boa_06 27 2016LITTLE ROCK BOARD OF ADJUSTMENT
SUMMARY OF MINUTES
JUNE 27, 2016
2:00 P.M.
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 May 23, 2016 meeting were
approved.
Members Present:
Frank Allison
Carolyn Lindsey Polk
Christopher Smith
Robert Tucker, Vice Chairman
Jeff Yates, Chairman
Members Absent: None
City Attorney Present: Debra Weldon
LITTLE ROCK BOARD OF ADJUSTMENT
AGENDA
JUNE 27, 2016
2:00 P.M.
OLD BUSINESS.-
No
USINESS:
No Old Business
11. NEW BUSINESS:
1. Z -3660-H 11,500 Bass Pro Parkway (tentative address)
2. Z -4827-C 6901 Interstate 30
3. Z9142 3208 Imperial Valley Drive
JUNE 27, 2016
ITEM NO.: 1
File No.: Z -3660-H
Owner: Gateway Creek, LLC
Applicant: Pat McGetrick
Address: 11,500 Bass Pro Parkway (tentative address)
Description: Lot 27, Gateway Town Center (unplatted)
Zoned: C-4
Variance Requested: A variance is requested from the height provisions of Section
36-302 to allow construction of a hotel building which exceeds the maximum height
allowed.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Undeveloped Lot
Proposed Use of Property: Hotel
STAFF REPORT
0
Public Works Issues:
No Comments.
Landscape and Buffer Comments:
Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. Signage is to be reviewed and permitted separately.
3. A land use buffer six (6) percent of the average width/depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The neighboring property to the west is zoned OS, a minimum twenty
three (23) foot buffer will be required. As a component of all land use buffer
requirements, opaque screening, whether a fence or other device, a minimum
of six (6) feet in height shall be required upon the property line side of the
buffer. A minimum of seventy (70) percent of the land use buffer shall be
undisturbed. Easements cannot count toward fulfilling this requirement. The
plantings, existing and purposed, shall be provided within the landscape
ordinance of the city, section 15-102. An evergreen screen or opaque fence
will need to be placed along this west property line.
JUNE 27, 2016
ITEM NO.: 1 (CON'TJ
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. 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 perimeter
planting strip to the north is deficient.
5. 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. Staff Analysis:
The C-4 zoned property at 11,500 Bass Pro Parkway is currently undeveloped. The
property is located just east of the new outlet mall development. The property is
comprised of 1.86 acres and is Lot 27 of the Gateway Town Center Addition. The
lot was approved with the preliminary plat of the subdivision, but has not yet been
final platted.
The applicant proposes to construct a new four-story hotel building on the property,
as noted on the attached site plan and elevation sketches. The hotel building will
be located near the center of the lot, with paved parking on the north, south and east
sides of the structure. A shared driveway from Bass Pro Parkway will serve as
access to the site. The hotel building will have an overall height of 45 feet -4 inches.
The fagade of the building will be "bumped -up" by three (3) feet at several points
around the structure.
Section 36-302(d) of the City's Zoning Ordinance allows a maximum building height
of 35 feet for structures in C-4 zoning. Therefore, the applicant is requesting a
variance to allow construction of a new hotel building with a height of 45 feet -4 inches
to 48 feet -4 inches. The proposed building exceeds all of the building setback
requirements.
Staff is supportive of the requested building height variance. Staff views the request
as reasonable. The subject property is located within a very large commercial
subdivision which contains several buildings larger than the proposed hotel building,
and lots which are considerably larger. The property also backs up to a very large
area of floodway. The proposed building will not be out of character with other
structures in this subdivision. In 2012 the Board of Adjustment approved a building
height variance for the Bass Pro facility. Also, a conditional use permit, with building
height variance, was recently filed for a proposed theatre development immediately
north of the proposed hotel building. Staff believes the construction of a hotel
building with increased building height at this location will have no adverse impact
on the surrounding properties or general area.
2
JUNE 27, 2016
ITEM NO.: 1 (CON'T.
D. Staff Recommendation:
Staff recommends approval of the requested building height variance, subject to the
following conditions:
1. Compliance with the Landscape and Buffer requirements as noted in
paragraph B. of the staff report.
2. A final plat must be completed prior to a building permit being issued.
BOARD OF ADJUSTMENT
(June 27, 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.
McGetrick ;, ti. e I
Civil '
May 24, 2016
Monte Moore
City of Little Rock, Arkansas
Planning and Development
723 West Markham
Little Rock, AR 72201-1334
Re: Variance for Height Proposed Lot 27 Gateway Town Center
Dear Mr. Moore:
We are herewith submitting a variance for height for the above referenced project. The proposed use
for the property is for a hotel with maximum height of 50 feet. The property is currently zoned C-4
which restricts the height to 35 feet. We therefore are asking for a variance in this height restriction.
If you have any questions regarding the information provided, please feel free to contact me.
Sincerely,
Mc ick & McGetrick, Inc.
Patrick M. cGetrick, P.E.
PM:cmc
16o- Bass )leo Parkway
Little Rock, AR 72210
501- 455-8$99
501-455-10525
mcgetrick2@sbeglobal.net
JUNE 27, 2016
ITEM NO.: 2
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Z -4827-C
Hiland Dairy
Eric Warford
6901 Interstate 30
Lots 1, 5 and 7, Tucker's Commercial Acres Addition
1-2
Variance Requested: Variances are requested from the building line provisions of
Section 31-12 and the easement provisions of Section 36-11
to allow a building addition which crosses a platted building
line and encroaches into a utility easement.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Milk Processing Facility
Proposed Use of Property: Milk Processing Facility
STAFF REPORT
A. Public Works Issues:
1. The floodway on the property must be dedicated to the City in the form of a
floodway easement prior to final approval of the project.
2. An elevation certificate must be submitted to the City once the construction is
complete.
B. Landscape and Buffer Comments:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. Signage is to be reviewed and permitted separately.
3. Proposed building addition will not require any new landscape. All existing
landscape areas shall be protected as per City of Little Rock Landscape
Ordinance (Sec. 16-100). Any trees or vegetation located in close proximity to
construction shall have the area within the dripline fenced and protected from
development activities. Any existing landscape or irrigation disturbed by
construction shall be repaired or replaced before completion and final
acceptance of the project.
JUNE 27, 2016
ITEM NO.: 2 (CON'T.
4. 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. Utility Company Comments:
• AT&T — No objection to easement encroachment.
• Centerpoint Energy — No objection to easement encroachment.
• Central Arkansas Water — No objection to easement encroachment.
• Entergy — No objection to easement encroachment.
• Little Rock Wastewater Utility — No objection to easement encroachment.
D. Staff Analysis:
The 1-2 zoned property at 6901 Interstate 30 is occupied by the Hiland Dairy
development. The property is located on the eastern side of 1-30, south of W. 65th
Street. The property consists of two industrial buildings. The south building contains
warehouse space and a production facility, with the north building being a shop
building. There is a 40 foot front platted building line along the front of each lot.
There are 30 foot side platted building lines between the lots and a 10 foot utility
easement on each side of the dividing lot lines.
The applicant proposes to construct a 70 foot by 125 foot addition on the north end
of the south building, as noted on the attached site plan. The proposed addition will
be for a case washing facility for the dairy. The proposed addition will encroach into
the 30 foot side platted building line, extending across the dividing side lot line. The
addition will also extend into both 10 foot utility easements.
Section 36-11(f) of the City's Zoning Ordinance requires that easement
encroachments be reviewed and approved by the Board of Adjustment. 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 building addition
with an easement encroachment and which crosses a side platted building line.
Staff is supportive of the requested easement and building line variances. Staff
views the request as reasonable. Staff feels that the variances to allow easement
and building line encroachments will allow the applicant a needed expansion to the
existing facility. Additionally, the proposed building additions, with variances will
have no adverse impact on the abutting properties or the general area. The property
is located along a major interstate, with industrial zoned property to the north and
south and a large area of floodway to the east. In 2001, a larger addition with similar
variances was approved between Lots 5 and 7 of this development.
JUNE 27, 2016
ITEM NO.: 2 (CON'T.
If the Board approves the building line variance, the applicant will have to complete
a one -lot a replat reflecting the change in the platted side building line for the
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.
E. Staff Recommendation:
Staff recommends approval of the requested easement and building line variances,
subject to the following conditions:
1. Completion of a one -lot replat reflecting the change in the side platted
building line as approved by the Board.
2. Compliance with the Public Works comments and Landscape and Buffer
comments as noted in paragraphs A. and B. of the staff report.
BOARD OF ADJUSTMENT
(June 27, 2016)
The applicant was present. There were no objectors present. Staff explained that the
variance for building line encroachment was no longer needed, as the applicant's
surveyor determined that the property contained no side platted building lines. Staff
recommended approval of the requested easement variance, subject to compliance
with the Public Works comments and Landscape and Buffer comments as noted in
paragraphs A. and B. of the staff report. There was no further discussion. The item
was placed on the consent agenda and approved as revised and recommended by
the vote of 5 ayes, 0 noes and 0 absent.
Heritage Engineering
PO Box 505
Benton, Ar. 72018
RE: Hiland Dairy
120ftx70ft Case Wash Dock Addition
To Whom It May Concern With the City of Little Rock,
2-7 - C-
Hiland Dairy is proposing to construct a 120ft x 70ft enclosed Case Wash dock at their existing facility
located at 69011-30 Little Rock, AR on the Plat of Tucker's Commercial Acres Lot 1 and 5. The majority
of the proposed building is located on Lot 5 but will encroach the property line between Lot 5 and 1
approximately 3ft. Hiland is proposing to the City of Little Rock to abandon the existing utility
easements along the property line between Lot 5 and 1 that will allow the building to be constructed
over the property line and onto the existing easements.
Respectfully Submitted,
Eric Warford, PE
Heritage Engineering
JUNE 27, 2016
ITEM NO.: 3
File No.: Z-9142
Owner: James and Laura Ross
Applicant: Larry R. Troillett
Address: 3208 Imperial Valley Drive
Description: Lot 10, Block 29, Pleasant Valley 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 building addition with a reduced front and side
setbacks 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 3208 Imperial Valley Drive is occupied by a two-story
brick and frame single family residence. The property is located on the west side of
Imperial Valley Drive, south of Sabine Valley Drive. The lot contains a 25 foot front
platted building line along the Imperial Valley Drive frontage.
The applicant proposes to construct a two-story addition to the front and south side
of the existing house, as noted on the attached site plan. The proposed addition will
extend four (4) feet out from the front of the house, crossing the front platted building
line by three (3) feet. This will result in a front setback of 22 feet. The addition on
the south side of the residence will be 7.5 feet in width. The side addition will have
a setback of approximately 9.5 feet from the south side property line. There will also
be a set of steps which will extend from the southwest corner of the addition toward
the south side property line. The steps will be five (5) to six (6) feet back from the
south side property line.
JUNE 27, 2016
ITEM NO.: 3 (CON'T.)
Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front
setback of 25 feet. Section 36-254(d)(2) requires a minimum side setback of eight
(8) feet. 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
building addition with reduced front and side (steps) setbacks and which crosses a
front platted building line.
Staff is supportive of the requested setback and building line variances. Staff views
the request as reasonable. The proposed 22 foot front setback represents a very
minor encroachment across the 25 foot front platted building line. Staff can typically
sign -off on a front setback of 22.5 feet, if a platted building line does not exist.
Although the fronts of the houses along the west side of Imperial Valley Drive do
align fairly well, the proposed front encroachment will be minor enough as to not be
very noticeable. The proposed side setback variance will only be for a set of
uncovered steps leading to the second floor of the residence. Staff believes the
proposed addition with reduced front and side setbacks will have no adverse impact
on the adjacent property 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 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 approval of the requested 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 applicant must submit a letter of approval from the Pleasant Valley POA
prior to a building permit being issued.
BOARD OF ADJUSTMENT
(June 27, 2016)
Staff informed the Board that the applicant failed to complete the notification to
surrounding property owners as required. Staff recommended the application be
deferred to the July 25, 2016 agenda. The item was placed on the consent agenda
and deferred to the July 25, 2016 agenda by the vote of 5 ayes, 0 noes and 0 absent.
2
LARRY TROILLETT, AIA
ARCHITECT
May 23, 2016 43
Little Rock Department of Planning and Development
723 W. Markham
Little Rock, Arkansas
Re: Application for Residential Zoning Variance
I am an architect writing this letter on behalf of my clients Donnie and Laura Ross. I am
hereby requesting a residential front yard setback variance for the residence of Laura & Donnie
Ross at 3208 Imperial Valley Drive Little Rock, AR 72212. (LOT 10, block 29, Pleasant Valley
Addition)
This home was designed and built in 1971 and has a two car garage with dimensions of
about 19 feet wide and 20 feet deep. It has two 8 -foot wide overhead doors that are only about 1
foot 4 inches apart. They are in need of a larger garage in both length and width to accommodate
their vehicles, one of which is 19 feet 3 inches in length and 7 feet 9 inches wide from mirror to
mirror. Our plan is to widen the garage by about seven and a half feet and lengthen the garage by
about 4 feet. Due to the location of the garage which is entered from the front, street facing, side
and the slope of the terrain, this can only be accomplished by extending the front of the house
toward the street by the 4 feet we need. The attached survey will attest that the original home
was built 1 -foot back from the 25 foot front yard setback line. Our request is that you allow us to
overstep the original front setback line by 3 -feet. As part of this remodeling project we are
changing the front entry area of the home as well and these changes are all in accordance with
Pleasant Valley Homeowners Association design guidelines.
Sincerely,
LarryfTr
illett, AIA
5 Catina Ct.
Little Rock, Ar 72211
Larry R. Troillett, AIA 5 Catina Ct Little Rock, AR 72211 479 981 0729
BOARD OF ADJUSTMENT VOTE RECORD
DATE: Z ^7 Z a
MEMBER
ALLISON, FRANK
LINDSEY POLK, CAROLYN
SMITH, CHRISTOPHER
✓
,/
✓
TUCKER, ROBERT
✓
✓
YATES, JEFF
TIME IN AND TIME OUT
ALLISON, FRANK
LINDSEY POLK, CAROLYN
SMITH, CHRISTOPHER
!TUCKER, ROBERT
YATES, JEFF
✓AYE ® NAYE N ABSENT ABSTAIN Meeting Adjourned �:0-5 P.M.
JUNE 27, 2016
There being no further business before the Board, the meeting was adjourned at 2:03
p.m.
Date:
09�j
Chairman 9 �/