boa_03 31 2008/m
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LITTLE ROCK BOARD OF ADJUSTMENT
SUMMARY OF MINUTES
MARCH 31, 2008
2:00 P.M.
Roll Call and Finding of a Quorum
A Quorum was present being four (4) in number.
II. Approval of the Minutes of the Previous Meetings
The Minutes of the February 25, 2008 meeting were
approved as mailed by unanimous vote.
III. Members Present:
Terry Burruss, Chairman
Scott Smith
James Van Dover
Robert Winchester
Members Absent: David Wilbourn, Vice Chairman
City Attorney Present: Debra Weldon
LITTLE ROCK BOARD OF ADJUSTMENT
AGENDA
MARCH 31, 2008
2:00 P.M.
OLD BUSINESS:
A. Z-8313 118 W. 3rd Street
II NEW BUSINESS:
1. Z-3041 -A 1321 Rebsamen Park Road
2. Z-8315 2520 West 12th Street
3. Z-8316 14 Overlook Drive
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MARCH 31, 2008
ITEM NO.: A
File No.: Z-8313
Owner: Arkansas Democrat Gazette, Inc.
Applicant: John Greer, Witsell Evans Rasco Architects
Address: 118 West 3rd Street
Description: Northeast corner of West 3rd and Louisiana Streets
Zoned: UU
Variance Requested: A variance is requested from the use provisions of Section 36-
342.1 to allow use of a parking lot as a playground.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Vacant Building
Proposed Use of Property: Charter School
STAFF REPORT
A. Public Works Issues:
1. The proposed plan shows a driveway though the playground. It is
believed the plan has changed and vehicles will no longer take access
through the playground. Prior to occupancy, a traffic circulation plan must
be prepared and provided to Public Works for review and approval.
B. Staff Anal
The UU zoned property located at 118 W. 3rd Street (northeast corner of W. 3rd
and Louisiana Streets) is occupied by the three-story Gazette Building which is
currently vacant. There is an asphalt parking area at the north end of the
building. The building and parking occupy the entire west half of the block
bounded by W. 2r'd, W 3rd, Main and Louisiana Streets.
As noted by the applicant in the attached cover letter:
"The e -STEM Charter School will be occupying the historic Gazette
Building at 3rd & Louisiana Streets on July 14, 2008. This Charter School
will house elementary, middle school, and high school grades in the same
building and will be separated by floors and operate as a stand-alone
MARCH 31, 2008
ITEM NO.: A (CON'T.)
school. However, by occupying a common building there are functions
that will be shared by each school for the economic benefits. Physical
Education activities is one of these common threads."
The applicant is proposing to convert the existing paved parking area at the
north end of the building to a playground and PE area. The area will continue
to be bounded by an existing wrought iron fence along the north, east and
west sides. Some of the asphalt lot will be retained, with the remainder
replaced with concrete and landscaping, as noted on the attached site plan.
Section 36-342.1 (d)(1) of the City's Zoning Ordinance states that all uses
within the UU (Urban Use) zoning district must be inside or enclosed.
Therefore, the applicant is requesting a variance to allow conversion of the
existing paved parking lot to an outdoor playground/PE area for the Charter
School which will occupy the Gazette Building.
Staff is supportive of the requested variance to allow the playground/PE area as
an outdoor use at this location within the UU zoning district. Staff views the
request as reasonable. The property has a history of use as a parking lot which
is also considered an outdoor use. Additionally, the proposed .outdoor use is not
commercial in nature, with the playground/PE area to be used intermittently
throughout the day. Staff believes the proposed playground/PE area will have
no adverse impact on the adjacent properties or general area.
C. Staff Recommendation:
Staff recommends approval of the variance to allow an outdoor use in the UU
zoning district, subject to submittal and approval of a traffic circulation plan as
requested by Public Works.
BOARD OF ADJUSTMENT:
(FEBRUARY 25, 2008)
Staff informed the Board that the applicant submitted a letter on February 25, 2008,
requesting the application be deferred to the March 31, 2008 agenda. Staff
supported the deferral request.
The item was placed on the Consent Agenda and deferred to the March 31, 2008
agenda by a vote of 5 ayes and 0 nays.
Staff Update:
The applicant submitted a letter to staff, dated March 13, 2008, which places several
conditions on the proposed playground use, in order to satisfy concerns raised by
surrounding property owners. The letter is attached for Board review, and contains
MARCH 31, 2008
ITEM NO.: A (CON'T.)
conditions numbered 1 through 4 addressing issues of landscaping, playground
hours, fencing and security. Staff will add these as conditions of approval (see
"revised staff recommendation"). Number 5 within the letter addresses traffic issues
which will be considered by Public Works in the approval of a traffic circulation plan
for the project.
Revised Staff Recommendation:
Staff recommends approval of the variance to allow an outdoor use in the UU Zoning
District, subject to the following conditions:
1. Submittal and approval of a traffic circulation plan as requested by Public
Works.
2. Compliance with the following conditions 1 through 4 as found in the attached
letter dated March 13, 2008 from John Greer, Jr. of WER Architects/Planners:
(1) Landscaping: Nine Japanese Zelkova trees will be planted along
the perimeter of the fence as shown. The asphalt will be cut back
and tree grates installed at each tree. (Refer to Sheet L1 -submitted
to staff) .
(2) Curfew: e -STEM administrators have agreed to limiting playground
activity until 9:00 A.M. The first scheduled recess is a 9:45 A.M.
each day. Realistically there will be very little activity on the
playground, if any, until 9:45 A.M.
(3) Fence: The existing decorative aluminum fence will be retained
with the exception of the fence on the east side of the playground.
This section of the fence will be relocated 5-0" to the west to allow
construction of a sidewalk for the secondary drop-off/pick-up in the
alley. It is in great shape and should be an acceptable "nice" fence
for the neighbors.
(4) Security: The playground will be locked after hours. It is monitored
24 hours a day by security cameras and will be illuminated at night.
BOARD OF ADJUSTMENT:
(MARCH 31, 2008)
John Greer and Joe Mittiga were present, representing the application. There were
three (3) persons present with concerns. Staff presented the application with a
recommendation of approval, as noted in the "Revised Staff Recommendation" as
found in the staff report. Staff noted that the applicant would be installing eleven
(11) trees total along the north and west property lines, instead of the nine (9) trees
as previously noted by the applicant.
John Greer addressed the Board in support of the application. He briefly described
MARCH 31, 2008
ITEM NO.: A (CON'T.)
the proposed playground project. He explained that conditions have been placed on
the playground use based on concerns raised by surrounding property owners. He
noted that trees were added to the north and west property boundaries. He
described the proposed site plan.
Joe Mittiga also addressed the Board in support of the application. He noted that
there would be no use of the playground before 9:00 A.M. He explained that the
playground would typically be used twice during the morning (approximately 20
minutes each), during the lunch hour, and twice during the afternoon (approximately
20 minutes each).
Robert Winchester asked what age groups would use the playground area. Mr.
Mittiga noted that elementary children would use the playground during recess
times.
Danny Broaddrick addressed the Board with concerns. He expressed concern with
the possible noise the playground would produce. He explained that his office was
located directly across Louisiana Street from the proposed playground. He
presented photos to the Board and discussed. He noted concern with the location of
the basketball court and four-square area along the west property line. He noted
that the proposed trees would not reduce the noise level. He also noted that the
applicant had presented no time line for the phased development of the playground.
Haitham Alley also addressed the Board with concerns. He noted that his office was
south of Mr. Broaddrick's and that he shared the same concerns.
Bob East addressed the Board in support of the application. He explained that
several concerns had been worked out with the surrounding neighbors. He noted
other projects where nearby noisy uses were not a problem and explained.
Diana Lacy, representing the Capitol Hotel, noted that she was only concerned with
9:00 A.M. start of the first recess. She stated that the playground should not be
used before 9:30 A.M.
Joe Mittiga amended the application to have no activity on the playground before
9:30 A.M.
James Van Dover asked about the ages of the children using the playground. Mr.
Mittiga stated that grades K through 4 would use the playground during the morning
recesses.
Chairman Burruss commented on the proposed playground plan and use of
landscaping. The issue of trees was briefly discussed.
Robert Winchester asked if there would be a problem with children throwing things
over the fence. Mr. Mittiga noted that the children would be well supervised and
explained.
MARCH 31, 2008
ITEM NO.: A (CON'T.)
Staff explained that the applicant could defer the application if they thought they
needed additional time to address any additional concerns. Staff asked the Board to
give the applicant their thoughts on the proposed variance to allow the playground.
Chairman Burruss expressed support for the application. Scott Smith also
expressed support for the school use with playground in the downtown area. He
noted the benefits of the school use outweighed the negative issues. James Van
Dover explained that the noise level would be minimal and that the advantages
associated with the school outweighed the disadvantages. Robert Winchester also
noted support for the school with playground as being a benefit to the downtown
area.
There was a motion to approve the application as recommended by staff and revised
by the applicant (no playground use before 9:30 A.M.). The motion passed by a
vote of 4 ayes, 0 nays and 1 absent. The application was approved.
WITSELL EVANS RASCO
901West Third Street
Little Rock, Arkansas 72201
Phone 501-374-5300
Fax 501-374-5247
www.WERarch.com
Charles Witsell, Jr., FAIR
Don Evans, AIA, APA
H. Terry Rasco, FAIA
Jay Brizzolara IV, AIA
Eldon W. Bock, AIA
David Sargent, AIA
John Greer, Jr., AIA
(yp °yS) January 25, 2008
Little Rock Board of Adjustment
Department of Planning & Development
723 West Markham Street
Little Rock, AR 72201
RE: Application For Zoning Variances
e -STEM Charter School
118 W. 3rd Street
To Whom It May Concern,
The e -STEM Charter School will be occupying the historic Gazette Building at
3rd & Louisiana Streets on July 14, 2008. This Charter School will house
elementary, middle school, and high school grades in the same building and will
be seperated by floors and operate as a stand-alone school. However, by
occupying a common building there are functions that will be shared by each
school for the economic benefits. Physical Education activities is one of these
common threads.
The existing Gazette Building is currently zoned as a UU, Urban Use District,
which allows us to reconfigure and utilize the space within the building walls to
the greatest extent possible. However, there is not enough square footage
within the building to house a gymnasium or physical education / motor room.
The school basically needs an outdoor playground / physical education area.
The attached application and conceptual design portray our request for a
variance to convert the parking lot on the north side of the building to a
playground and PE area. The area is within the property boundary and does
not require acquisition of additional property. It is currently, and will continue to
be, bounded on three sides by an 8 -foot fence with sliding vehicle gates on the
west and east sides. These gates will remain open to potentially allow drop-off
of children in the morning and afternoon, but be locked during the day.
The attached conceptual design portrays our intent to provide recreation areas
for all ages. Each area will be designed to meet all playground safety
guidelines as well as ADA regulations. Where some of the asphalt lot will be
retained for basketball, hop scotch, and foursquare, the remainder of the paved
surfaces will be replaced with concrete and landscaping of shrubs and trees.
The intent of which is to soften the impact of city hard-scapes, which is so
common in the downtown area. Increased landscaping reduces water runoff,
heat sink, and solar reflection, and creates shade and aesthetic appeal to the
rigid cityscape.
Without this playground, the children are at a great disadvantage. Yes, the
school can attempt to supplement the curriculum with classroom activities, but
we all know the importance of outdoor activity. Especially in a school that
operates for 9 hours a day, 200 days a year.
We look forward to presenting this proposal to you and answering any
questions you might have.
Sincerely,
WER Arch itectsH2lanners
'AIA
cc: Walter Hussman, WEHCO
Charlie Van Deventer, WEHCO
Dr. Roy Brooks, e -STEM CEO
Joe Mittiga, e -STEM COO
Patrick Murray, East Harding
WITSELL EVANS RASCO
901West Third Street
Little Rock, Arkansas 72201
Phone 501-374-5300
Fax 501-374-5247
www.WERarch.com
Charles Witsell, Jr., FAIA
Don Evans, AIA, APA
H. Terry Rasco, FAIA
Jay Brizzolara IV, AIA
Eldon W. Bock, AIA
David Sargent, AIA
John Greer, Jr., AIA
March 13, 2008
Tony Bozynski
City of Little Rock
Planning and Development
723 W. Markham Street
Little Rock, AR 72201
RE: e -STEM Charter School
Dear Tony,
Attached to this letter is the revised site plan that reflects the landscaping that
was presented at the meeting with the city, adjoining neighbors, e -STEM
administration, and owners of The Gazette Building. The following items were
presented to the group and have received approval by the building owner and
fie\ -STEM_
11) Landscaping: Nine Japanese Zelkova trees will be planted along the
v perimeter of the fence as shown. The asphalt will be cut back and tree
grates installed at each tree. (Refer to Sheet L1 — attached)
i
2. Curfew: e -STEM administrators have agreed to limiting playground
activity until 9:00 A.M. The first scheduled recess is at 9:45 A.M. each
day. Realistically there will be very little activity on the playground, if
any, until 9:45 A.M.
L3.) Fence: The existing decorative aluminum fence will be retained with the
exception of the fence on the east side of the playground. This section
of the fence will be relocated 5'-0" to the west to allow construction of a
sidewalk for the secondary drop-off / pick-up in the alley. It is in great
shape and should be an acceptable "nice" fence for the neighbors.
i4/ Security: The playground will be locked after hours. It is monitored 24
hours a day by security cameras and will be illuminated at night.
5. Traffic Analysis: The revised traffic analysis has been presented to Bill
Henry as of 3-12-08. Other than a request for more detail at Center
Street and the intersections of 2nd, 3rd and 4th streets, everything
appears to be working with the following criteria:
Change Louisiana to 2 -way traffic between 4th and 2nd Street.
2. Drop-off / pick-up on Louisiana
3. Drop-off / pick-up on 3rd Street.
4. Secondary drop-off / pick-up in the alley (northbound from 3rd
Street). There is no longer any queing on 2nd Street.
5. e -STEM will staff drop-off points with teachers to maintain safety
at all drop-off and pick-up times.
6. All models have assumed worst-case scenario — 100% car
riders.
We feel that we have just about expended our solutions and hope that the
Board of Adjustments can agree to these proposed modifications. If you should
have any questions, please don't hesitate to call.
Sincerely,
WER Architects/Planners
Johl Gre , Jr.,
Vic Preside
MARCH 31, 2008
ITEM NO.: 1
File No.: Z-3041 -A
Owner: Jack Holtzman and Donna Mayfield
Applicant: Jack Holtzman
Address: 1321 Rebsamen Park Road
Description: Lot 1, Top Cat Subdivision
Zoned: C-3
Variance Requested: Variances are requested from the building line provisions of Section
31-12, the easement provisions of Section 36-11 and the area provisions of Section 36-301
to allow a building addition with reduced street side setback and encroachment across a
platted building line and into an easement.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Restaurant
Proposed Use of Property: Restaurant
STAFF REPORT
A. Public Works Issues:
The four (4) parking spaces immediately west of the proposed addition are
recommended to be removed or the parking lot configuration changed, due to
the location of the driveway access at the northwest corner of the property,
which could create a hazard in on-site vehicular movements. It is also
recommended the driveway at the northwest corner of the property be a one-
way out only drive.
B. Landscape and Buffer Issues:
Site plan must comply with the City's landscape and buffer ordinance
requirements.
With this small addition, a small amount of landscaping will be required. It is
recommended that landscaping be installed along the Cedar Hill Road side or
at the intersection of the two streets. This will increase both the aesthetics of
MARCH 31, 2008
ITEM NO.: 1 (CON'T.)
the property and the property value while also helping with on site circulation of
traffic and curb appeal.
C. Utility Issues:
• Little Rock Wastewater — no objection to building addition.
• Central Arkansas Water — the proposed addition will be allowed, with the
provision that care be taken not to damage the existing 12 -inch asbestos
cement water line.
• SWB/AT&T — no comment received.
• Centerpoint Energy — no comment received.
• Entergy — no comment received.
D. Staff Analysis:
The C-3 zoned property at 1321 Rebsamen Park Road is occupied by a one-
story commercial building. The property is located at the southeast corner of
Rebsamen Park Road and Cedar Hill Road. There is paved parking on the
east and west sides of the building. There are existing driveways from
Rebsamen Park Road at the northwest and southwest corners of the property.
A retaining wall along Cedar Hill Road is located along the north property line.
There is a restaurant which occupies the north portion of the building, with a
liquor store in the south portion. There is a five (5) foot wide canopy covering a
walkway along the front of the building. The property contains a 40 foot front
platted building line along the west boundary and a 10 foot side platted building
line and easement along the north boundary. The existing building extends
across the north building line and into the utility easement, with no setback from
the north property line.
The applicant proposes to construct a 12 foot by 36 foot screened porch
addition to the northwest corner (west side) of the building, as noted on the
attached site plan. The addition will be to accommodate outdoor dining for the
existing restaurant (Town Pump). The addition will be located 47 feet back
from the front (west) property line. The addition will also extend to the north
side property line, across the 10 foot side platted building line, and into the
utility easement.
Section 36-301(e)(2) of the City's Zoning Ordinance requires a minimum street
side setback of 25 feet. Section 36-11(f) allows no building encroachments into
utility easements unless approved by the Board of Adjustment. Section 31-12(c)
of the Subdivision Ordinance requires encroachments across platted building
lines be reviewed and approved by the Board of Adjustment. Therefore, the
applicant is requesting variances from these ordinance standards to allow the
proposed porch addition with a reduced street side setback, and to extend across
a side platted building line and into a utility easement.
MARCH 31, 2008
ITEM NO.: 1 (CON'T.)
Staff is supportive of the requested variances. Staff views the request as
reasonable. As noted in the attached cover letter, the applicant notes that the
existing commercial building was in place at the time the right-of-way was
acquired for Cedar Hill Road, with the right-of-way being acquired to the north
building fagade. The 10 foot platted building line and easement were
established with the platting of the property, after right-of-way acquisition,
without regard to the existing building placement. The applicant is proposing to
extend the north wall of the existing building for the proposed screened porch
addition. Staff's support is based on the facts that there is additional right-of-
way for Cedar Hill Road between the existing building and the edge of the
street, and that the utilities who submitted responses to the proposed addition
do not object to its construction. Staff believes the proposed porch addition for
outdoor dining will have no adverse impact on the adjacent properties or the
general area. There is ample parking on the site to accommodate the
additional restaurant seating.
E. Staff Recommendation:
Staff recommends approval of the requested variances, subject to the following
conditions.
1. Compliance with the Landscape and Buffer comments as noted in
paragraph B. of the staff report.
2. Compliance with the Central Arkansas Water comment as noted in
paragraph C. of the staff report.
3. The driveway at the northwest corner of the property must be a one-
way out only drive with signage provided.
BOARD OF ADJUSTMENT:
(MARCH 31, 2008)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 4 ayes, 0 nays and 1 absent.
TOwn J : Pump
COLD BEER & GOOD FOOD
1321 RMMMEN PARK ROAD • UME ROM ARAM AS 72202
February 20, 2008
Mr. Dana Carney
Zoning and Subdivision Administrator
City of Little Rock Department of Planning and Development
723 West Markham
Little Rock, AR 72201
Re: Request for Zoning Variance of Building Line
Lot 1, Top Cat Subdivision
Town Pump Restaurant
1321. Rebsamen Park Road
Little Rock, Arkansas 72202
Dear Mr. Carney:
Application has been made to construct a 12 foot by 36 foot outdoor covered patio
attached to the west side of the existing building at the referenced address. As shown on
the attached site plan, the existing building is located with the north edge of the building
located on the Cedar Hill Road right-of-way line. The building line has been shown 10
feet south and parallel to the right-of-way line. The right-of-way and building setback
lines were platted at the time of right-of-way acquisition for the construction of the Cedar
Hill Road and overpass in the late 1960's. The building was in place and in use as
commercial property at the time of the plat. The platted building setback line did not
regard the building location. The Planning Commission at that time recognized the
building was in place and recommended that the building setback line be adjusted to
reflect the presence of the existing building and use of the property. However, this
adjustment was not reflected on the plat that was filed.
We are requesting a variance from the existing building line and permission to construct
this outdoor covered patio addition as shown on the attached site plan and survey. We
believe this request is consistent with the intent of the platting in the 1960's.
Please contact me if you need additional information.
Sincerely,
Z
Mr. Jack Holtzman
Owner and Proprietor
Town Pump Restaurant
MARCH 31, 2008
ITEM NO.: 2
File No.: Z-8315
Owner: Freeze Drapery Cleaners
Applicant: Scott Bray
Address: 2520 West 12" Street
Description: Northeast Corner of West 12th Street and Jones Street
Zoned: C-3
Variance Requested: Variances are requested from the area provisions of Section 36-301
and the parking provisions of Section 36-502 to allow a building addition with reduced rear
setback and no increase in off-street parking.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Residential and Commercial Dry Cleaners.
Proposed Use of Property: Residential and Commercial Dry Cleaners.
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Landscape and Buffer Issues:
Site plan must comply with the City's landscape and buffer ordinance
requirements.
With the addition to building the associated parking lot must also come into full
compliancy with the landscape ordinance which will include the cutting/removal
of asphalt along both Jones Street and W. 12th Street. A six foot nine inch (6'-
9") wide landscape strip is required per the landscape ordinance. Currently,
this site is not meeting this minimal amount along both streets. A variance from
this minimal amount will require approval from the City Beautiful Commission
prior to the issuance of a building permit.
MARCH 31, 2008 t
ITEM NO.: 2 (CON'T.)
This site is located within the mature area of the city; therefore, these
calculations take into account this factor and the minimal amounts are reflected
as such.
The zoning buffer ordinance requires a six foot nine inch (6'-9") wide street
buffer around the sites entirety. Currently, this site is not meeting this minimal
amount along the northern, southern, and eastern property lines and would also
require the elimination of asphalt along both Jones Street and W. 12th Street.
C. Staff Analysis:
The C-3 zoned property at 2520 W. 12th Street is occupied by a one-story
commercial building occupied by Freeze Drapery Cleaners. The property is
located on the northeast corner of W. 12th and Jones Streets. There is paved
parking along the south and east (within a fenced area) sides of the building.
Driveways from W. 12th Street serve as access. There are approximately 15
paved parking spaces on the site, including within the fenced area. A 20 foot
wide alley right-of-way is located along the east property line. A metal
accessory storage building is located on the east side of the commercial
building. There is also a six (6) foot wood fence along the east property line
which will remain.
The applicant proposes to construct an addition to the existing commercial
building along its north and east sides, as noted on the attached site plan. The
addition will be constructed of prefabricated metal, painted to match the existing
building. The addition will be located 31.9 feet back from the front (west)
property line, 10 feet from the rear (east) property line and on the north side
property line. The east portion of the building addition will have a garage door
(facing W. 12th Street) for enclosed parking of the business' van. The
remainder of the building addition will be to enlarge the existing drapery
cleaning business. The applicant has also noted that there will be two (2) or
three (3) additional employees with the building addition. The applicant is
requesting two (2) variances with the proposed building addition.
The first variance is from Section 36-301(e)(3) of the City's Zoning Ordinance.
This section requires a minimum rear (east) setback of 15 feet for this C-3
zoned corner lot. As noted previously, the proposed building addition will be
located 10 feet back from the rear (east) property line. The metal storage
building on the east side of the commercial building will be removed with the
proposed building addition.
The second variance is from the parking provisions of Section 36-502(b)(3)a.
This section requires 11 additional off-street parking spaces for the proposed
building addition (1 space per 300 square feet). A total of 28 spaces would be
required for the entire building, including addition. As noted previously, there
are approximately 15 parking spaces within the paved area on the south and
east sides of the building. The applicant is proposing no additional parking
spaces with the proposed addition. The applicant has noted that the existing
MARCH 31, 2008
ITEM NO.: 2 (CON'T.)
parking will be sufficient to serve the existing business, given the nature of the
business having very little customer traffic. The existing parking will
accommodate the employees' vehicles with a few additional spaces for
customers.
Staff is supportive of the requested variances. Staff views the request as
reasonable. With respect to the rear setback variance, there is a 20 foot wide
platted alley right-of-way along the east property line. The proposed 10 foot
rear setback in conjunction with the alley will allow ample separation between
the proposed building addition and any structures to the east. Additionally, the
proposed addition only runs approximately 50 feet along the entire 135 foot
east property boundary. Staff also views the parking variance as reasonable,
given the nature of the existing business having very little customer traffic. The
applicant has noted that the existing parking will accommodate employee
parking and anticipated customer traffic. Staff will support the parking variance
for the Freeze Drapery Cleaners occupancy only. If the building occupancy
changes, the parking issue must be brought back before the Board of
Adjustment.
As noted in paragraph B. of the staff report, the proposed building will create a
landscape/buffer upgrade requirement. The City Beautiful Commission must
grant variances associated with the landscape requirements. Staff will support
variances associated with the landscape and buffer requirements if needed for
this developed site within the nature area of the City. Staff believes the
proposed building addition, with variances, will have no adverse impact on the
adjacent properties or the general area.
D. Staff Recommendation:
Staff recommends approval of the requested variances, subject to the following
conditions.
1. Compliance with the landscape requirements as noted in paragraph
B. of the staff report, or file for a variance from the City Beautiful
Commission.
2. The addition must be painted to match the existing commercial
building.
3. The parking variance is for the "Freeze Drapery Cleaners" occupancy
only. If the occupancy of the building changes, the variance for
reduced parking will be taken back to the Board of Adjustment.
MARCH 31, 2008
ITEM NO.: 2 (CON'T.)
BOARD OF ADJUSTMENT:
(MARCH 31, 2008)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 4 ayes, 0 nays and 1 absent.
March 11, 2008
Department of Planning and Development
723 West Markham
Little Rock, Arkansas 72201
RE: Zoning variance
Freeze Drapery Cleaners
Little Rock, Arkansas
To Whom It May Concern:
The reason for this application is to obtain a zoning variance to aid in the building
expansion of Freeze Drapery Cleaners which is currently zoned C-3. We would like to
request the variance to be applied on the east side of the building which is next to an R-4
area. Freeze Drapery and the R-4 land are separated by a 20' alley. The current zoning
would require us to build 15' off of the east property line. Our request is to obtain 5 more
feet and change the zoning on the east side to 10'. This would provide an indoor parking
area for our van at night. In the past there have been problems with people vandalizing
our vehicles. This extra 5' would also allow easier access around existing structures.
There is currently a 6' privacy fence between the alley and east property line to help
separate the properties. This fence would stay in place.
The current building will also be expanded on the north side. Total expansion will be
approximately 3,500 sq. ft. This expansion will enable our business to be more efficient
and increase production. When we expand, we will be hiring 2-3 additional full time
employees. There is currently sufficient parking for a least 15 vehicles which is ample for
our employees and customers.
We would greatly appreciate your consideration with this proposal. If there are any
questions or information that you need, you may contact me at 374-0236.
Th
Scott Bray, Owner
John Meckfessel, Owner
Freeze Drapery Cleaners
MARCH 31, 2008
ITEM NO.: 3
File No.: Z-8316
Owner: Allen E. and Joan A. Davis
Applicant: Allen Davis
Address: 14 Overlook Drive
Description: Lot 95, Overlook Park Addition
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of Section 36-
156 to allow a detached carport with reduced front setback and separation from the
principal structure.
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 14 Overlook Drive is occupied by a two-story brick
and frame single family residence. There is a two -car wide driveway from
Overlook Drive which serves as access to a front -loading garage at the
northeast corner of the residence. The property slopes downward from front to
back (north to south), and backs up to a wooded area. The lot contains a 15
foot front platted building line.
The applicant proposes to construct a 22 foot by 30 foot detached carport
structure on the east side of the residence, as noted on the attached site plan.
The proposed carport will be unenclosed, with a covered (unenclosed)
walkway between it and the residence. The carport will be located 19 to 20
feet back from the front (north) property line and four (4) feet back from the
MARCH 31, 2008
ITEM NO.: 3 (CON'T.)
east side property line. The carport will have five (5) feet of separation from
the residence. The applicant has noted that the carport will be constructed to
match the residence's exterior. The existing garage will be enclosed with the
existing driveway removed. A new driveway from Overlook Drive will be
constructed to serve the proposed carport.
Section 36-156(a)(2)c. of the City's Zoning Ordinance requires a minimum
front setback of 60 feet for accessory structures in R-2 zoning. Section 36-
156(a)(2)b. requires a minimum separation of six (6) feet between an
accessory building and principal structure. Therefore, the applicant is
requesting variances to allow the proposed carport with a reduced front
setback and separation from the principal structure.
Staff is supportive of the requested variances. Staff views the variances as
relatively minor issues. The excessive downward slope of the property from
Overlook Drive makes it extremely difficult to locate the accessory carport
structure further back on the property. As long as the carport structure is
constructed to match the existing residence, including roof pitch, staff believes
it will have no adverse impact on the adjacent properties or neighborhood.
C. Staff Recommendation:
Staff recommends approval of the requested variances, subject to the
following conditions:
1. The carport structure and covered walkway must remain unenclosed
on all sides.
2. The carport structure must be constructed to match, including roof
pitch, the existing residence.
BOARD OF ADJUSTMENT:
(MARCH 31, 2008)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 4 ayes, 0 nays and 1 absent.
I �-
Allen E. Davis
14 Overlook Drive
Little Rock, Arkansas 72207
Phone: 960-4152
Little Rock Board of Adjustments
Dear Sir/Madam:
This letter and attached documents are submitted as a proposal and justification regarding
home re -modeling plans that will require zoning variances as further described below.
To preface the need for the new structure described below, let me state that extensive
interior and exterior renovations are underway at this time. Those renovations include
enclosure of what is currently an attached garage, along with renovations to improve the
curb appeal and continuity of the home's exterior.
With the current garage structure being enclosed and made into a spare bedroom suite,
there comes a need for a new parking structure. The plan is for a new detached carport.
This structure will occupy 660 square feet of area 5 feet from the north-eastern side of the
existing home. This will be a completely open structure with dimensions of 22' x 30'. I
want to stress that the new structure will be finished with materials to match the home's
new exterior, again, with the intent to create a continuous and attractive appearance. The
north-eastern comer of the carport will start at 4 feet from the eastern property line and
20 feet back from the northern (front) property line. It will then extend 30 feet south
while remaining parallel and 4 feet from the eastern property line, then 22 feet west, 30
feet north and then back 22 feet east.
I feel that the parking structure is necessary and I am requesting all applicable variances
based on the following combination of factors:
• The proximity of the current home structure to the street would allow for only
limited parking space in the current driveway.
• The excessive slope of the yard would make placement of parking area in the rear
difficult and require the destruction of more of the natural landscaping.
• The proposed carport structure would prevent the necessity for parking on the
street.
Thank you in advance for your consideration of this matter. I can be reached at the phone
number above if needed..
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March 31, 2008
There being no further business before the Board, the meeting was adjourned at 2:45 p.m.
Date: /Z3 /'O�
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1-4
Chairmen Secretary