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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 �/