boa_09 26 2005LITTLE ROCK BOARD OF ADJUSTMENT
SUMMARY OF MINUTES
SEPTEMBER 26, 2005
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 Meeting
The Minutes of the August 29, 2005 meeting were
approved as mailed by unanimous vote.
III. Members Present: Andrew Francis, Chairman
Terry Burruss, Vice Chairman
Fletcher Hanson
David Wilbourn
Debra Harris
Members Absent: None
City Attorney Present: Debra Weldon
LITTLE ROCK BOARD OF ADJUSTMENT
AGENDA
SEPTEMBER 26, 2005
2:00 P.M.
I. OLD BUSINESS:
ITEM NO.: FILE NO.: LOCATION:
A. Z-3371-0 11821 Colongel Glenn Road
B. Z-7893 4409 West 12th Street
C. Z-4701 -B 11121 N. Rodney Parham Road
D. Z-7901 15604 Taylor Loop Road
II. NEW BUSINESS:
ITEM NO.:
FILE NO.:
LOCATION:
1.
Z -7847-A
5425 Centerwood Road
2.
Z-7924
#1 Rocky Valley Cove
3.
Z-7925
1901 N. Tyler Street
4.
Z-7926
6811 Burton Street
5.
Z-7927
105 Courts Lane
6.
Z-7929
305 President Clinton Avenue
7.
Z-7930
1417 S. Buchanan Street
8.
Z-7931
401-411 President Clinton Avenue
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SEPTEMBER 26, 2005
ITEM NO.: A
File No.: Z-3371-0
Owner: Metropolitan National Bank
Address: 11821 Colonel Glenn Road
Description: Lot 1, 1 -430 -Colonel Glenn Commercial Subdivision
Zoned: C-3
Variance Requested: A variance is requested from the sign provisions of Section 36-
557 to allow wall signs without public street frontage.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Branch Bank
Proposed Use of Property: Branch Bank
STAFF REPORT
A. Public Works Issues:
No Comments
B. Staff Analysis:
The C-3 zoned property at 11821 Colonel Glenn Road is occupied by a branch
bank facility which was recently constructed. The property is located at the
southeast corner of Colonel Glenn Road and David O. Dodd Road. There are
subdivision access roads located along the south and east property lines.
Access to the branch bank facility is from the subdivision access roads.
As part of the bank development, the applicant is proposing wall signs on all
four (4) sides of the building. There are currently wall signs on the north, east
and west building facades. The sign on the east facade consists of the
Metropolitan Bank eagle logo. The applicant also proposes to place a sign on
the south building fagade which will match the existing sign on the north (front)
fagade. All of the wall signs are under 10 percent of the building fagade area
for each side of the structure.
SEPTEMBER 26, 2005
ITEM NO.: A (CON'T.
Section 36-557(a) of the City's Zoning Ordinance requires that all on -premise
wall signs face required street frontage except in complexes where a sign
without street frontage would be the only means of identification. Therefore,
the applicant is requesting a variance to allow the wall signs on the east and
south building facades with no public street frontage.
Staff is supportive of the requested variance. Staff feels the request is
reasonable. Although there are not public streets along the south and east
property lines, there will be access drives along these property lines which will
serve the remainder of the subdivision. These drives will essentially function
as public streets. Therefore, staff feels that it will be appropriate to have wall
signs on the east and south facades, and that these signs will have no adverse
impact on the adjacent properties or the overall subdivision.
C. Staff Recommendation:
Staff recommends approval of the requested sign variance, subject to permits
being obtained for all signs.
BOARD OF ADJUSTMENT:
(AUGUST 29, 2005)
Staff informed the Board that the applicant requested to defer the application to the
September 26, 2005 Agenda. Staff supported the deferral request.
The item was placed on the Consent Agenda and deferred to the September 26,
2005 Agenda by a vote of 5 ayes and 0 nays.
BOARD OF ADJUSTMENT:
(SEPTEMBER 26, 2005)
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 5 ayes and 0 nays.
2
0
ARCHITECTURAL SIGNS
2 POINT CIRCLE
LITTLE ROCK, AR 72205
PHONE: 501.352.1796
FAX: 501.851.8840
To: Little Rock Board of Adjustment Date: 7.22.05
From: Charles Aitkens
RE: Metropolitan National Bank sign variance request
CC:
To Whom It May Concern:
t v 9a % C.nl . Gleam
Metropolitan National Bank would like to add th r logo and letters to the south side of the drive
through canopy at their branch bank located at Road. The logo and
letters will be the same size as the letters and logo on the front of the building. Attached are pictures
which show how this has already been approved by the planning commission for the branch bank
located on Chenal Parkway at Highway 10 near the new Wal — Mart.
Sincerely,
Charles Aitkens
President
DFI Architectural Signs, Inc.
SEPTEMBER 26, 2005
ITEM NO.: B
File No.: Z-7893
Owner/Applicant: Jae Hun Ru
Address: 4409 West 12th Street
Description: South side of West 12th Street, between Washington and Peyton
Streets
Zoned: C-3
Variance Requested: A variance is requested from the sign provisions of Section 36-
557 to allow incidental signage which exceeds the maximum area allowed.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Commercial
Proposed Use of Property: Commercial
STAFF REPORT
A. Public Works Issues:
No Comments
B. Staff Analysis:
The C-3 zoned property at 4409 West 12th Street is occupied by a one-story
commercial strip center building. There is paved parking on the north side of
the building, with access drives from West 12th, Peyton and Washington
Streets.
The applicant, J's Grill, occupies a portion of the commercial building. The
overall building fagade for this business is approximately 480 square feet. The
applicant recently placed signage on the building, over and on the windows on
front of the portion of the commercial building they occupy. The wall signage
above the windows is approximately 36 square feet in area (20 square feet
and 16 square feet). The signage on the windows accounts for approximately
80 square feet (32 square feet and 48 square feet). The signs are of a
vinyl/material, but are permanently attached to the building.
SEPTEMBER 26, 2005
ITEM NO.: B (CON'T.)
Section 36-555(a)(2) of the City's Zoning Ordinance allows a maximum of 10
percent of the fagade area of a building to be utilized for wall signage. Section
36-557(e) allows each business to have incidental signage not exceeding 20
square feet in area. In this case the ordinance would allow this business to
have wall signage totaling 48 square feet in area, with 20 square feet of
incidental signage, for a total of 68 square feet of wall signage. The applicant
has a total of 116 square feet of sign area. Therefore, the applicant is
requesting a variance from these ordinance standards to allow the existing
signage.
Staff is not supportive of the requested variances. Staff does not believe the
total amount of signage requested by the applicant is reasonable. The 12th
Street Initiative/Chain of Hope is a group effort of the City and local churches
and institutions which meets to discuss issues related to the 12th Street area.
The group has primarilbeen involved in issues involving the clean-up and
beautification of the 12 h Street corridor. Staff believes the amount of signage
proposed for this business only adds to the amount of sign clutter in the area
and would only go against what the 12th Street Initiative/Chain of Hope is trying
to achieve. Staff could support permitting the two (2) signs above the windows
as permanent wall signs, and allowing the signage on only one (1) side of the
door (on the window) to serve as incidental signage. Staff feels that the
signage on the windows on one (1) side of the door should be removed.
C. Staff Recommendation:
Staff recommends denial of the requested sign variance, as filed.
BOARD OF ADJUSTMENT: (JULY 25, 2005)
Staff informed the Board that the applicant requested to defer the application to the
August 29, 2005 Agenda. Staff supported the deferral request.
The item was placed on the Consent Agenda and deferred to the August 29, 2005
Agenda by a vote of 4 ayes, 0 nays and 1 open position.
BOARD OF ADJUSTMENT: (AUGUST 29, 2005)
Staff informed the Board that the applicant requested to defer the application to the
September 26, 2005 Agenda. Staff supported the deferral request.
The item was placed on the Consent Agenda and deferred to the September 26,
2005 Agenda by a vote of 5 ayes and 0 nays.
SEPTEMBER 26, 2005
ITEM NO.: B (CON'T.)
BOARD OF ADJUSTMENT: (SEPTEMBER 26, 2005)
Staff informed the Board that the applicant revised the application to remove the
signage on the windows on the west side of the front door. The signs on the east
side of the door will serve as incidental signage.
Staff recommended approval of the revised application, subject to sign permits being
obtained for the two (2) signs above the front windows.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as revised and
recommended by staff by a vote of 5 ayes and 0 nays.
3
-79'13
June 24, 2005
To the Department of Planning and Development,
I am filing an application for a zoning variance (sign). My proposed justification
for a zoning variance is as follows:
(1) There is an impossibility for individuals to see inside the store because of
the steel, protective fence that is installed for store security. (Internal
structural handicap visibility)
(2)The nature of this business is not a familiar business to individuals.
Therefore, a zoning variance (sign) would assist in creating awareness.
I will take the necessary actions to maintain a clean and orderly environment in
regard to the zoning variance and my immediate business area.
Best regards,
a Hun
SEPTEMBER 26, 2005
ITEM NO.: C
File No.: Z-4701 -B
Owner: Market Place Partnership
Address: 11121 N. Rodney Parham Road
Description: Southwest Corner of Rodney Parham Road and Market Street
Zoned: C-3
Variance Requested: A variance is requested from the sign provisions of Section 36-
557 to allow an additional ground -mounted sign.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Commercial
Proposed Use of Property: Commercial
STAFF REPORT
A. Public Works Issues:
1. In accordance with Section 32-8, no obstruction to visibility shall be
located within a triangular area 50' back from the intersection right-of-way
line (or intersecting tangent lines for radial dedications) at the intersection
of Rodney Parham with Market.
B. Staff Analysis:
The C-3 zoned property at 11121 N. Rodney Parham Road is occupied by a
one-story commercial strip center. There is paved parking along the north and
east sides of the building, with drives on the west and south sides of the
center. There are two (2) main ground -mounted signs along the north (Rodney
Parham Road) property line and a small real estate sign (leasing information)
at the northeast corner of the property. The westernmost large commercial
sign advertises Franke's Restaurant, with the other large commercial sign
being a marquee sign with the names of the various businesses on the
property. The smallest sign, at the northeast corner of the property, is
approximately 2.5 feet in height and 3 square feet in area.
SEPTEMBER 26, 2005
ITEM NO.: C (CON'T.)
Summit Bank has plans to remodel the space at the south end of the
commercial building, creating a drive thru branch bank facility. There will be
an ATM machine, with canopy, located within the parking lot near the
southeast corner of the property. As part of the branch bank development, the
applicant proposes to remove the small real estate sign at the northeast corner
of the property and replace it with a sign advertising the bank. The proposed
sign will have a height of three (3) feet and an area of 15 square feet.
Section 36-557(c ) of the City's Zoning Ordinance allows commercial
properties which have over 150 linear feet of street frontage to have one (1)
additional ground -mounted sign for each additional 150 feet of street frontage.
Such signs must be separated by at least 150 feet. The subject property has
approximately 240 linear feet of street frontage along Rodney Parham Road.
The ordinance would typically allow only one (1) ground -mounted sign for this
street frontage based on the fact that there is not at least 300 linear feet of
frontage. The fact that there are two (2) existing commercial signs along this
street frontage is a nonconforming situation. Therefore, the applicant is
requesting a variance from this ordinance standard to allow a third sign along
the Rodney Parham Road street frontage.
Staff does not support the requested variance. Staff does not view the request
as reasonable. The proposed sign would be in violation of Section 32-8 (blind
corner ordinance) as noted in the Public Works comments in paragraph A. of
this report, and could possibly create sight -distance problems at this Rodney
Parham Road/Market Street intersection. Additionally, staff feels the proposed
sign would add to an area with an abundance of sign clutter. There is an
existing marquee sign on the property which staff feels the applicant could
arrange to have signage on. Additionally, the ATM located at the southeast
corner of the property will have signage on all four (4) sides of the canopy
which will help identify the branch bank facility. Ground -mounted signage
would be allowed along the Market Street frontage (east property line), which
might be an additional option for the bank.
C. Staff Recommendation:
Staff recommends denial of the requested sign variance.
BOARD OF ADJUSTMENT: (AUGUST 29, 2005)
Staff informed the Board that the applicant requested to defer the application to the
September 26, 2005 Agenda. Staff supported the deferral request.
The item was placed on the Consent Agenda and deferred to the September 26,
2005 Agenda by a vote of 5 ayes and 0 nays.
2
SEPTEMBER 26, 2005
ITEM NO.: C (CON'T.)
BOARD OF ADJUSTMENT: (SEPTEMBER 26, 2005)
Dave Fullen, John Fowler and Gary Dean were present, representing the
application. There were no objectors present. Staff presented the item with a
recommendation of denial.
Dave Fullen addressed the Board in support of the application. Mr. Fullen briefly
reviewed the variance request.
John Fowler also addressed the Board in support of the application. He stated that
the requested sign had been reduced in size to a height of 30 inches and an area of
approximately eight (8) square feet (27 inches by 3.5 feet). He stated that the Public
Works Department had no problem with the smaller sign He also explained the
issue of identifying the bank facility from Rodney Parham Road.
Chairman Francis asked if the Bank could have signage on the existing marquee
sign. Mr. Fowler explained that they could not, because only a small portion of the
marquee sign was available. Chairman Francis asked that if the proposed sign were
approved would any ground signs be placed on the Market Street frontage. Mr.
Fowler stated that there would be no signage along Market Street.
Mr. Fullen noted that the existing trees along Market Street would not allow ground
signage along that frontage. He further explained the need for the proposed sign.
He described the smaller sign.
David Wilbourn noted that he could support the smaller sign. Chairman Francis
expressed concern with the non conforming aspect of the sign.
Vice -Chairman Burruss expressed concern with the proposed sign. There was
additional discussion related to adding signage to the existing marquee sign and the
location of existing and proposed signs.
Possible conditions which could be placed on the application were briefly discussed.
Prohibiting ground -mounted real estate signs along the Rodney Parham frontage
was discussed. Staff noted that this condition should not be placed on the property
without the property owner's consent. This issue was discussed further.
The Board took a brief recess to allow the applicants time to have a letter from the
property owner (agreeing to have no ground -mounted real estate signs along the
north property line) faxed to City Hall.
The meeting was reconvened. The applicants presented a letter from the property
owner agreeing to have no ground -mounted real estate signs along the Rodney
Parham Road frontage of this property.
3
SEPTEMBER 26, 2005
ITEM NO.: C (CON'T.)
There was a motion to approve the revised application (30"sign height and 27" by 3'-
6" sign area), subject to the following conditions:
1. There will be no ground -mounted real estate signs along the Rodney Parham
Road frontage.
2. The sign will be for Summit Bank only. If Summit Bank vacates the property,
the sign will be removed.
3. A sign permit must be obtained for the sign.
4. In the event of a future sign variance for the existing marquee sign or
installation of a new marquee sign, the Summit Bank sign must be removed,
with signage placed on the marquee sign, or seek an additional variance.
The motion was approved by a vote of 4 ayes, 0 nays and 1 absent. The revised
application was approved.
rd
July 22, 2005
City of Little Rock
Sign Variance Review Board
& Dept. of Planning and Development
723 West Markham
Little Rock, AR 72201
Ladies and or Gentlemen,
Pursuant to Section 36-557 of the Little Rock Ordinances
specifically addressing signage as it applies to other signs
within a restricted linear footage along a thoroughfare, Summit
Bank at 11121 North Rodney Parham Rd. Suite 14A, is making
this application for a variance in said code restriction.
Enclosed surveys, photographs, and related drawings will show that
our remodeled location is the very southern most unit of the
Market Place Shopping Center as it faces east toward Market
Street, and is adjacent to Arcade Drive. Rodney Parham Road
is the dominant east west thoroughfare within this part of
Little Rock. However, Market Street south of Rodney Parham is
lined with a number of beautiful evergreen trees. The positioning
of trees, no doubt obstruct the view of our banking location from our
customers who will be seeking our office. Mr. Vogel, who owns the
Market Place Center, has agreed to give up his sign at the corner
of Rodney Parham and Market as it is sited on the southwest corner
of that intersection. We are asking that you allow such a variance for
a low profile, but illuminated monument sign, which would sit on
a 9 inch stand, and span 36 inches tall and 60 inches long. A created
graphic is enclosed to show the sign as it would exactly appear.
Additionally, Market Street as it lays south from Rodney Parham,
slopes away at between 2 and 3 degrees, which further reduces the
visibility of our location from North Rodney Parham Road.
Other drawings and graphics indicate our site location along with
a forward positioning of our ATM as it will be placed in front of our
banking location and the southern most parking area of the Market
Place Center.
We ask that you consider the clear visual obstructions and grant a much
needed variance for this additional sign. Not only would this assist some
Little Rock citizens who will bank with us, but many of our out of Little
Rock customers, who are in Little Rock temporarily.
Your consideration is much appreciated.
Kindest -regards,
ohn Fowler, President
Summit Bank
Little Rock, Arkansas
SEPTEMBER 26, 2005
ITEM NO.: D
File No.: Z-7901
Owner: Michael and Amy Zini
Address: 15604 Taylor Loop Road
Description: North side of Taylor Loop Road, West of Rahling Road
Zoned: R-2
Variance Requested: The applicant is requesting an administrative appeal in order to
construct a new single family residence on the property prior to removing an existing
residence.
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 15604 Taylor Loop Road is occupied by a one-story
frame single family residence. There is a gravel driveway from Taylor Loop
Road which serves as access. There are two (2) accessory buildings and one
(1) storm shelter located on the property.
The applicant proposes to construct a new single family residence immediately
north of the existing residence, as noted on the attached site plan. The
applicant proposes to reside in the existing residence while the new structure
is being constructed, and remove the existing residence from the property
upon completion. The applicant proposes to begin construction of the new
residence on September 1, 2005, with a completion date in approximately 10
months. As part of the lot redevelopment, the applicant proposes to remove
the larger accessory building and the storm shelter from the property.
SEPTEMBER 26, 2005
ITEM NO.: D (CON'T.)
On July 11, 2005 the applicant submitted a letter to staff requesting to leave
the existing residence on the property while the new home is being
constructed. Staff was unable to approve the request administratively, as
Section 36-254(b)(1) of the City's Zoning Ordinance allows only one (1) single
family dwelling on any R-2 zoned lot or parcel. Therefore, the applicant is
requesting an administrative appeal. The Board is asked to determine if it is
appropriate to allow construction of the new single family residence at this
location while the existing residence remains on the property. Staff suggests
that issues related to time frame for the new construction and a trigger
mechanism for removal of the existing structure be discussed by the Board
with relation to the applicants' request.
(AUGUST 29, 2005)
Staff informed the Board that the City Attorney requested to defer the application to
the September 26, 2005 agenda, in order to clarify issues related to the request.
The item was placed on the Consent Agenda and deferred to the September 26,
2005 Agenda by a vote of 5 ayes and 0 nays.
BOARD OF ADJUSTMENT:
(SEPTEMBER 26, 2005)
Staff informed the Board that the City Attorney's Office determined that staff could
handle this issue administratively,. Therefore, no appeal or variance is needed.
Staff recommended this item be withdrawn.
The item was placed on the Consent Agenda and withdrawn by a vote of 5 ayes and
0 nays.
0
x-7701
July 21, 2005
To Whom It May Concern,
We, Michael and Amy Zini, currently live in an house built sometime in the late 50's at
15604 Taylor Loop Road in West Little Rock. This is marked 1 Story Frame on the
attached survey. We are requesting a building permit to build a new home directly
behind our current residence. Labeled Proposed Residence on attached survey.
Upon completion of the proposed residence, the 1 Story Frame we currently live in will
be removed. Also being removed is the adjacent "Frame" Storage Building and the
Storm Cellar. The metal storage building shown on survey as overlapping the proposed
residence has already been relocated to the northern most property line..
We are requesting that our current residence be allowed to remain only during
construction of the new residence, in order for us to have a place to reside during the
construction process.
We are fully aware and in complete agreement that our current 1 Story Frame must be
removed once the new residence is completed. Preparations are underway to have this
taken care of.
Sincerely,
Michael and Amy Zini
u
SEPTEMBER 26, 2005
ITEM NO.: 1
File No.: Z -7847-A
Owner: James Phillip Jaros
Address: 5425 Centerwood Road
Description: Lot 114, Prospect Terrace No. 2 Addition
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of Section
36-156 and the easement provisions of Section 36-11 to allow an accessory building
with reduced side and rear setbacks and which encroaches into a utility easement.
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. Utility Company Issues:
Little Rock Wastewater Utility: Little Rock Wastewater Utility agrees to the
variance subject to the following conditions:
1. That no permanent structure (Walls etc.) be built in place of the awning.
2. That the awning is supported by 4 X 4's and not any type of extensive
foundation that may interfere with the existing sewer main.
3. That in the future if the Utility is required to perform maintenance on the
existing sewer main you will remove and reinstall the awning at your
expense allowing the Utility to perform any necessary work within the
easement.
Entergy: Although we normally don't allow permanent structures within our
easements, in this case we will not require removal or modification. Allowing
SEPTEMBER 26, 2005
ITEM NO.: 1 (CON'T.
this encroachment to remain, as currently placed and constructed, is
contingent on the following conditions:
1. No additional encroachments are placed within the easement at the rear
of your property.
2. The awning height is not modified such that the clearance to our
conductors is reduced.
3. Entergy is not liable for any damage to the structure within the
easement from falling material due to any reason including maintenance
activities.
Southwester Bell: No objection to encroachment.
Central Arkansas Water: Central Arkansas Water has an existing 2 -inch water
main within the 4 -foot wide easement on the rear of this lot. We have no
objection to construction of the proposed awning in this easement; however,
care must be taken to protect the existing water facilities.
Central Arkansas Water assumes no liability for maintaining or replacing the
installation should it be damaged or destroyed by Central Arkansas Water
crews in their routine maintenance work. The applicant will be responsible for
any damage to Central Arkansas Water facilities.
Centerpoint Energy: No objection to encroachment. Should Centerpoint
Energy ever need to access this easement, the homeowner shall be
responsible for the cost of attaining access.
C. Staff Analysis:
The R-2 zoned property at 5425 Centerwood Road is occupied by a two-story
frame single family residence. There is a one -car wide driveway from
Centerwood Road which serves as access. A one-story frame garage
structure is located at the southeast corner of the property. The garage
structure was recently moved back approximately 15 feet on an existing slab,
as approved by staff. There is a four (4) foot wide utility easement along the
rear (south) property line.
The applicant recently constructed an awning on the rear (south side) of the
garage structure. The awning is 10 feet by 18 feet, and 8 feet in height. It was
constructed using three (3) 4 X 4 posts and a shed roof. The awning structure
is currently unenclosed. The applicant has plans to screen in the structure.
The awning structure is located one (1) foot from the side (east) property line,
and extends across the rear (south) property line by 1.5 to 2.3 feet onto the
property to the south. Additionally, the accessory structure, with awning,
2
SEPTEMBER 26, 2005
ITEM NO.: 1 (CON'T.)
occupies approximately 35 percent of the required rear yard (rear 25 feet of
the lot)., The awning structure also encroaches completely across the four (4)
foot wide utility easement along the rear property line.
On July 25, 2005, the Board of Adjustment denied variances associated with
the awning structure.
The applicant has submitted a new application, revising the awning structure.
The applicant proposes to cut-off approximately 4.5 feet of the awning
structure (to the edge of the existing concrete slab). The revised awning
structure will be located two (2) feet back from the rear property line and
extend two (2) feet into the four (4) foot wide utility easement along the rear
property line. The awning structure will continue to be located one (1) foot
from the side (east) property line. Additionally, the accessory structure with
awning as revised, will occupy approximately 33 percent of the required rear
yard.
Section 36-156(a)(2)c. of the City's Zoning Ordinance allows an accessory
structure to occupy a maximum of 30 percent of the required rear yard area.
Section 36-156(a)(2)f. requires minimum three (3) foot side and rear setbacks
for accessory buildings. Section 36-11(f) requires that encroachments into
utility easements be reviewed and approved by the Board of Adjustment.
Therefore, the applicant is requesting variances from these ordinance
requirements to allow the revised awning structure.
Staff supports the requested variances. Staff feels the revised awning
structure is reasonable and alleviates concerns (water run-off, separation, fire
hazard, etc.) as raised by staff and the neighbors with the previous proposal.
Staff feels that guttering should be placed on the awning structure to eliminate
any possible water run-off issues. Staff believes the overall size of the
accessory structure (with awning) is compatible with the neighborhood, as
there are many other larger accessory structures in the area. With compliance
with the conditions noted in the next paragraph (Staff Recommendation), staff
believes the awning structure will have no adverse impact on the adjacent
properties or the general area.
D. Staff Recommendation:
Staff recommends approval of the variances associated with the revised
awning structure, subject to the following conditions:
1. The awning structure must be cut back to at least two (2) feet inside
the rear (south) property line.
2. The awning structure must remain unenclosed on the south, east and
west sides.
3. Compliance with the utility comments as noted in paragraph B. of the
staff report.
3
SEPTEMBER 26, 2005
ITEM NO.: 1 (CON'T.)
4. Guttering must be placed on the structure to prohibit any water run-off
onto the property to the south.
5. A building permit must be obtained.
6. The awning structure must be modified with guttering within 14 days. .
7. Any improvements (brick pavers, block walls, foundation elements,
etc.) which cross the rear (south) property line must be removed within
14 days.
8. The awning must be painted to match the principal structure within 30
days.
9. The applicant must have a surveyor clearly mark the rear property line
prior to revising the awning structure.
10. If the above revisions (Item 6,7 and 8) are not made within the time
specified, a court citation will be issued by the City's Zoning
Enforcement Staff.
BOARD OF ADJUSTMENT: (SEPTEMBER 26, 2005)
Phillip Jaros was present, representing the application. There were three (3)
persons present with concerns. Staff presented the item with a recommendation of
approval with conditions.
Phillip Jaors addressed the Board in support of the application. He explained the
proposed revision to the awning. He noted no problem with the conditions as
recommended by staff.
Ellen Gray addressed the Board with concerns. She noted that she represented the
surrounding neighbors. She stated that she was supportive of the conditions as
recommended by staff, as long as the City monitored the revisions.
Mr. Jaros explained that he met with or attempted to meet with all of the abutting
neighbors.
Fletcher Hanson noted that staff condition number 9 should state that the rear
property line should be clearly marked until after inspections were made by the City.
There was a motion to approve the application, as recommended by staff, with the
revision to condition 9 as noted above. The motion was passed by a vote of 5 ayes
and 0 nays. The application was approved.
18
August 26, 2005
Monte Moore
Little Rock. Zoning Board
Of Adjustment
RE: Zoning Variance
I. Phillip .Taros
5425 Centerwood Road
Little Rock, AR. 72207
Bear Sir,
T4,,- 4
-7,''�--
I am requesting a zoning variance for an addition of a sized type structure on the back (south side)
of my garage. I am reducing the size of this addition to fit on the existing concrete slab that measures 5.5
feet by 18 feet. This slab continues with a 2 feet set back on the East Side property .line and a 2 feet set
back from the rear (south) property lime. It is 6 feet from the neighbors' garage to the south. It rests 2 feet
into my 4 feet easement leaving a 6 feet total easement width. Note: The easement just east of my
property Inas a 3.5 feet total width.
In my previous application all the utilities in the easement approved a much longer structure. Ey
Reducing the awning to the size noted above. It now will not cover any utilities. ( le: sewer line or water
tine, be far away from power lines, and will conform to what is acceptable to my neighbors.
Sincerely,
J. Phillip Jaros
SEPTEMBER 26, 2005
ITEM NO.: 2
File No.: Z-7924
Owner: William David Spivey
Address: #1 Rocky Valley Cove
Description: Lot 1, Pleasant Valley Manor
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. Staff Analysis:
The R-2 zoned property at #1 Rocky Valley Cove is occupied by a two-story
brick and frame single family residence. The property is located at the
northeast corner of Rocky Valley Cove and Rocky Valley Drive. There is a
two -car wide driveway from Rocky Valley Drive.
The applicant recently constructed an eight (8) foot high wood fence along a
portion of the rear (east) property line, as noted on the attached site plan.
There is approximately 70 linear feet of fence along the rear property line. The
fence does not extend across the platted building lines along Rocky Valley
Cove and Rocky Valley Drive.
Section 36-516(e)(1) of the City's Zoning Ordinance allows a maximum fence
height of six (6) feet in residential zoning. Therefore, the applicant is
requesting a variance to allow the new eight (8) foot high wood fence.
SEPTEMBER 26, 2005
ITEM NO.: 2 (CON'T.)
Staff is supportive of the requested variance. Staff views the request as
reasonable. The applicant notes in the attached cover letter that the fence is
needed to help buffer the rear yard area from light and noise generated by the
Wilson Water Treatment Plant located to the south and southeast along
Interstate 430. Additionally, the west wall of the single family residence
immediately to the east has no window or door openings. Therefore, the
requested fence height will not create any natural lighting problems for that
residence. Staff believes the proposed fence will have no adverse impact on
the adjacent properties or the general area.
C. Staff Recommendation:
Staff recommends approval of the requested fence height variance, subject to
a building permit being obtained for the fence construction.
BOARD OF ADJUSTMENT: (SEPTEMBER 26, 2005)
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 5 ayes and 0 nays.
2
William David Spivey
1 Rocky Valley Cove �_ 2 -
Little
Little Rock, Arkansas 72212 tt,,
(501) 223-4896 -2 71,7 -
July
,7 -
July 28, 2005
Department of Planning and Development
City of Little Rock
723 W. Markham Street
Little Rock, AR 72201
Re: Residential Zoning Variance #1 Rocky Valley Cove
Gentlemen:
We are requesting a variance for our fence located on a portion of the eastern side of our
residential lot at #1 Rocky Valley Cove (Lot 1 Pleasant Valley Manor) in the City of Little Rock,
to allow a privacy fence of 8 feet in height for the courtyard area of our patio home.
When originally purchased, this property had a fence located in this same location. A wind storm
on May 20 destroyed two sections of the fence, as the supporting posts were rotten and weak.
When we replaced the existing fence, we were not aware that a fence permit was required to
replace it, or, that a variance was needed for an 8 foot fence.
We are requesting a variance from 6 feet to 8 feet for the following reasons:
1. Approximately two years ago, the Wilson Water Treatment Plant, located adjacent to our
lot, put in a new water line down the middle of Rocky Valley Drive, and in the process of
excavating their property to accommodate the line, cut down many trees that had served
as a sound barrier to Interstate 430 traffic noise. The noise is even worse in the winter
months, when the trees are bare. The additional height has reduced the traffic sounds
from the freeway.
2. Since September 11, 2001, the Wilson Water Treatment Plant keeps many lights on all
night long around the facility grounds, and these lights shine directly into our bedroom on
the eastern side of our home. The additional height has served as a barrier to those lights
shining into the room where we are trying to sleep.
3. Even though the Wilson Water Treatment Plant refers to it's Pleasant Valley Drive gate
as their main entrance, there are still a substantial amount of automobiles and utility
trucks that enter the plant on Rocky Valley at all times of the day and night. (i.e.,
employees, etc.) The additional height of the fence has also served to reduce the street
noise from that traffic.
4. The Wilson Water Treatment Plant removed a large portion of trees directly across the
street from our property and built a large underground water tank. A 9 foot wrought iron
security fence was built around their property, and, while attractive in appearance, does
not buffer the operational noises from the plant.
The fence is located on the eastern side of the lot, and the adjoining residential property is a
windowless brick wall.
We would appreciate any consideration you could give us concerning this request.
Y rs truly,
David and San ra Sp' ey
August 2, 2005
Little Rock Board of Adjustment
723 W. Markham Street
Little Rock, AR 72201
Re: Zoning Variance Request of
David and Sandra Spivey
#1 Rocky Valley Cove
Gentlemen:
We understand that David and Sandra Spivey, #1 Rocky Valley Cove, Little Rock,
Arkansas, have applied to the Little Rock Board of Adjustment for a zoning
variance for their fence, which is adjacent to our lot, and is two feet taller
than the City of Little Code allows.
This letter is to inform you that, as the adjacent property owners at # 11
Rocky Valley Cove, we have no objection to their fence being two feet taller
than allowed by code.
Yours truly,
Homer Holbrook
(L46 t)U
lm�aH o I b r �oo
SEPTEMBER 26, 2005
ITEM NO.: 3
File No.: Z-7925
Owner: The Charles and Nancy Vines Family Revocable Living Trust
Address: 1901 N. Tyler Street
Description: Lot 19, Block 2, Englewood Addition
Zoned: R-2
Variance Requested: A variance is requested from the area provisions of Section 36-
254 to allow a new house with a reduced rear setback.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Vacant
Proposed Use of Property
STAFF REPORT
Single Family Residential
A. Public Works Issues:
No Comments
B. Staff Analysis:
The R-2 zoned property at 1901 N. Tyler Street is currently vacant. The
property is located on the east side of Tyler Street, at "R" Street. A single
family home which previously existed on the site was recently removed. Some
site work has taken place and footings have been poured for construction of a
new single family residence. There is a paved alley along the rear (east)
property line.
The applicant proposes to construct a one-story single family residence on the
property, as noted on the attached site plan. The residential structure will be
located 25 feet back from the front property line and five (5) feet from each
side property line. A 13'-6" wide portion of the structure will extend to within
approximately five (5) feet of the rear property line. The rear 22.5 feet of the
structure will be an enclosed single car garage. Access to the garage will be
from the paved alley along the rear property line.
SEPTEMBER 26, 2005
ITEM NO.: 3 (CON'T.)
Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum rear
setback of 25 feet. Therefore, the applicant is requesting a variance to allow a
reduced rear setback for the residential structure. The proposed front and side
setbacks conform to ordinance standards.
Staff is supportive of the requested variance for a reduced rear setback. Staff
views the request as reasonable. The portion of the home which will extend
into the required rear 25 foot setback area is only 13.5 feet in width, and will be
used as a garage. If the garage area were a detached structure, it could have
zero (0) rear setback based on the fact that there is an alley right-of-way along
the rear property line. Staff feels the proposed home will be compatible with
the neighborhood. Staff believes the residential structure with reduced rear
setback will have no adverse impact on the adjacent properties or the general
area.
C. Staff Recommendation:
Staff recommends approval of the requested rear yard setback variance,
subject to a building permit being obtained for the construction.
BOARD OF ADJUSTMENT: (SEPTEMBER 26, 2005)
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 5 ayes and 0 nays.
2
-�- 43
August 25, 2005 -7'7,2- -5
Department of Planning and Development
723 West Markham
Little Rock, AR 72201
Re: Residential Zoning Variance
Enclosed is our application for variance at 1901 N. Tyler along with the plot plan.
The plan shows the house with the proposed garage and this is the plan our contractor, T.
W. Holmes Inc, will use in applying for permits to build our home.
.As our architect has drawn our plan, this will allow attic access from the garage via a
pull down staircase. From an interior design perspective this is highly desirable to avoid
such access from inside the home. This will also allow a single roof structure to attach to
the main house and cover the proposed addition and the rear approximately twelve (12)
feet of the house which will contain our master bathroom and closet.
As you know, there is an alley at the rear of this property and our proposed plan will
permit one of our vehicles to park in an enclosed, lockable garage.
An additional variance is requested to allow the construction of a fireplace/chimney
outside the building line which would extend into the five (5) foot side yard setback.
Thank you for your consideration and please let me know if you need anything further.
Regards,
Charles Vines
SEPTEMBER 26, 2005
ITEM NO.: 4
File No.: Z-7926
Owner: Aaron and Neshaja Harriott
Address: 6811 Burton Street
Description: Lot 51, Maryton Park 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 carport addition with
a reduced front setback and which crosses a platted building line.
Justification: Cover letter not provided by the applicant.
Present Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
STAFF NOTE:
The applicant, Neshaja Harriott, contacted staff on September 13, 2005 and requested
this application be withdrawn, as she has decided not to pursue the variances at this
time. Staff supports the withdrawal request.
BOARD OF ADJUSTMENT:
(SEPTEMBER 26, 2005)
Staff informed the Board that the applicant, Neshaja Harriott, contacted staff on
September 13, 2005 and requested this application be withdrawn, as she has
decided not to pursue the variances at this time. Staff supported the withdrawal
request.
SEPTEMBER 26, 2005
ITEM NO.: 5
File No.: Z-7927
Owner: M & M Custom Builders, Mike Kuhn
Address: 105 Courts Lane
Description: Lot 36, Block 123, Chenal 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 new house with a
reduced front setback 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
STAFF REPORT
Single Family Residential
A. Public Works Issues:
No Comments
B. Staff Analysis:
The R-2 zoned property at 105 Courts Lane is occupied by a two-story brick
and rock single family residence, which was recently constructed. The
property is located on the south side of Courts Lane, west of LaMarche Drive.
There is a two -car wide concrete drive from Courts Lane which serves as
access. The lot contains a 25 foot platted front building line.
When construction began on this single family residence, a mistake was made
in positioning the home on the lot. When an as -built survey was done on the
property, it revealed the front (northeast) corner of the structure crossing the
front platted building line by approximately five (5) feet. It was intended for the
northwest corner of the home to be approximately 30 feet back from the front
property line, with all of the structure behind the platted front building line. The
northeast corner of the home is approximately 20 feet back from the front
property line.
SEPTEMBER 26, 2005
ITEM NO.: 5 (CON'T.)
Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front
setback of 25 feet for R-2 zoned lots. 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 single family structure
with a reduced front setback and to cross the front platted building line.
Staff is supportive of the requested variance. Staff views the variances as
relatively minor. Only approximately 60 square feet of the structure's foot print
crosses the 25 foot front platted building line. Additionally, because of the
curvature of the street and front property line, the home has the appearance of
lining up with all of the other single family homes along the south side of the
Courts Lane to the west. Therefore, staff feels the new single family structure
is compatible with the neighborhood. Staff believes the reduced front setback
and building line encroachment for the northeast corner of the structure will
have no adverse impact on the adjacent properties 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 new residence. 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 variances associated with the new home
construction, subject to completion of a one -lot replat reflecting the change in
the front platted building line as approved by the Board.
BOARD OF ADJUSTMENT: (SEPTEMBER 26, 2005)
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 5 ayes and 0 nays.
2
To: Board of Adjustments
—
From: M & M Custom Builders
Subject: 105 Courts Lane
We are asking the committee to approve a variance for our residence located at 105
Courts Lane (lot 36 of Chenal). The original site plan showed our home correctly on the
front building line. When laying the house out it was slightly over the front building line
and was not known until the final survey. Because of this we are asking for a variance.
Thank You,
Mike Kuhn
SEPTEMBER 26, 2005
ITEM NO.: 6
File No.: Z-7929
Owner: Melton Properties
Applicant: Jamie Garrett, Big Impressions
Address: 305 President Clinton Avenue
Description: South side of President Clinton Avenue, between Cumberland
Street and Ottenheimer Plaza
Zoned: UU
Variance Requested: Variances are requested from the sign provisions of Section 36-
553 to allow additional commercial signage.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Commercial
Proposed Use of Property: Commercial
STAFF NOTE:
The River Market Design Review Committee was scheduled to review this
application at its September 13, 2005 meeting. The applicant was not present at
that meeting. Therefore, the DRC will re -hear the item on October 11, 2005 as per
their bylaws. Staff recommends this application be deferred to the October 31, 2005
Board of Adjustment Agenda to allow time for the DRC review and recommendation.
BOARD OF ADJUSTMENT: (SEPTEMBER 26, 2005)
Staff informed the Board that the River Market Design Review Committee was
scheduled to review this application at its September 13, 2005 meeting. The
applicant was not present at that meeting. Therefore, the DRC will re -hear the item
on October 11, 2005 as per their bylaws. Staff recommended this application be
deferred to the October 31, 2005 Board of Adjustment Agenda to allow time for the
DRC review and recommendation.
SEPTEMBER 26, 2005
ITEM NO.: 6 (CON'T.)
The item was placed on the Consent Agenda and deferred to the October 31, 2005
Agenda by a vote of 5 ayes and 0 nays.
b i
i�pres s i®rls
08/26/2005
City of Little Rock
Board of Adjustment & Design Review Committee
723 West Markham Street
Little Rock, AR 72201
Attention: Monte Moore & Brian Minyard
1823 South Scott Street
Little Rock, Arkansas 72206
501-301-9031 ph. 501-301-9032 fax
http://www.big-impressions.biz
swallace@big-impressions.biz
jgarrett@big-impressions.biz
Re: Ten Thousand Villages Zoning Variance
On behalf of Ten Thousand Villages we respectfully request that a variance for a blade
sign & an additional window sign be granted. Carrying out the strict letter of the zoning
regulation in this instance would not be a reasonable use of this property. To avoid the
hardship created by lack of visibility of the business front signage due to the existing
landscape granting a variance from the regulation would be in harmony with the general
purpose and intent of the Zoning Ordinance and preserves its spirit, and granting the
variance would assure the public safety and welfare and produce substantial justice.
Thank you in advance for your consideration of this matter.
Sincerely,
Jamie Garrett
Big Impressions, LLC
1823 Scott Street
Little Rock, AR 72206
501-301-9031
SEPTEMBER 26, 2005
ITEM NO.: 7
File No.: Z-7930
Owner: Paula Baker and Billy Joe Rouse, Jr.
Address: 1417 S. Buchanan Street
Description: Lot 18, Block 7, Oak Forest Gardens Addition
Zoned: R-2
Variance Requested: A variance is requested from the fence provisions of Section
36-156 to allow a second floor addition to an accessory building with a reduced side
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
B. Staff Analysis:
The R-2 zoned property at 1417 S. Buchanan Street is occupied by a one-
story brick and frame single family residence. The property is located on the
east side of Buchanan Street, south of West 14th Street. There is a one -car
wide shared drive from S. Buchanan Street, along the north property line. A
one-story brick garage structure has existed for a number of years near the
northeast corner of the property.
The applicant recently constructed a second story to the existing accessory
garage structure. The applicant has noted that the second floor addition to the
accessory garage is to be used as a play room for his children, with the first
floor continuing to be used as a garage. The second story addition is frame
construction, with a landing and steps on the front (west side) of the garage
structure. The existing accessory structure is located V-4" from the side
(north) property line and 27 feet from the rear (east) property line.
SEPTEMBER 26, 2005
ITEM NO.: 7 (CON'T.
Section 36-156(a)(2)f. of the City's Zoning Ordinance requires a minimum
three (3) foot side setback for accessory buildings in residential zoning.
Therefore, the applicant is requesting a variance to allow a reduced side
setback for the second floor addition to the accessory building. The variance
is required based on the fact the second floor addition increases the intensity
of the existing accessory building with a nonconforming reduced side setback.
All other setbacks conform to ordinance standards.
Staff is supportive of the requested variance for a reduced side setback. Staff
views the request as reasonable. Although there is an accessory garage
structure with a minimal side setback located immediately north of the
structure in question, the addition of the second floor actually increases the
physical separation between the two accessory structures. This is based on
the fact that the overhang on the structure in question has been moved up to a
second floor level. Staff feels the existing two-story accessory structure will
have no adverse impact on the adjacent properties or the general area.
C. Staff Recommendation:
Staff recommends approval of the requested side yard setback variance,
subject to the following conditions:
1. The accessory building cannot be used for a dwelling unit or in conjunction
with any business activities.
2. There are to be no separate utility meters on the accessory structure.
3. A building permit must be obtained for the second floor addition.
BOARD OF ADJUSTMENT: (SEPTEMBER 26, 2005)
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 5 ayes and 0 nays.
2
26 August 240-5 L ��— -#+ 7
Billy J Rouse,'Jr: _ 713 D
1417 S. Buchanan
Little Rock, AR 72204
Department ofPlanning, and Development
723 West Markham
Attn: Monte Moore
Little Rock, AR 72117
Re: Request for variance from Zoning ordinance
I would like to request a variance from the existing zoning ordinance that requires a
minimum of a three (3') foot side yard set back. My home was built in the early 1960's,
I share a driveway with my neighbor and at the end of the drive we both have separate
garages. I removed the roof off my existing garage and added a play room for my kids
above. The lower portion of the garage remained the same with no change. The room
addition above the garage did not extend beyond the existing foundation. I was not
issued a building permit because the existing garage is 1'4" from the property line which
by today's code is non-compliant. I am requesting a variance based on the premise that
nothing has changed with the outer perimeter of the existing structure, no further
encroachment toward the property line etc... The addition is an upstairs to the garage
that is accessible using an external set of stairs.
Your consideration would be greatly appreciated.
Respectfully Submitted,
Billy J. Rouse, Jr.
Homeowner
SEPTEMBER 26, 2005
ITEM NO.: 8
File No.: Z-7931
Owner: Central Arkansas Library System
Applicant: Ed Sergeant, Polk Stanley Rowland Curzon Porter Architects
Address: 404-411 President Clinton Avenue
Description: South side of President Clinton Avenue, between Commerce Street
and Ottenheimer Plaza
Zoned: UU
Variance Requested: Variances are requested from the development and sign
provisions of Sections 36-11, 36-342.1 and 36-353-357 associated with development of
the Center for Arkansas History and Genealogy (Central Arkansas Library System)
facilities.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Existing commercial buildings and undeveloped property
Proposed Use of Property: Library
STAFF REPORT
A. Public Works Issues:
1. Modifications to roads and sidewalk shall be approved by Public Works
2. Height of awnings and signs must be at least 9 ft. above pedestrian areas
and 14 ft. above vehicular travel areas.
B. Landscape and Buffer Issues:
Adherence to the River Market Design Overlay District standards will be
required. Those standards include spacing trees thirty feet on center two feet
off the back of street curbs. Adequate site distance at the intersection will be
necessary. Four irrigation bubble heads per tree well within a four -foot by
four -foot tree grate will be required. Autumn blaze maple trees along
President Clinton Avenue is the requirement. Prior to obtaining a construction
permit, it will be necessary to provide landscape plans in compliance with the
River Market Design Overlay District standards.
SEPTEMBER 26, 2005
ITEM NO.: 8 (CON'T.)
C. Utility Issues:
Little Rock Wastewater Utility — No objection to encroachment.
Central Arkansas Water — No objection to encroachment. If minor facilities,
such as meters, are found in this area and if they need to be retained, they will
need to be relocated at the developer's expense.
Entergy — No objection to encroachment. If it is necessary to relocate any
Entergy facilities, it will be at the developer's expense.
CenterPoint Energy — CenterPoint Energy has a 2" plastic gas main on the
east side of Rock Street and a 2" plastic gas main on the south side of Clinton
Avenue. CenterPoint would have no objection to the abandonment of the
Street ROW adjacent to the proposed Center for Arkansas History and
Genealogy as long as 20' easement was reserved for our facilities and a
restriction included that did not allow any structures to be built on that
easement.
Should the Center need the gas lines relocated CenterPoint will be
accommodating but will request that the cost of that relocation be borne by the
party requesting the relocation.
In regards to the building at 405 East Clinton Avenue, our Measurement
Department states that the meter for this building has been removed but there
is a 1 '/2" gas riser still there.
Southwestern Bell — No comments received.
D. Staff Analysis:
The proposal is for a new building, renovation of existing buildings and signage
at the Center for Arkansas History and Genealogy. The property is located at
401-411 President Clinton Avenue, between Commerce Street and
Ottenheimer Plaza. This includes the adaptive reuse of the Budget Office
Furniture building and the Geyer and Adams building in addition to a new
building at the southeast corner of Rock and President Clinton Avenue. The
Center for Arkansas History and Genealogy is a joint venture between the
Central Arkansas Library and the University of Arkansas.
The Budget Office Furniture Building will have some exterior changes to it.
The building has five bays (with windows or doors) currently on the front of the
building. For discussion, the eastern most bay will be number 1 and the
western most will be number five. Number five will have a door that replicates
the existing front door to the business with one door and sidelights that is
currently at bay number 2. The existing single door to the business in bay
number 2 will be changed to a double door to be a design that is compatible
2
SEPTEMBER 26, 2005
ITEM NO.: 8 (CON'T.)
with the door that is being replaced. The overhead garage door in number
four will be turned into a window to match the windows in bays number one
and three.
There will be retractable fabric awnings on the east side of the building for a
yet to be determined exterior use.
New windows will be installed on east side to match existing windows in the
building. The dock door on the east side will be relocated to the north and the
existing dock door will be filled with matching brick.
The paint on at least the north fagade, will be removed with technique as
approved by DRC Staff. If not removed, the existing brick will be repaired and
painted. Color will be similar to the brick of the north fagade.
A new non-functional water tower will be added on the existing steel frame.
The tank will be about 14'X 14' (depending upon the size of the original tank -
photos have not yet been found). It will be galvanized steel. Historically, there
was a water tank in that location. The new water tank will have artwork or a
logo for the center painted on it. There is to be an equipment screen on the
roof that will duplicate the water tower structure. The structure and cross
bracing shall be similar to the existing water tower support. The structure shall
be infilled with a metal screen which will obscure the view of the equipment,.
The rear of the building will have some changes also. The existing dock to the
west will be extended to the east with stairs to the ground. There will be large
windows installed (aluminum curtain wall with glass) on the western edge of
the building that extend all floors of the building. The brick will be repaired and
repainted.
The Geyer and Adams building will have minimum changes to the front of the
building. The transoms on the first floor will be re -glazed. The basement
(which is partially located under the sidewalk) will be filled in, a street tree will
be planted in the appropriate spot, with a tree and brick strip. All materials and
techniques of installation for existing hardscape will be matched.
The existing brick will be cleaned and overpaint removed. The techniques to
be used are subject to approval by the DRC Staff.
An equipment screen will be placed on the roof to be similar to the screen on
the Budget Office Building. See description prior.
There are to be three sets of new double doors on back to replace dock doors.
The dock doors in the outside wall will be removed. These are to be painted
aluminum.
3
SEPTEMBER 26, 2005
ITEM NO.: 8 (CON'T.)
Lease space is for an unnamed tenant. Signage will be filed for that tenant
when that information is known.
The Center for Arkansas History and Genealogy is the new building to be
added at the west end of the project. The building will be four (4) stories in
height. All three buildings will be opened up to each other and serve as one
continuous space or series of spaces. On the north fagade, a painted steel
structure will be visible on the fagade of the building. It will be painted a
charcoal grey color. Within this steel structure, the new building is primarily
aluminum curtain wall with clear glass, which will give the effect of one large
glass wall. This is in contrast with the district's historic buildings that are
mostly brick with wood double hung windows with clear glass panes. A
column of brick is included on the north fagade with the color of the brick to be
similar to the Geyer and Adams brickwork. The building also has aluminum
composite panels on the facade.
On the west facade, the painted steel frame wraps around the corner and
supports the large sign. Aluminum composite panels encase the steel frame
to the south and on the top floor. The balance of the building on that facade is
the aluminum curtain wall with clear glass panels. There are to be aluminum
sunscreen panels with information banners on them. The information is shown
in Detail 2 and will show all of the past Arkansas governors that have exhibits
in the building. It will have a photo (or likeness), name, dates served, and a
quote from the governor. These sunscreens will extend from the first floor to
the roof.
Another design feature will be a series of steps that extend to the old Rock
Street right-of-way. The slope of the land drops to the south, so that
approximately seven steps are required from the sidewalk level to the first floor
level. Rock Street was closed by Ordinance #16,829 (Rock Street is not a
public street anymore, the Central Arkansas Library System owns the land it is
a private street. They do however have utility easements that occupy the
space where the street was.) None of the public utility companies has an
objection to the proposed easement encroachment.
The south fagade of the new building is similar to the north. This fagade is
primarily an aluminum curtain wall with clear glass, which will give the effect of
one large glass wall. A column of brick is included on the south fagade with
the color of the brick to be similar to the Geyer and Adams brickwork. This
mirrors the column on the north fagade. Entry doors face the south. A large
tree is planned to be saved on the southwest corner of the building.
On the roof of the building are the elevator penthouse and the rooftop terrace.
The terrace also has the painted steel structure as an arbor.
Rock Street will be transformed into a brick paved street with stone speed
bumps. The islands with the two bald cypress trees on the west side of the
0
SEPTEMBER 26, 2005
ITEM NO.: 8 (CON'T.)
street will be renovated and changed in shape. It is staff's opinion that the
trees should be transplanted to another site and new trees to be placed in the
remodeled islands. The ordinance calls for Bald Cypress trees (Taxodium
distichum) on north -south streets between Cumberland Street and 1-30. The
existing trees are of such a size and age that they will not withstand the shock
of the construction. Light bollards will be placed on the eastern curb line to
illuminate the transition between the street pavers and the sidewalk pavers.
Variances are requested from Sections 36-356(a)(2), 36-356(c )(1), 36-356(c )(3)
and 36-356(d)(2) of the River Market Design Overlay District requirements for the
proposed development and re -development. Also, Section 36-11(f) of the City's
Zoning Ordinance requires that encroachments into utility easements be reviewed
and approved by the Board of Adjustment.
The application includes several signs:
A. "Center for Arkansas History and Genealogy" at the northwest corner of
the building facing west. The "C" in Center will be 6'-0" tall and all other
capital letters will be 2'8" tall. The lower case letters will be 2'-0" tall. The
overall size of the sign is 22 feet tall and 18 feet wide. The top of the sign
is 20'above the second level window sills. The letters will be aluminum
with a clear coating. They will be pin mounted to the sunscreen.
Illumination will be by a series of small spot lights mounted below
"History". Since Rock Street is a private street, the sign has a non -street
frontage. Variances are requested from Sections 36-353(a)(1)h.,
36-353(a)(2)j., 36-353(c )(1)a., 36-353(c )(1)b., 36-353(c )(2)a.,
36-353(c )(3)a. and 36-353(c )(4)a. for this sign.
B. "Center for Arkansas History and Genealogy" at the northeast corner of the
building facing east. The "C" in Center will be 5'-0" tall and all other capital
letters will be 2'8" tall. The lower case letters will be V-10', tall. The overall
size of the sign is 20' feet tall and 16' feet wide. The top of the sign is 18'
above the second level window sills. The letters will either be fritted light
colored letters on a new glass wall or aluminum with a clear coating on the
existing masonry "repair" wall. If they are aluminum, they will be pin
mounted to the wall. Illumination will be by a series of small spot lights
mounted below "History". The sign has non -street frontage since its fronts
onto the alley. Variances are requested from Sections 36-353(a)(1)h., 36-
353(a)(2)j., 36-353(c )(1)a., 36-353(c )(1)b., 36-353(c )(2)a., 36-353(c )(3)a.
and 36-353(c )(4)a. for this sign.
C. "A joint partnership by Central Arkansas Library System and University of
Arkansas at Little Rock" on the west fagade on the first floor eye level.
(non street frontage.) The overall size of the sign is 24 inches tall and 36
inches wide. The sign is clear plexiglass with charcoal grey letters. There
is no illumination. Variances are requested from Sections 36-353(a)(1)h.
and 36-353(c )(1)b. for this sign.
5
SEPTEMBER 26, 2005
ITEM NO.: 8 (CON'T.)
(There is no sign D.)
E. "Lower Arkansas River Valley Museum" a tentative wording for the
museum space at the northeast corner of the Budget Office Furniture
building. On the east facade of the building, the overall size of the sign is
10 inches tall and 16' wide. The letters will either be fritted light colored
letters on glass or aluminum with a clear coating. If they are aluminum,
they will be pin mounted to the wall. Illumination will be by a series of
small spot lights mounted below the text. The sign has a non -street
frontage. Variances are requested from Sections 36-353(a)(1)h. and 36-
353(c )(1)b. for this sign.
F. "Center for Arkansas History and Genealogy" transfer letters on glass on
the President Clinton Avenue side at the northwest corner of the new
building on the north fagade at eye -level. The overall size of the sign is 2'-
8"feet tall and 2'-0" feet wide. Transfer vinyl letters on glass. There is no
illumination. A variance is requested from Section 36-353(c )(1)b. for this
sign.
G. "Center for Arkansas History" at the southwest corner of the new building
above the door. The overall size of the sign is 10 inches tall and 12 feet
wide. The letters will be aluminum with a clear coating. They will be pin
mounted to the top of the steel beam. Illumination will be by a series of
small spot lights mounted below the text. The sign has a non -street
frontage. Variances are requested from Sections 36-353(a)(1)h.; 36-353(c
)(1)a., 36-353(c )(1)b. and 36-353(c )(4)a. for this sign.
H. "Center for Arkansas History" at the southeast corner of the Budget Office
building above the awning. The overall size of the sign is 10 inches tall
and 12 feet wide. The letters will be aluminum with a clear coating. They
will be pin mounted to the top of the steel beam. Illumination will be by a
series of small spot lights mounted below the text. The sign has a non -
street frontage. Variances are requested from Sections 36-353(a)(1)h.;
36-353(c )(1)a., 36-353(c )(1)b. and 36-353(c )(4)a. for this sign.
"Lower Arkansas River Valley Museum" a tentative wording for the
museum space at the northeast corner of the Budget Office Furniture
building. On the north fagade of the building, the overall size of the sign is
10 inches tall and 16' wide. The letters will either be fritted light colored
letters on glass or aluminum with a clear coating. If they are aluminum,
they will be pin mounted to the wall. Illumination will be by a series of
small spot lights mounted below the text. The sign has a non -street
frontage. A variance is requested from Section 36-353(c )(1)b. for this
sign.
Detail 2: Sunscreen with graphics: There will be several sunscreens on the
west fagade of the new building that feature sketches of the busts of the
6
SEPTEMBER 26, 2005
ITEM NO.: 8 (CON'T.)
governors, with their names, and dates of service. The images and text will
be fritted onto frosted glass panels. The panels are mounted onto a painted
steel frame. The overall size of each sign is 44 feet tall and 8 feet wide.
Illumination will be by a series of small spot lights. Since Rock Street is a
private street, the signs have a non -street frontage. The top of the signs are
33 feet above the second level window sills. Variances are requested from
Sections 36-353(a)(1)h.;36-353(a)(2)j., 36-353(c )(1)a., 36-353(c )(1)b. 36-
353 (c )(2)a., 36-353(c )(3)a. and 36-353(c )(4)a. for the sunscreen signs.
Water Tower artwork or sign (logo): A sketch of a typical governor will be
placed on the water tower facing the southeast. The tank will be galvanized
steel with a possible logo for the center painted on the tank. Illumination will
be by a small spot light. Variances are requested from Sections 36-
353(a)(1)h.; 36-353(c )(1)a., 36-353(c )(1)b. and 36-353(c )(4)a. of the River
Market Design Overlay District requirements for the logo (sign) if placed on
the tower. Additionally, a variance will be needed from Section 36-543(7)
which prohibits roof signs. If a logo (sign) is placed on the tank, staff will
consider it a roof sign.
The project also includes other variances:
The sidewalk on the Clinton Avenue side north of the main entrance to
the new addition will be stone instead of concrete. The brick strip will
remain in place. The finish of the stone will be similar to the finish of
the concrete and provide a safe walking surface. Variances are
requested from Section 36-342.1(c )(6)a. of the UU (Urban Use
District) standards and 36-355(b)(1) of the River Market standards for
the sidewalk.
2. Glass awnings over Budget Office doorways. These glass awnings will
project approximately 8 inches out from the brick surface of the wall.
They will be laminated translucent glass with painted metal channels
on the ends. They will primarily protect the door from the weather.
There will be a small light fixture above them to provide illumination of
the awning and to diffuse light onto the sidewalk. A variance is
requested from Section 36-357(a)(4) for the glass awnings.
3. Retractable canvas awnings will be located over the first floor windows
on the east side of the building. These awnings will be several feet
wider than the individual windows. A variance is requested from
Section 36-357(b)(1) for these awnings.
4. Four (4) doors on the north side of the existing buildings will swing intc
the public right-of-way. The applicant has noted that if the doors were
moved inward, the historic fabric of two (2) existing buildings would be
changed. A variance from Section 36-342.1(c )(7) is requested for the
doors.
7
SEPTEMBER 26, 2005
ITEM NO.: 8 (CON'T.)
Below are selected sections of the ordinance from which this application will
require a variance.
Sec. 36-353. Signs.
(a) Signs in general.
1. Location.
C. Wall signs shall be confined to the flat surface of the
building and shall not project more than five (5) inches from
the building facade.
h. All signs must face public street right-of-way except those
permitted on facades facing the Arkansas River.
2. Appearance.
j. Letters on signs shall not exceed one foot six inches (1'-6") in
height.
(c) Wall signs located on or facing public street rights -of -ways or private
streets.
(1) Location.
a. Except as permitted in subsection (b), the maximum sign
height on a building shall not extend above the second floor
windowsill or above the overhang of a single story building.
b. Signs shall not number more than three (3) per business.
(2) Appearance.
a. Signs shall not exceed one quarter (1/4) of a square foot
of sign area for each linear foot of primary street building
frontage, not exceeding twenty-five (25) square feet per
sign.
(3) Lettering.
a. Letters shall not exceed one and one-half (1 '/2) feet in height
(4) Sign illumination.
a. Light fixtures for signs shall not be readily visible from the
street or sidewalk.
Sec. 36-355. Sidewalks.
(b) Width and clearance.
(1) Sidewalks shall consist of a seven and one-half (7'-6") concrete
walk in addition to a four (4'-0") feet red brick paving planting
strip.
(2) Sidewalks shall provide adequate clearance for ease of
pedestrian traffic and movement.
Sec. 36-556. Building Form
(a) Materials.
(1) Non -applicable
(2) The type of materials and their color, texture, scale and detailing
shall be compatible with those of buildings on adjacent sites.
RI
SEPTEMBER 26, 2005
ITEM NO.: 8 (CON'T.)
(3) Surface cleaning of historic structures shall be done with the
gentlest possible method. Physical or chemical treatments,
such as sandblasting or high-pressure water cleaning that
cause damage to historic material, shall be prohibited.
(c) Openings.
(1) Historical upper facade windows shall retain original dimensions
and details.
(3) New construction shall have a pattern of windows and doors that
resemble similar patterns of facades on adjacent buildings.
(d ) Style and form.
(1) Non -applicable
(2) Buildings shall maintain the distinction between upper and lower
levels.
Sec. 36-557. Awnings.
(a) Appearance.
(4) Awnings shall be composed of canvas, vinyl coated canvas,
acrylic fabrics or other architectural materials compatible with
the building and the district.
(b) Location.
(1) Awnings shall cover only the storefront display windows,
balconies or transom above the main entrance. Upper fagade
details shall not be obscured.
Sec. 36-342.1 Urban Use District
(c) Development criteria.
(6) Sidewalks.
a. Sidewalks shall consist of a minimum five-foot concrete walk,
excluding the first two (2) feet from the curb. Sidewalks shall
provide a minimum seven -foot horizontal clearance at a height
of four (4) feet from the ground.
(7) Building orientation. Buildings must be oriented to the street.
The primary entrance of the building shall be at street level on
the street at the sidewalk. Entrances shall be designed so that
the door will not swing beyond the property line.
Staff is supportive of the variances associated with the proposed Center for
Arkansas History and Genealogy development. Staff believes the
development and redevelopment plan for this property is a quality one, which
will be a very nice addition to River Market District and overall downtown area.
The River Market Design Review Committee reviewed the application on
September 13, 2005 and approved all aspects of the proposed development.
SEPTEMBER 26, 2005
ITEM NO.: 8 (CON'T.)
E. Staff Recommendation:
Staff recommends approval of the variances associated with the proposed
Center for Arkansas History and Genealogy, subject to the following
conditions:
(1) Compliance with the Public Works requirements as noted in
paragraph A. of the staff report.
(2) Compliance with the Landscape and buffer requirements as noted
in paragraph B. of the staff report.
(3) Compliance with the utility requirements as noted in paragraph C.
of the staff report.
(4) A franchise permit must be obtained from Public Works for any
improvements in the right-of-way.
(5) A sign permit must be obtained for each sign.
BOARD OF ADJUSTMENT: (SEPTEMBER 26, 2005)
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 5 ayes and 0 nays.
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,2- `793
APPLICATION FOR A NON-RESIDENTIAL ZONING VARIANCE — COVER LETTER
August 26, 2005
The CENTER FOR ARKANSAS HISTORY AND GENEALOGY is a joint venture between The
Central Arkansas Library System and the University of Arkansas at Little Rock. The
Center will serve as a public library which will house under one roof the CAL's Butler
Center for Arkansas History, the UALR Archives and Special Collections and the Clinton
Gubernatorial Papers Project which will include the Institute of Arkansas Governmental
Studies.
The CENTER will be located in the 400 block of President Clinton Avenue in the River
Market District of Little Rock, Arkansas. It will include the adaptive re -use of the Geyer
and Adams and Budget Furniture Buildings with a new addition on the Rock Street or west
side. The Geyer and Adams Building is listed on the National Register but the Budget
Furniture Building is not.
The Addition will anchor the CENTER at the corner of Clinton Avenue' and Rock Street. It
will have a steel structure with a stone, glass and metal panel skin. It will have 4 floors plus
a basement and a roof terrace. The modern building on the west completes the
progression of building periods which begins on the east with its oldest building and ends
with the modern building on the west. In keeping with the purpose of the Center, it is
anchored in the past but will always look to the future.
The Geyer and Adams Building was built in 1914. It has a concrete structure with brick
and terra cotta veneer. There are 4 levels total including a full basement. The basement
extends approximately 12 feet north beyond the property line under the sidewalk.
The Budget Furniture Building has had several alterations since it was built in ca. 1882.
Originally built as Concordia Hall, it was built by the Concordia Club to house the social
functions of the Jewish community of Little Rock. In circa 1896 it was bought by the W. W.
Dickenson Hardware Company then purchased early in the 1900's by the Fletcher Coffee
and Spice Company. The latest major renovations were in 1913 by Architect Charles
Thompson. The building structure is primarily heavy timber with load bearing masonry
exterior walls. A portion of the south of the building has a concrete structure in place of
heavy timber, a change made in the early 1900's. There are 3 floors plus a partial basement
on the south end.
The CENTER will be built to all property lines and may be entered from both streets and the
south alley. The CENTER adjoins President Clinton Avenue to the north, Rock Street to the
west (owned by CALS with utility easements) and alleys to the 'east and south. The alley to
the south will be acquired by CALS. It adjoins a parking lot which is also owned by CALS.
City of Little Rock
Department of Planning and Development Planning
723 West Markham Street Zoning and
Little Rock, Arkansas 72201-1334
Phone: (501) 371-4790 Fax: (501) 399-3435 or 371-6863 Subdivision
September 15, 2005 2-713/
RE: CALS Library Expansion
Board of Adjustment:
The River Market Design Review Committee heard this item at their September
13, 2005 hearing. The Committee approved the application and all variances
as filed.
Sincerely,
Charles Bloom
River Market DRC Staff
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September 26, 2005
There being no further business before the Board, the meeting was adjourned at 3:18
P. M.
Date: L9Z3LU-1
Chairman