boa_06 15 2006LITTLE ROCK BOARD OF ADJUSTMENT
SPECIAL CALLED MEETING
SUMMARY OF MINUTES
JUNE 15, 2006
9:00 A.M.
Roll Call and Finding of a Quorum
A Quorum was present being four (4) in number.
II. Members Present: Andrew Francis, Chairman
Terry Burruss, Vice Chairman
Fletcher Hanson
David Wilbourn
Open Position
Members Absent: None
City Attorney Present: Debra Weldon
LITTLE ROCK BOARD OF ADJUSTMENT
SPECIAL CALLED MEETING
JUNE 15, 2006
W1111LI'll LVA
OLD BUSINESS:
ITEM NO.: FILE NO.: LOCATION:
A. Z -6615-A 1520 Rock Street
JUNE 15, 2006
ITEM NO.: A
File No.: Z -6615-A
Owner: Paul Page Dwellings, LLC
Applicant: William Page Wilson
Address: 1520 Rock Street
Description: Lot 7, Block 50, Original City of Little Rock
Zoned: R-4
Variance Requested: Variances are requested from the design provisions of Section
36-370 to allow construction of a new single family residence which does not conform to
all CCRC design standards.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Vacant Lot
Proposed Use of Property:
STAFF REPORT
Single Family Residential
A. Public Works Issues:
1. Sidewalks with appropriate handicap ramps are recommended to be
installed in accordance with Sec. 31-175 of the Little Rock Code and the
Master Street Plan. Access ramps located at the intersection and at alley
are suggested.
B. Staff Analysis:
The R-4 zoned property at 1520 Rock Street is currently undeveloped. The
property is at the northwest corner of East 16th and Rock Streets. Some site
work has taken place in preparation for construction of a new single family
residence on this lot and the two (2) lots immediately to the north. The
property is located within the Central City Redevelopment Corridor —Design
Overlay District, which was adopted by the Board of Directors in 1999 after a
JUNE 15, 2006
ITEM NO.: A (CON'T.
tornado struck the area. The Design Overlay District sets forth some design
regulations which apply to all new construction in the district.
The applicant proposes to construct a new one-story single family residence
on the lot, as noted on the attached site plan. The proposed structure
conforms to all of the area requirements of Section 36-256 of the City's Zoning
Ordinance (minimum building setbacks, maximum height, etc.). The applicant
is proposing the structure to have a flat roof, as noted on the attached building
elevations. The majority of the exterior building finish will be brick, masonry
construction, with a smaller portion of the exterior having corrugated metal
siding, also shown on the elevations provided.
Section 36-370(1) of the City's Zoning Ordinance requires that roof pitches of
less than 4:12 be prohibited in the CCRC Design Overlay District. Section 36-
370(2) requires the materials of the exterior building shell be wood, brick or a
material that resembles wood. Therefore, the applicant is requesting
variances from these ordinance standards to allow the new single family
residence to have a flat roof and a building exterior partially with corrugated
metal siding.
Staff does not support the requested variances. To staff's knowledge, this is
the first variance application from the design standards of the Central City Re -
Development Corridor -Design Review District. The standards were enacted to
assure that any new structures in the area devastated by the 1999 tornado be
constructed with design similar to a majority of the structures in the area. The
vast majority of the structures within this area have sloped roofs, with exterior
treatments of wood siding or brick. There are a few structures in the area
which vary from these design standards. These structures are mostly non -
single family residential structures and have existed for a number of years.
Although staff typically supports infill development, staff feels that the building
design as proposed could be detrimental to the area. Staff supports the efforts
of this developer in providing new housing stock to the area, but feels a
building design which conforms to the design overlay district would be most
appropriate.
C. Staff Recommendation:
Staff recommends denial of the requested variances from the Central City Re -
Development corridor -Design Overlay District.
BOARD OF ADJUSTMENT: (APRIL 24, 2006)
William Page Wilson was present, representing the application. There were no
objectors present. Staff presented the application with a recommendation of denial.
2
JUNE 15, 2006
ITEM NO.: A (_CON'T.)
BOARD OF ADJUSTMENT: (APRIL 24, 2006 CON'T.)
William Page Wilson addressed the Board in support of the application. He presented a
packet of photos and other information to the Board and explained why his building
design would be appropriate for the area. He sited examples of flat roof construction
and metal roofing/siding in the area. He gave a detailed description of the proposed
building design. It was noted that the masonry construction of the fagade would be
Norman Brick.
Chairman Francis noted that it was encouraging to see the applicant doing in -fill
development in the area. He explained that he had no concerns with the partial metal
exterior, but was concerned with the flat roof.
In response to a question from vice-chairman Burruss, Mr. Wilson briefly described the
design of the two (2) structures he was going to construct immediately to the north.
There was additional discussion of the proposed building design. Mr. Wilson noted that
the homes he constructed would be sold and not rented. He explained why he desired
the flat roof construction.
Chris Wilbourne noted that he could support the flat roof. Vice-Chiarman Burruss noted
that he also supported the flat roof, noting that there are other flat roofs in the area.
There was additional discussion of the variance issue.
There was a motion to approve the application, as filed. The motion failed by a vote of
2 ayes, 1 nay and 2 absent. The application was automatically deferred to the May 22,
2006 Agenda due to a lack of three (3) votes on either side.
BOARD OF ADJUSTMENT: (MAY 22, 2006)
Vice Chairman Burruss called the meeting to order. Roll call revealed only two (2)
members present (Burruss and Wilbourn) and lack of quorum. Staff explained that no
meeting could take place without a quorum, and that all applications would be
transferred to the June 26, 2006 Agenda.
BOARD OF ADJUSTMENT: (JUNE 15, 2006)
William Page Wilson and Rick Redden were present, representing the application. There
was one (1) person present in support and one (1) person present in opposition. Staff
presented the item noting that the only new information was two (2) letters of support and two
(2) letters of opposition.
3
JUNE 15, 2006
ITEM NO.: A (CON'T.)
BOARD OF ADJUSTMENT:
(JUNE 15, 2006 CON'T.)
William Page Wilson addressed the Board in support of the application. He presented the
Board with photos of other structures in the area. He noted that street trees would be
planted along Rock Street. He explained that the immediate neighbors were in support of the
application. He further explained that the proposed structure would be compatible with the
area.
Chairman Francis noted that the structures in the photos were there prior to the passage of
the design overlay. The issue was briefly discussed.
Rick Redden, AMR Architects, addressed the Board in support of the application. He
explained that he had worked in the downtown area for many years. He discussed the type
of structure proposed and how it would be compatible with the neighborhood.
Judi Casavechia noted that the Board of Directors of the Southside Main Street Project
supported the application.
Gerald Turner, Downtown Little Rock CDC, addressed the Board in opposition. He noted
that his organization works in the neighborhood and that they strongly support the design
overlay. He explained that the CDC will be constructing four (4) houses in the area, and that
three (3) of them had already been sold to young urban professionals. He stated that the
sense of neighborhood could be lost if the design overlay guidelines were not met. He
explained that the proposed structure would bring an industrial character to the area.
Chairman Francis briefly discussed the design overlay ordinance. He expressed a concern
with setting precedence with this application. He asked the other Board members for their
opinions.
Fletcher Hanson noted that AMR Architects had a good understanding of the downtown area.
He explained that people are looking for diversity in housing in the area. He noted concern
with deviation from the design overlay standards, but that he could support the flat roof
construction.
Vice -Chairman Burruss discussed the issue of granting variances and setting precedents.
He explained that he had no problem with the flat roof, but could not support the metal siding.
The issue of the proposed metal siding was discussed. Mr. Redden explained that a metal
with a different profile could be used. Mr. Turner made additional comments related to the
design of the building.
Chris Wilbourn explained that he had reservations about he proposed metal siding, but had
no problem with the flat roof. He noted that he could support the application.
M
JUNE 15, 2006
ITEM NO.: A (CON'T.
BOARD OF ADJUSTMENT:
(JUNE 15, 2006 CON'T.)
There was additional discussion related to the building design and the issues of colored
metal siding and roof pitch. Mr. Turner made additional comments related to the proposed
building's compatibility with the area.
The issue of siding was discussed further. Mr. Wilson noted that he would amend the
application and have the siding conform to the design overlay ordinance (wood, brick or a
material that resembles wood). The issue was discussed briefly.
Dana Carney, of the Planning Staff, explained that the flat roof issue would be an appeal of
staff's determination that the roof design did not conform with the design overlay ordinance,
and not a variance. The issue was briefly discussed.
There was a motion to approve the appeal and allow the flat roof construction. The motion
passed by a vote of 4 ayes, 0 nays and 1 open position. The appeal was approved for the
flat roof construction only.
5
2--- 66 fS-A
PaulPage Dwellings, LLC proposes to build three single-family houses on Rock Street,
an area devastated by the 1997 tornado. PaulPage Dwellings defines itself as an urban -
infill company, which uses existing infrastructure to create and promote mixed income,
mixed use, single and multi -family housing that builds upon the success of Downtown
Little Rock. PaulPage Dwellings is asking for a variance to the Central City
Redevelopment Corridor, for a flat roof and a strip of exterior along the top edge of one
single-family home.
We are asking for the roof variance, because of the three -lots we own, the topography of
this first home, located in the southeastern corner, oriented to the sun at the lowest
elevation, would allow light and air to filter into the next two lots, which will include
outdoor areas like the corner lot
The flat white -reflective roof combined with low -e glass windows, caulking, cellulose,
energy-saving appliances, lighting fixtures, framing techniques and concrete floors will
maximize energy savings to the city utilities and the homeowner and are a design element
of PaulPage Dwellings.
PaulPage Dwellings is also asking for a variance for an exterior product, galvalume or
corrugated steel to a portion of the top edge, that blends in well with the look of the home
and neighborhood where metal roofs and porches are used on existing homes. The
product is a very durable and maintenance -free product that will out last vinyl or wood
for the homeowner.
The home's main exterior product is Norman brick, all other materials, orientation,
entrances, parking and set backs will comply with the Central City Redevelopment
Corridor. It's PaulPage Dwellings desire to help create a energized area between
MacArthur Park and South Main Street.
Respectively submitted,
uj�__
William Page Wilson
PaulPage Dwellings, LLC
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June 15, 2006
There being no further business before the Board, the meeting was adjourned at 10:03 A.M.
Date: �// 3 1,1,4
Chairman