)property line,enclosing the rear yard
area.The fence along the north property line 7.5 feet in height;six (6)foot high
wood pickets,with 1.5 feet of wood lattice on top.The fence along the east
property line is a standard six (6)foot high wood fence.
Section 36-516(e)(1)a.of the City's Zoning Ordinance allows a maximum fence
height of four (4)feet for fences located between street fronting property lines and
required building setback lines.Six (6)foot high fences are allowed elsewhere on
the property.Therefore,the applicant is requesting a variance to allow the 7.5 foot
OCTOBER 26,2015
ITEM NO 1 CON'T
high wood fence and a portion of the six (6)foot high fence along the north (side)
street fronting property line and a portion of the east (rear)property line,between
the 4.65 foot required side building setback and the Cantrell Street right-of-way.
Staff is supportive of the requested fence height variance.Staff views the request
as reasonable.The proposed 7.5 foot high fence along the north property line will
help in buffering the property from the noise and light generated from traffic along
Cantrell Road.The proposed fence height will not be out of character with the
general area.There are numerous fences and walls along the Cantrell Road
property lines of residences which are eight (8)to ten (10)feet in height.Staff
believes the proposed fence with increased height will have no adverse impact on
the adjacent properties or general area.
C.Staff Recommendation:
Staff recommends approval of the requested fence height variance,as filed.
BOARD OF ADJUSTMENT (October 26,2015)
Staff informed the Board that the application needed to be deferred to the December 14,
2015 agenda based on the fact that the applicant failed to complete the required
notifications to surrounding property owners.
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.
P-$o 77-g
Craig Custom Construction
2200 Brookwood Dr Suite 110 Little Rock,AR 72210 I 501-744-4383 l davtdCocraighomes.com
October 1,2015
City of Little Rock
Permits and Planmng
723 W Markham
Little Rock,AR
To whom it may concern:
I would like to formally request a variance to allow for the placement of a fence on the north side of the property at 1723
N Pierce that spans from the corner of the structure all the way to the northeast property pin.The fence will be a standard
6 foot picket with 18"of decorative lattice on top.The purpose of tlus fence will be to block noise from Cantrell as well as
protecting pets and children from the busy street.
Sincerely,
Steve Craig
President
Craig Custom Construction
OCTOBER 26,2015
ITEM NO '
File No.:Z-9090
Owner /Applicant:Stephen and Mary Hudson
Address:2416 N.Grant Street
Description:Lot 11,Block 29,Park View Addition
Zoned:R-2
Variance Requested:A variance is requested from the area provisions of Section
36-254 to allow a porch addition with a reduced front 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
S.~fftaff A
The R-2 zoned property at 2416 N.Grant Street is occupied by a two-story brick
and frame single family residence.The property is located on the west side of N.
Grant Street,between aV"and 'Wa Streets.A shared driveway is located at the
southeast corner of the properly.The driveway extends along the south side of the
house,and leads to a detached carport within the rear yard area,at the northwest
corner of the lot.
The applicant proposes to construct a covered,unenclosed porch on the front of
the residence,as noted on the attached site plan.The proposed porch will be
eight (8)feet wide and 19.5 feet in length.The porch will be located 17 feet back
from the front (east)property line and over 12 feet from either side property line.
The porch will be unenclosed on its north,south and east sides.
OCTOBER 26,2015
ITEM NO 'CON'T
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.Therefore,the applicant is requesting a
variance to allow the porch addition with a reduced front setback.
Staff is supportive of the requested front setback variance.Staff views the request
as reasonable.The houses within this block have approximately two (2)feet in
variation with relation to their front setbacks.The proposed porch will be located
approximately six (6)feet closer to the front property line than the homes closest to
their front property lines.Staff views the request minor enough as to have no
adverse visual impact on the adjacent properties.The proposed porch will be
unenclosed on its north,south and east sides.This will help lessen any visual
impact.The subject residence is the only home within this block with no front
porch.The proposed porch will add street appeal to this property.Staff believes
the proposed front porch with reduced front setback sill have no adverse impact on
the adjacent properties or the general area.
C.Staff Recommendation:
Staff recommends approval of the requested front setback variance,subject to the
porch addition remaining unenclosed on its north,south and east sides.
BOARD OF ADJUSTMENT (October 26,2015)
The applicant was present.There were no objectors present.Staff presented the
application with a recommendation of approval.There was no further discussion.
The item was placed on the Consent Agenda for approval as recommended by staff.
The vote was 3 ayes,0 nay and 2 absent.The application was approved.
FROM THE DESK OF
MARY HUDSON
September 28,2015
Dept.of Planning and Development
723 W Markham
Little Rock,AR
To Whom it may concern
We are requesting to add a front porch onto our house.We believe that the plan for it
fits into the neighborhood and surrounding architecture of the street.We live in the
Heights historical neighborhood and there are many houses with front porches,which
enhances the sense of community.We love to see out neighbors sitting on the their
front porches,visiting and watching the kids ride by on their bikes and play outside.
Our house is the only house on our block that does not have a 1'ront porch.The porch
we are requesting to build is 8 feet wide which is the width of our front flower bed.It
exceeds the amount of space to the street but we have a parking pad in front of our
house that the curb is on.The distance from the house to the curb of the parking pad
is 25.2 feet.With the proposed porch this distance would be 17.2 ft.But the parking
pad is 10 feet wide and then the street is beyond it.
We think this front porch would not only be aesthetically pleasing but it would also
enhance the sense of community on our street.Thank you for considering this
variance.
Sincerely yours,
Mary Hudson
ADOPTED:October 26,2015
BOARD OF ADJUSTMENT
CALENDAR OF MEETING DATES
2016
FILING DATE NOTICE DEADLINE MEETING DATE
10-27-15 12-04-15 12-14-15
12-15-15 01-15-16 01-25-16
01-26-16 02-19-16 02-29-16
03-01-16 03-18-16 03-28-16
03-29-16 04-15-16 04-25-16
04-26-16 05-13-16 05-23-16
05-24-16 06-17-16 06-27-16
06-28-16 07-15-16 07-25-16
07-26-16 08-19-16 08-29-16
08-30-16 09-16-16 09-26-16
09-27-16 10-21-16 10-31-16
11-01-16 12-02-16 12-12-16
12-13-16 01-20-17 01-30-17
NOTE:(I)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.
BOARD OF ADJUSTMENT VOTE RECORD
DATE:OC-(5 ~2 so&&
~)~w ALb4+
MEMBER A
LINDSEY POLK,CAROLYN
v'EHTA,RAJESH
TUCKER,ROBERT
WINGFIELD,BRAD
YATES,JEFF
TIME IN AND TIME OUT
LINDSEY POLK,CAROLYN
MEHTA,RAJESH
TUCKER,ROBERT CO
WINGFIELD BRAD /N
YATES,JEFF
Meeting Adjourned 2 ~II W P.M.~AYE NAYE ~ABSENT ~ABSTAIN
OCTOBER 26,2015
There being no further business before the Board,the meeting was adjourned at 2:02
p.m.
Date:1O -lN-I
Cha a Secretary