boa_02 24 2003LITTLE ROCK BOARD OF ADJUSTMENT
SUMMARY OF MINUTES
FEBRUARY 24, 2003
2:00 P.M.
Roll Call and Finding of a Quorum
A Quorum was present being four (4) in number.
Approval of the Minutes of the Previous Meetings
The Minutes of the January 27, 2003 meeting were
approved as mailed by unanimous vote.
Members Present
Members Absent
William Ruck, Chairman
Fred Gray
Terry Burruss
Andrew Francis
Scott Richburg, Vice Chairman
City Attorney Present: Stephen Giles
LITTLE ROCK BOARD OF ADJUSTMENT
AGENDA
FEBRUARY 24, 2003
2:00 P.M.
I. DEFERRED ITEMS:
A. Z-7330 3209 Katherine Street
II. NEW ITEMS:
1.
Z -6200-A
500 E. 2 I Street
2.
Z -6638-A
2401 N. Pierce Street
3.
Z -7318-A
521 President Clinton Avenue
4.
Z-7358
4209 Holt Street
5.
Z-7359
1014 W. 3rd Street
6.
Z-7360
37 Sherrill Road
7.
Z-7361
8816 Ranch Blvd.
8.
Z-7362
5231 Sherwood Road
9.
Z-7363
Northeast corner of S. Katillus Road and
Forest Lane
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February 24, 2003
ITEM NO.: A
File No.:
Owner:
Address:
Description:
Zoned:
Variance Requested:
Justification:
Present Use of Property:
Proposed Use of Property:
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Staff Analysis:
Z-7330
James E. Weaver
3209 Katherine Street
Part of Lots 9 and 10, Block 24, John
Barrow Addition
R-2
Variances are requested from the area
provisions of Section 36-156 to allow an
accessory carport structure with reduced
separation and front setback.
The applicant's justification is presented in
an attached letter.
Single family residential
Single family residential
The R-2 zoned property at 3209 Katherine Street is occupied by a one-
story brick and frame single family residence. There is a single car
driveway from Katherine Street which serves as access. A 12 foot by 20
foot metal carport structure covers a portion of the driveway.
The metal carport structure existed on the site when the current owner
purchased the property in April 1997. The structure is located
approximately 14 feet back from the front property line and flush against
the front wall of the single family house. Section 36-156(a)(2)c. of the
City's Zoning Ordinance requires that accessory structures in R-2
zoning be located at least 60 feet from a front property line. Section
February 24, 2003
Item No.: A (Cont.)
36-156(a)(2)b. requires that accessory structures be separated from
principal structures by a minimum of six (6) feet. Therefore, the applicant
is requesting variances from these ordinance standards.
Staff is supportive of the requested variances. Staff's support is based
primarily on the fact that the carport structure has been in place for years,
with no complaints from neighbors. The City's enforcement staff observed
the carport during a neighborhood inspection. Therefore, staff feels that it
is reasonable to place the carport structure over the existing driveway.
Although staff supports the variance requests, given the fact that the
carport structure is not on a permanent foundation, staff feels that the
variances should be approved for this property owner's use only.
C. Staff Recommendation:
Staff recommends approval of the requested variances for reduced front
yard setback and building separation associated with the accessory
carport structure, subject to the following conditions:
1. The variances be approved for the property owner, James E. Weaver
and his son, Reginald Weaver, only.
2. If the property is sold or the Weavers vacate the property, the carport
structure must be removed from the site or moved to meet the
minimum required setbacks.
3. The carport structure must remain unenclosed on the north, south and
west sides.
Staff will inspect the property every five (5) years to verify the ownership
and occupancy of the property.
BOARD OF ADJUSTMENT: (DECEMBER 23, 2002)
Staff informed the Board that the notices to property owners within 200 feet of
the site were not completed as required. The Board determined that the item
needed to be deferred to the January 27, 2003 agenda to allow the applicant
time to complete the required notifications. Staff supported the deferral request.
The item was placed on the Consent Agenda and deferred to the January 27,
2003 agenda by a vote of 5 ayes and 0 nays.
2
February 24, 2003
Item No.: A (Co
BOARD OF ADJUSTMENT:
(JANUARY 27, 2003)
Staff informed the Board that the applicant requested that this application be
deferred to the February 24, 2003 agenda. Staff supported the deferral request.
The item was placed on the Consent Agenda and deferred to the February 24,
2003 agenda by a vote of 4 ayes, 0 nays and 1 absent.
BOARD OF ADJUSTMENT:
(FEBRUARY 24, 2003)
The applicant was not present. Staff informed the Board that the applicant had
not submitted the required proof of notification to property owners within 200 feet
of the property.
The item was placed on the Consent Agenda and deferred to the March 31,
2003 agenda by a vote of 4 ayes, 0 nays and 1 absent.
3
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February 24, 2003
ITEM NO.: 1
File No.: Z -6200-A
Owner: Walter Hussman and Moses Tucker
Investments
Address: 500 East 2nd Street
Description: Northwest corner of East 2nd and
Sherman Streets
Zoned: UU
Variance Requested: Variances are requested from the
development provisions of Section 36-356
and the parking provisions of Section
36-511 to allow for the construction of a
parking deck.
Justification: The applicant's justification is presented in
an attached letter.
Present Use of Property: Office and parking
Proposed Use of Property: Parking deck
STAFF REPORT
U
Public Works Issues:
1. Plans of all work in right-of-way shall be submitted for approval prior to
start of work. Obtain barricade permit prior to doing any work in the
right-of-way from Traffic Engineering at (501) 379-1817 (Derrick
Bergfield).
2. Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy. All construction in the right-
of-way must be ADA compliant.
B. Landscape and Buffer Issues:
Trees of at least three (3) inch caliper are required around the perimeter
of the site. Trees must be at least thirty (30) feet from intersecting streets.
February 24, 2003
Item No.: 1 (Cont.)
Refer to River Market DOD, Ordinance No. 17,240 for tree species, size
and spacing. Trees must be set back at least two (2) feet from street
curbing.
No on-site street buffering is allowed between the right-of-way of Second
Street and the proposed deck.
C. Staff Analysis:
The UU zoned property at 500 E. 2nd Street is occupied by a one-story
brick office building within the east half of the half block. The remainder of
the half block is occupied by paved parking. The applicant, The City of
Little Rock, proposes to construct a seven (7) level parking deck on this
property. The parking deck will have a total of 646 parking spaces and a
drive-thru bank on the ground floor.
The parking deck will have a height of 75.5 feet at the crossover point of
Level 7, with corner columns which extend to 80 feet and roof level
equipment structure extending to 95 feet. Section 36-356(d)(1) of the
City's Zoning Ordinance (River Market Design Overlay District) allows a
maximum building height of four (4) stories or 48 feet. Therefore, the
applicant is requesting a variance from this ordinance standard.
As noted previously, the proposed parking deck will contain a total of 646
parking spaces. Approximately 265 of these spaces will be rented to
nearby owners, including the Central Arkansas Library, the Museum
Center and the proposed multi -use building (First Security Center) which
will be located immediately to the north and tie into the parking deck. The
remainder of the parking spaces will be for public parking. The majority of
the angled parking spaces within the deck have widths of 8.5 feet.
According to Section 36-511(a) of the ordinance, the minimum width for
angled parking spaces is 9 feet. Therefore, the applicant is requesting a
variance from this ordinance requirement.
Staff is supportive of the variance requests. The River Market Design
Review Committee met on February 4, 2003 and reviewed the plans for
the parking deck. The Committee voted 5 ayes and 0 nays to approve the
building height and design. The proposed parking deck will provide much
needed parking for the River Market District. Increasing the parking stall
width from 8.5 feet to 9 feet would result in a loss of approximately 48
spaces. Staff feels that the proposed parking deck will have no adverse
impact on the River Market District, and concurs with the Design Review
Committee's assessment of the proposed construction.
2
February 24, 2003
Item No.: 1 (Cont.)
D. Staff Recommendation:
Staff recommends approval of the requested building height and parking
stall width variances, subject to compliance with the requirements as
noted in paragraphs A and B of this report.
BOARD OF ADJUSTMENT: (FEBRUARY 24, 2003)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval.
Chairman Ruck and Fred Gray made statements regarding the issue of
variances from the River Market Design Overlay District Ordinance.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 4 ayes, 0 nays and 1 absent.
3
City of Little Rock Office of the Director
Department of 701 West Markham
Public Works Little RockArkansas 72201
(501')371-4475��^--
Fax (501) 371-4843 _ ! 2— _
February 6, 2003
Department of Planning and Development
723 West Markham
Little Rock, AR 72201
Re: Request for Variances for the River Market Parking Garage
To Whom It May Concern:
The City of Little Rock is requesting a height and vehicle width variance for the proposed
River Market Parking Garage. The reason for the variance request is based upon the need
to provide additional parking spaces in the River Market area. A study was conducted by
a -private firm (The Consultant Group out of Chicago, Illinois) who determined that,
based upon the anticipated growth in the River Market area, the City will need
approximately 600 to 700 additional parking spaces by 2004. As an example, there has
already been interest expressed by several entities wishing to rent a total of 265 spaces.
They include a hotel group, Central Arkansas Library (Main Branch), the Museum
Center, and one of the current property owners. In order to provide .the minimum spaces
recommended by The Consultant Group, a seven (7) level parking garage would be
required, The plans have been drawn to maximize utilization of the available area;
parking space in a convenient location is already in short supply in downtown Little
Rock. This would help to alleviate an existing problem, in addition to providing for
future growth. The current owners of the properties are Little Rock Newspapers, Inc. and
Tucker Moses Investments, LLC, both of Little Rock, Arkansas.
From the ground level to the crossover point on level 7, the height is 75' 6". River
Market Design Guidelines, Ordinance No. 17,240 Section 36-356, (4)(d)(1) states that
new construction shall not exceed four stories (48'0") without prior approval from the
Planning Commission. The ground floor has 65 parking spaces, level 2 has 57, level 3 has
110, level 4 has 118, level 5.,has 111, level 6 has 118, and level 7 has 67, for a total of
646 spaces. The vehicle width variance is to allow more cars on each level, thereby
maximizing the parking garage area; specifically, by using 8.6 feet instead of 9 feet, there
will be 48 more spaces available. Please see attached survey and schematic plan.
The merchants in the River Market area along with the patrons will appreciate your
approval of the requested variances. If additional information is needed, please call.
Sincerely yours,
Wendell Jones
Assistant Director of Public Works
River
Market
Design
Review
Committee
Greg Hart, Chairman
Millie Ward, Member
Patty Wingfield, Member
Tim Heiple, Member
Shannon Jeffery -Light, Member
Planning and Development • 723 W. Markham • Little Rock, Arkansas 72201 • 501-371-4790 • fax 501-399-3435
February 12, 2003
Board of Adjustment
723 West Markham
Little Rock, AR 72201
Re: River Market Parking Deck
Chairman and Members,
The River Market DRC met on February 4, 2003 and reviewed the height variance at Sherman and
Second Street. The DRC did approve the height variance as submitted. The final vote was 5 yes, 0
noes and 0 recusals.
This approval does not include any signage or franchises.
Thank you,
&4:y Z
Brian Minyard
River Market DRC Staff
February 24, 2003
ITEM NO.: 2
File No.:
Owner:
Address:
Description:
Zoned:
Variance Requested:
Justification:
Present Use of Property:
Proposed Use of Property:
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Staff Analysis:
Z -6638-A
Bobby and Leanne Bernhard
2401 N. Pierce Street
Lot 6 and part of Lot 5, Block 31,
Parkview Addition
R-2
Variances are requested from Section 36-
254 to allow a building addition with
reduced setbacks.
The applicant's justification is presented in
an attached letter.
Single family residential
Single family residential
The R-2 zoned property at 2401 N. Pierce Street is occupied by a two-
story frame single family residence. There is a two-story frame accessory
building with an attached one-story frame carport located near the
southeast corner of the property. On March 29, 1999, the Board of
Adjustment approved variances for a reduced street side yard setback
and a reduced building separation for the accessory building with carport.
The accessory building with carport is located six (6) feet from the south
("V" Street) property line and is separated from the house by
approximately four (4) feet (6 inches, roofline to roofline).
The applicant proposes to add on to the principal structure and attach it to
the accessory structure, creating a single structure. The R-2 zoning
February 24, 2003
Item No.: 2 (Cont.)
district requires a minimum side yard setback of seven (7) feet and a
minimum rear yard setback of 25 feet. The existing accessory building
with garage is located six (6) feet from the side ("V" Street) property line
and 18.5 feet from the rear property line. Therefore, the applicant is
requesting variances from Sections 36-254(2) and (3) of the City's Zoning
Ordinance. Two (2) other minor additions are proposed as noted on the
attached site plan. These additions conform to the minimum ordinance
requirements.
Staff is supportive of the requested variances. Staff feels that the
variances are very minor in nature and result from reclassifying the
accessory structure to part of the principal structure. The structure will not
move closer to the street side or rear property lines. The proposed
building addition should have no adverse impact on the adjacent
properties or the general area.
C. Staff Recommendation:
Staff recommends approval of the requested rear and side yard setback
variances, subject to compliance with the proposed site plan.
BOARD OF ADJUSTMENT: (FEBRUARY 24, 2003)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 4 ayes, 0 nays and 1 absent.
2
To whom it may concern:
We would like to add on to our home, 2401 N. Pierce, in order to accommodate an
elderly relative.
The most feasible and economical location for the addition is off the back of the house,
thus. connecting the house to the accessory building on the side of our carport.
We are aware that the existing outbuilding is too close to the lot line for the present
building code requirements. We would appreciate your consideration of a code variance
for the proposed construction, however, because the new addition will not infringe on any
of the property lines, but will merely connect the main house to the outbuilding.
Attached are the preliminary sketches for the proposed addition for your consideration.
Sincerely,
Bob and Leanne Bernhard
February 24, 2003
ITEM NO.: 3
File No.: Z -7318-A
Owner: Clinton and Sherman Building I, LLC
Address: 521 President Clinton Avenue
Description: Southwest corner of President Clinton
Avenue and Sherman Street
Zoned: UU
Variance Requested: Variances are requested from the River
Market District sign and development
criteria and from the UU Zoning District
development criteria to allow for the
construction of a multi -story mixed use
building.
Justification: The applicant's justification is presented in
an attached letter.
Present Use of Property: Vacant office -warehouse building
Proposed Use of Property: Mixed use building
STAFF REPORT
A. Public Works Issues:
Plans of all work in right-of-way shall be submitted for approval prior to
start of work. Obtain barricade permit prior to doing any work in the
right-of-way from Traffic Engineering at (501) 379-1817 (Derrick
Bergfield).
2. Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy. All construction in the right-
of-way must be ADA compliant.
3. The proposed drop-off entrance design is acceptable in principle, but
leaves only four feet or public sidewalk in a potentially high pedestrian
traffic area. A six feet wide minimum sidewalk should be provided.
February 24, 2003
Item No.: 3 (Cont.)
B. Landscape and Buffer Issues:
Trees of at least three (3) inch caliper are required around the perimeter
of the site. Trees must be at least thirty (30) feet from intersecting streets.
Refer to River Market DOD, Ordinance No. 17,240 for tree species, size
and spacing. Trees must be set back at two (2) feet from street curbing.
C. Staff Analysis:
The property at the southwest corner of President Clinton Avenue and
Sherman Street is zoned UU and contains a one-story brick office -
warehouse building. There is a gravel parking area, with access from
Sherman Street, along the south side of the building. The building and
parking occupy approximately one-fourth of the block.
The applicants propose to remove the existing building and construct a
new 14 -story building which will be called the "First Security Center". The
new building will occupy the majority of this one-fourth block area, with
future access to a parking deck which will be constructed on property
within the south one-half of the block. The proposed building will be
occupied by a hotel, office use and residential condominiums. The 14 -
story project will consist of 168,000 square feet of floor space. The
Marriott Courtyard hotel will occupy floors 1 through 6, with Crews and
Associates and general offices on floors 7 through 10, and 24 luxury
residential condos on floors 11 through 14.
On November 4, 2002, the River Market DRC approved a height variance
for this project and on December 23, 2002, the Board of Adjustment
approved the height variance.
The following list of variances has been requested by the applicant for the
proposed building. These will be broken down into several groups for
review (i.e. signage, drop-off area/awning, and other variances). All of the
variances, except for the variance from Section 36-342.1, are from the
River Market Design Overlay District regulations. The Ordinance quotes
are in italic.
I. SIGNAGE VARIANCES:
This request is for four large wall signs "First Security" at the
top of the building. There will be one on each face. These
will be channel letters with internal illumination. The sizes
are as listed.
2
February 24, 2003
Item No.: 3 (Cont.)
North fagade
29'-0"
X 4'-0"
East fagade
44'-3"
X 6'-0"
South fagade
28'-9"
X 4'-0"
West fagade
44'-3"
X 6'-0"
Variances needed for these four signs:
36-353 (a)(1)(c) WALL SIGNS
"Signs shall be confined to the flat surface of the building
and shall not project more than five (5) inches from the
building fagade"
These signs are proposed to be metal channel letters, each
letter individually attached to the face of the building. The
depth of the sign is to be 12 inches.
36-353 (a)(2)(f) INTERNALLY ILLUMINATED SIGNS
"Internally illuminated signs are prohibited."
These signs are to be channel signs, each letter individually
lit internally.
36-353 (c)(1)(a) HEIGHT LOCATION OF SIGN
"Except as permitted in Sec. 36-353 (2), the maximum sign
height on a building shall not extend above the second floor
window sill or above the overhang of a single story building."
These signs are to be located on the parapet of the building
above the top of the windows on the fourteenth floor.
36-353 (c)(2)(a) SIGN SQUARE FOOTAGE
"Signs shall not exceed one quarter of a square foot of sign
area for each linear foot of primary street building frontage,
not exceeding 25 square feet per sign."
The proposed signage has square footages of 116 s.f. and
264 s.f. on the north/south walls and east/west walls
respectively.
36-353 (c)(3)(a) SIGN LETTER HEIGHT
"Letters shall not exceed 1'-6" in height."
The heights of the letters range from 2'-0" to 6'-0".
2. This request is for four large wall signs "Courtyard by
Marriott". There will be one on each face. They will be
located between the sixth and seventh floors. Each sign
measures 3'-1 5/8" X 14'-3 7/16" These will be internally lit
acrylic face metal channel letters.
3
February 24, 2003
Item No.: 3 (Cont.
Variances needed for these four signs:
36-353 (a)(1)(c) WALL SIGNS
"Signs shall be confined to the flat surface of the building
and shall not project more than five (5) inches from the
building fagade"
These signs are proposed to be metal channel letters, each
letter individually attached to the face of the building. The
depth of the sign is to be 10 inches.
36-353 (a)(2)(f) INTERNALLY ILLUMINATED SIGNS
"Internally illuminated signs are prohibited."
These signs are to be channel signs, each letter individually
lit internally.
36-353 (c)(1)(a) HEIGHT LOCATION OF SIGN
"Except as permitted in Sec. 36-353 (2), the maximum sign
height on a building shall not extend above the second floor
window sill or above the overhang of a single story building."
These signs are to be located between the sixth and
seventh floors.
36-353 (c)(2)(a) SIGN SQUARE FOOTAGE
"Signs shall not exceed one quarter of a square foot of sign
area for each linear foot of primary street building frontage,
not exceeding 25 square feet per sign."
The proposed signage has square footages of 45 s.f. each
3. This request is for signage on the awnings on President
Clinton Ave and Sherman Street. "Courtyard by Marriott" will
be on the valance of the awning facing Clinton Ave. and
"First Security Bank" will be on awnings on both Clinton Ave.
and Sherman Street.
Variances needed for the signage on the awnings:
36-353 (a)(2)(d) AWNING SIGNS
"Awning signs shall not exceed six (6) square feet per
awning."
There are 3 proposed signs "Courtyard by Marriott" on the
awning above the drop-off. The signs measure 2'-0" x 10'-0"
with 12" letters. This is a total of 60 s.f. for the awning
signage.
February 24, 2003
Item No.: 3 (Con
36-353 (a)(2)(d) AWNING SIGNS
"Awning signs shall not exceed six (6) square feet per
awning."
There are 6 proposed signs "First Security Bank" on the
awning above the entry to the branch bank and night deposit
box. There will be two signs (2'-0" x 14'-0") on the awning
on Pres. Clinton and four signs (1'-0" X 8'-0") on Sherman
Street. This is a total of 56 s.f. for the awning on President
Clinton Avenue and 32 square feet for the awning on
Sherman Street.
4. Other Sign Variances: This request is for the total number
of signs per business. "Courtyard by Marriott" will have a
total of 8 signs and "First Security Bank" will have a total of
13 signs (including one at ATM and one on the door).
36-353 (c)(1)(b) SIGNS PER BUSINESS
"Signs shall not number more than three (3) per business."
The total number of signs for "Courtyard by Marriott" is 8.
(four on the walls of the building, 3 on the drop-off awning
and 1 on the doors).
36-353 (c)(1)(b) SIGNS PER BUSINESS
"Signs shall not number more than three (3) per business."
The total number of signs for "First Security Center" is 13.
(four on the walls of the building, 3 on the awning on Clinton,
3 on the awning on Sherman, 1 on the ATM, 1 on the door
and 1 above the door on the west side of the building).
36-353 (c)(4)(a) VISABLE SIGN LIGHT FIXTURES
"Light fixtures for signs shall not be readily visible from the
street or sidewalk."
The lighting for the signage on the front of the metal awnings
on Clinton and Sherman Streets will be as shown on the
attached sketch.
II. VARIANCES RELATED TO DROP-OFF AREA AND AWNINGS:
This request is for the drop-off area and awnings on Clinton Ave.
This drop-off will interrupt the tree planting strip (brick pavers), the
tree spacing, and the streetlight spacing. It will also alter the width
5
February 24, 2003
Item No.: 3 (Cont.)
of the sidewalk because of the inset of the entry alcove. The
awnings will project further than five feet into the right of way.
Sidewalks:
36-355 (a)(1) SIDEWALK WIDTH
"Sidewalks shall consist of 7'-6" concrete walk and a 4'-0" red brick
paving planting strip."
Because of the setback for the entry alcove, the sidewalk will vary
from 5 feet in width to 12 feet in width.
36-355 (a)(2) SIDEWALK WIDTH
"Sidewalks shall have a 12'-0" overall width from building face to
curb face."
Because of the setback for the entry alcove, the sidewalk will vary
from 5 feet in width to 12 feet in width.
36-355 (e)(1) TREE PLANTING STRIP
"The tree planting strip shall be a 4'-0" wide red brick paving strip
on 2" sand base and 18" topsoil backfill."
Because of the vehicular drop-off, there will be at least a 120' gap
in the brick paving strip that parallels the curb.
Building Form:
36-356 (f)(2) AWNING PROJECTION
"Awnings shall not project more than 5=O" from the building facade
and have a minimum clearance of 9'-0" above the sidewalk."
The proposed awning over the branch bank entry and vehicular
drop-off will each have a maximum width of 12 feet that will be in
the right of way.
Awnings:
36-357 (a)(4) AWNING PROJECTION
'Awnings shall not project more than 5'-0" from the building
facade."
The proposed awning over the branch bank entry and vehicular
drop-off will each have a maximum width of 12 feet, all of which will
be in the right of way.
Landscaping:
36-358 (c)(1) TREE SPACING
"Trees shall be 30'-0" on center and 2'-0" off back of curb. "
Because of the vehicular drop-off, there will be trees that will not be
replaced. There will be at least a 120' gap in the trees on Clinton
Ave.
Al
February 24, 2003
Item No.: 3 (Cont.)
Streetlights:
36-359 (b)(1) STREETLIGHT SPACING
"Pedestrian posts and luminaries shall be located every third tree
within a block."
Because of the vehicular drop-off, there will be streetlights that will
not be replaced. There will be at least a 120' gap in the streetlights
on Clinton Ave.
III. OTHER VARIANCES:
This request is for the awning over "First Security Bank "
entry and ATM on Sherman Street.
Awnings:
36-356(f)(2)
36-357 (a)(4) AWNING PROJECTION
'Awnings shall not project more than 5'-0" from the building
facade. "
The proposed awning over the entry door will have a
maximum width of 8 feet, all of which will be over the right of
way.
2. This request is from the minimum requirement for ground
floor, street side window coverage on the Sherman Street
side only. The President Clinton Avenue side of the building
will conform to the requirement.
UU Zoning Development Criteria:
36-342.1(c)(8) WINDOW COVERAGE
"The ground -level (street fronting) floor of nonresidential
structures shall have a minimum surface area of sixty (60)
percent transparent or window display."
The ground floor (Sherman Street side) window coverage is
proposed to be approximately 25 percent.
Staff is supportive of the requested variances. Although there are
numerous variances requested with the proposed building development,
individually each variance is very minor in nature. Staff feels that this
mixed use development will be an excellent addition to the River Market
District and an asset to the Downtown area. Staff believes that approval
of the requested variances will have no adverse impact on the River
7
February 24, 2003
Item No.: 3 (Cont.)
Market District. A franchise permit will be required for all of the
improvements located in the public rights-of-way.
The River Market Design Review Committee met on February 4, 2003 and
reviewed the variances associated with the River Market Design Overlay
District. The DRC voted to approve all requested variances. Attached is
a letter to the Board from the DRC which explains their position.
D. Staff Recommendation:
Staff recommends approval of the requested variances associated with
development of the "First Security Center", subject to the following
conditions:
1. Compliance with the requirements as noted in paragraphs A and B of
this report.
2. A franchise permit must be obtained for all improvements in the rights-
of-way.
3. Sign permits must be obtained for all signage.
BOARD OF ADJUSTMENT: (FEBRUARY 24, 2003)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval.
Chairman Ruck and Fred Gray made statements regarding the issue of
variances from the River Market Design Overlay District Ordinance. Mr. Gray
asked that the proposed First Security awning along President Clinton Avenue
be reduced to an 8 foot width.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 3 ayes, 0 nays, 1 absent and 1 recused (Francis).
�2 - 73i
(4P 1-Y-)
MOSES
TUCKER
REAL ESTATE
January 23, 2002
Board of Adjustment
C/o Department of Planning and Development
723 W. Markham
Little Rock, AR 72201
PROJECT SUMMARY
Moses Tucker Real Estate, Inc. (MT) has formed a limited liability
company (LLC) for the purpose of developing a mixed-use building on
the southwest corner of Clinton Avenue and Sherman Street in
downtown Little Rock's dynamic River Market District. The project will
be known as the FIRST SECURITY CENTER, consisting of
approximately 168,000 square feet of space on 14 floors and costing
approximately $23 million. Parking for the project will be available in
the City of Little Rock's new River Market parking deck which will be
developed adjacent to the center on 2nd Street. The project has
commitments from the following users:
❑ First Security Bancorp - will locate a major subsidiary,
CREWS & ASSOCIATES, on floors 8, 9 and 10, occupying
approximately 35,000 square feet of space. Additionally,
First Security will locate a branch facility on the building's
1St floor.
❑ McKibbon Properties - a Gainesville, GA based hotel
company, McKibbon owns and operates 36 hotel / motel
properties throughout the southeast and is one of the
nation's largest franchisees of Marriott limited service
hotels. McKibbon has committed to own and operate a
115 - 120 room hotel on floors 1 through 6 of the
building. The property will be a Marriott Courtyard and
has been approved by Marriott.
❑ Moses Tucker Real Estate - the developer will construct
24 luxury residential condominiums on floors 11 through
14, including 4 large, penthouse homes on the building's
top floor.
1
Commercial Brokerage • Management • Leasing • Development • Consulting
200 S. Commerce, Suite 300 v Little Rock, Arkansas 72201 • Phone 501-376-6555 • Fax 501-376-6699
www.mosestucker.com
The LLC will create a Hortizontal Property Regime (HPR) to enable First
Security, McKibbon and each residential condominium owner to
acquire and hold "fee simple" ownership to their space. MT will
develop the building on behalf of the LLC and, upon completion, sell all
HPR units to the owners. MT will continue to manage the property and
the property owners association.
FIRST SECURITY CENTER will be a truly unique development for Little
Rock. For the community the project adds a new hotel, additional
restaurant and specialty retail space in the River Market District and
24 new upscale, downtown residences.
Homeowners in the building will be able to enjoy not only the wide
array of offerings in the River Market, but also a host of amenities
within the FIRST SECURITY CENTER. Those amenities include:
■ Unparalleled River and Skyline Views
■ An Exercise Center
■ Room Service (from Marriott)
■ Daily Maid Service (from Marriott)
■ Indoor Swimming Pool (from Marriott)
■ On -Premise Security
■ Enclosed, Secure Parking
FIRST SECURITY CENTER will be a new landmark for and anchor in
downtown Little Rock.
JUSTIFICATION
1. Density. In order for the River Market to grow, it needs to
evolve. Its future success lies with increased density — 24/7
residents, new offices and other uses. That density — which
means people — can't be achieved with the current mix of
underutilized buildings and surface parking lots on Clinton
Avenue.
2. Compatibility. The First Security Center will be designed with
great sensitivity to the neighborhood. Large bay windows will
be present throughout the brick fagade. The base of the
building will include either large limestone block or granite. The
residential floors will have balconies with ornamental iron hand-
rails. The building will serve as an eastern anchor to the River
Market District. The tower is only 75 feet wide and abuts the
interstate access ramp, so it serves as a buffer between the
interstate and the rest of the neighborhood.
2
3. Limited Sites. The River Market District is a very finite area
and, in many ways, is still quite fragile. The District has
experienced a high turnover among restaurants and retailers.
Several of the undeveloped sites are now either overpriced or
simply unavailable. If the district doesn't grow and evolve, it
will surely stagnate or, worse, decline.
4. Mixed- Projects. Mixed-use projects add to the vitality and
excitement of the area and compensate for the lack of
developable sites mentioned above. The concept has proved to
be very successful in the immediate area, including:
Block 2 - retail, restaurant, entertainment, residential,
office
Museum Center - restaurant, retail, museum, office
Tuf-Nut Lofts - residential, office
Capital Commerce Center - retail, restaurant, residential,
office
Rock Street Lofts - retail, residential
S. No Incentives. The developers have not requested any
financial incentives from the city or state. This is exactly the
type of private investment envisioned when the District was
planned after the Future - Little Rock process was completed in
the early 1990's. $23 million projects like this are a result of
public investments such as the River Market, Riverfront Park
and the Public Library.
s. Increased Taxes. The city, county, state and public schools
will all benefit significantly from this major private investment.
Participants will especially generate sales taxes and property
taxes. The hotel will contribute to the coffers of the Advertising
and Promotion Commission. Both the hotel and First Security
Bancorp will be large employers and good corporate citizens,
further stimulating the economy and bettering the community.
In recent weeks, we have witnessed the closing of Vesta's, Take -a -
Hike and Pour House Bar and Grill, all citing a lack of customers and a
scarcity of parking for them. Other retailers and restaurants report
sluggish sales. It is imperative that the density be increased if the
River Market District is going to be stabilized. The parking deck, which
First Security Center helps make possible, addresses another crying
need in the District. The variances essentially revolve around 3
building features:
(1) signage
(2) hotel drop-off lane
(3) hotel canopy
3
The signage is a requirement of the 2 major building occupants — the
hotel and First Security Bancorp. The hotel drop-off lane has already
been endorsed by Public Works and the attractive canopy will provide
needed cover for hotel patrons. As you know, the height of the
building was approved by the BOA in December.
I hope you will approve our request and allow this project to go
forward. It will add momentum to the downtown renaissance and help
position Little Rock for further growth and development.
Sincerely,
A� 1UU411A,
Everett Tucker, III
ET\I k
rd
1_2
WITTENBERG DELONY & DAVIDSON ARCHITECTS
FIRST SECURITY CENTER
Little Rock, Arkansas
Building Materials Narrative:
The 14 story mixed-use building located in the River Market District is designed to
recall the old warehouses of the 1920's. Built with brick masonry veneer and cast
stone this building will be a good neighbor to the existing buildings, materials and
scale that is so appealing about the River Market District.
The majority of each elevation will have king-size brick masonry sitting on a cast
stone masonry unit base with the same material at the top. The king-size brick is to
be a faded red color similar to the Cox Building. The cast stone is Arriscraft 12
inches by 24 inches, typically. The cast stone masonry is a light cream color similar
to the stone color of the Courthouse and old Gazette building. The base will have
water tables, reveals and rough textured stone belt coursing. The base is the
element that gives the building the pedestrian scale and transitions the taller mass
on the corner.
At the base level the canopies project out from the face of the building to provide a
covered drop-off for the Hotel and a covered entrance for the Bank. The canopies
are painted steel with surface mounted letters and lit from above with small
decorative canopy lights. The canopies roof is a translucent skylight material that is
attached to the decorative steel frames and ties back to the building with tie -rods.
The canopies are designed to recall the old marquees of the early century, but with
a contemporary skylight material at its roof. The Lafayette Building and many
around downtown have canopies that are hung off the face of the building and have
a similar amount of detail.
The passage way (paseo) from the future deck to Clinton Avenue is planned to have
decorative ironwork archways at the entrances. The decorative ironwork details
will be replicated at the paseo, the covered canopies and columns and will have
the same feel as the decorative ironwork at the Cox building.
The glass is clear at the first level and tinted light gray at the upper levels. The
mullions are painted at the street level and clear anodized aluminum at the upper
floors. The window bays are horizontal in form and keep with the unique style of
the warehouse look. The exterior wall extends up in a traditional manner to
terminate at a parapet with a precast cornice that projects out. The Library is good
example of this type of architectural condition. The parapet also creates a signage
backdrop on each elevation of the building.
400 W. CAPITOL AVENUE, SUITE 7800
LITTLE ROCK, AR 72207-4857
507/376-6681
501/376-0237 FAX
River
Market
Greg Hart, Chairman
Design Millie Ward, Member
Review Patty Wingfield, Member
Tim Heiple, Member
Committee
Shannon Jeffery -Light, Member
Planning and Development • 723 W. Markham • Little Rock, Arkansas 72201 •501-371-4790 • fax 501-399-3435
February 12, 2003
Board of Adjustment
723 West Markham
Little Rock, AR 72201
Re: First Security Center
Chairman and Members,
The River Market DRC met on February 4, 2003 and reviewed the variances at Sherman Street and
President Clinton for the First Security Center. The DRC did approve the variances as requested.
The final vote was 5 ayes, 0 noes and 0 recusals. There was 1 no vote on request # 1, 5 and 6 that
is the First Security wall signs at the top of the building, the drop off on Clinton Avenue and the awing
projection on Sherman Street, respectively.
Thank you,
Brian Minyard
River Market DRC Staff
February 24, 2003
ITEM NO.: 4
File No.:
Z-7358
Owner:
Richard Meyer
Address:
4209 Holt Street
Description:
Part of Lots 9 and 10, Block 223,
John Barrow Addition
Zoned:
R-3
Variance Requested:
Variances are requested from the area
provisions of Section 36-156 to allow a
carport with a reduced front yard setback
and separation.
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-3 zoned property at 4209 Holt Street is occupied by a one-story
frame single family residence. There is a two -car driveway from Holt
Street which serves as access. A 10 foot by 18 foot metal carport
structure was recently placed over a portion of the driveway area.
According to the survey of the property, the carport structure is located
approximately 6.5 feet back from the front property line and separated
from the single family residence by approximately three (3) feet.
Section 36-156(a)(2)c. of the City's Zoning Ordinance requires that
accessory buildings be located at least 60 feet back from front property
lines. Section 36-156(a)(2)b. requires that accessory buildings be
February 24, 2003
Item No.: 4 (Cont.)
separated from principal structures by at least six (6) feet. Therefore, the
applicant is requesting variances from these ordinance standards.
Staff does not support the requested variances. Staff's past policy has
been to support variances associated with metal carport structures which
have existed for a number of years. These past variances have also been
supported by the Board and conditioned on the property ownership,
requiring removal of the structures if the properties are ever sold.
However, this carport structure in question was placed on the property
within the past few months by persons who rent the single family
structure. Staff feels that the carport structure is out of character with the
neighborhood, as staff noticed no other nearby properties to the north or
south along Holt Street which had encroachments into the required front
yards.
C. Staff Recommendation:
Staff recommends denial of the requested variances associated with the
metal carport structure.
BOARD OF ADJUSTMENT: (FEBRUARY 24, 2003)
Alicia Garcia (occupant of the residence) and Maria Garcia (sister of and
translator for Alicia Garcia) were present, representing the application. There
were no objectors present. Staff briefly described the requested variances with a
recommendation of denial. Mike Hood, of Public Works, stated that a CDBG
project to reconstruct Holt Street would occur in the near future. He asked the
Board to request that the applicant work with Public Works if they approve the
variance.
Chairman Ruck asked when the carport structure was installed. Maria Garcia
stated that it was installed four (4) months ago. Chairman Ruck asked who
constructed the structure. Maria Garcia stated that Alicia Garcia's husband
assembled the structure.
Chairman Ruck asked how the structure is used. Maria Garcia stated that it was
to protect their car. Fred Gray asked if there was a physical or special need for
the carport structure (a wheelchair bound family member, etc.). Maria Garcia
stated that there was not.
Fred Gray asked about the cost of the carport structure. Maria Garcia stated that
it cost $450.00.
Fred Gray asked about another location for the carport structure. Staff
suggested using the concrete area on the north side of the residence as a drive
and moving the carport structure to the rear yard. Maria Garcia stated that there
was not enough room to drive a vehicle along the north side of the house. This
issue was briefly discussed.
2
February 24, 2003
Item No.: 4 (Con
Chairman Ruck asked if Richard Meyer was the property owner. Staff noted that
he was.
Fred Gray asked how long the Garcia's had the property leased. Maria Garcia
noted that the lease was up in March and then they would purchase the house.
This issue was briefly discussed.
There was a brief discussion related to the CDBG road project.
Andrew Francis noted that he could not support a long term variance for the
carport structure. Fred Gray concurred with Mr. Francis. This issue was briefly
discussed.
A motion was made to approve the variances associated with the carport
structure for as long as the Garcias occupy the house or six (6) months,
whichever is less. The motion passed by a vote of 4 ayes, 0 nays and 1 absent.
The variances were approved temporarily.
3
From: Miguel .angel Castelum
4209 Holt &
Little Rock, AR 72204
{501) 568-5504
To: City of Little Rock
To Whom It-Aay Concern:
This letter is to request permission to build a carport in front of my property a house
located at the address above, the reason I have to request the variance to place carport in
front yard is that the carport I am trying to install is that of a metal build carport to
avoid bad weather conditions .and to be able to park my car in front of my house therefore
when bad weather come vehicle will be protected The unusual lot configurations are
part of the reason why the carport is need it at my house.
If any further information is required pease write to the above address.
than:. you
Sincerely,
February 24, 2003
ITEM NO.: 5
File No.:
Z-7359
Owner:
Goldcrest Holdings, LLC
Address:
1014 West 3rd Street
Description:
Part of Lots 4, 5 and 6, Block 258,
Original City of Little Rock
Zoned:
UU
Variance Requested:
A variance is requested from the sign
provisions of Section 36-342.1 to allow a
ground -mounted sign.
Justification:
The applicant's justification is presented in
an attached letter.
Present Use of Property:
Office
Proposed Use of Property:
Office
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Staff Analysis:
The UU zoned property at 1014 West 3 I Street is occupied by a two-story
office building. The applicant, Southern Barter Exchange, proposes to
construct a monument -type ground -mounted sign within the front yard
area of the property, between the office building and West 3rd Street. The
proposed sign would have two (2) brick columns and be painted to match
the building. The sign would have an overall height of 49 inches and an
area of approximately nine (9) square feet.
Section 36-342.1(c)(11) of the City's Zoning Ordinance prohibits ground -
mounted signs in the UU Zoning District. Therefore, the applicant is
requesting a variance to allow the proposed sign.
February 24, 2003
Item No.: 5 (Cont.)
Staff is supportive of the variance request. The intent of the UU Zoning is
for the development of a pedestrian -friendly district, with buildings placed
on front building lines and signage located on the building fagade (wall or
awning -mounted). Given the fact that this property is located further west
of the more intense pedestrian use areas of downtown, and that the
existing office building is not located on the front property line, staff feels
that the requested variance is reasonable. The proposed sign will be of
similar size and type to other signs in this general area, and should have
no adverse impact on the surrounding properties. Additionally, the sign is
well under the maximum height (6 feet) and maximum area (64 square
feet) typically allowed in office zoning.
C. Staff Recommendation:
Staff recommends approval of the requested sign variance, subject to the
following conditions:
1. The sign must be located at least five (5) feet back from any property
line.
2. The sign must not exceed the height and area as proposed.
3. A sign permit must be obtained.
BOARD OF ADJUSTMENT: (FEBRUARY 24, 2003)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 4 ayes, 0 nays and 1 absent.
2
January 24, 2003
Board of Adjustment
City of Little Rock
723 W. Markham St.
Little Rock, AR 72201
To Whom It May Concern:
- -7 i
Attached, you'll find our application for a zoning variance to allow for the construction of a small
free standing sign in front of our new building whose address is 1014 West Third Street.
The building is occupied by Southern Barter Exchange, a 21 year old Little Rock company who
wishes to erect the sign. The building was built in 1900 for Dr. Daniel Hardeman, Sr. and his new
bride Gertrude Woodson whose father was Little Rock Mayor James Alexander Woodson. The
house stayed in the Hardeman family until 1969 when it was converted into offices. This historic
building is being renovated inside and, come spring, outside by Southern Barter. Once finished,
repairs and a new coat of paint will enhance this structure and the surrounding neighborhood.
The sign we are requesting approval for would be significantly smaller than the one in our next
door neighbor's front yard and would be constructed to match our building with two brick columns
flanking the actual sign (see drawing attached) and it's crown molding. The brick columns will be
painted to match the building. In total, the sign would be done in a very tasteful style and would
enhance the look of our building.
Without approval for this free standing sign, signage will have to be hung on the front of this
historic building. Today, you will see a temporary sign on the face of the building. It would be a
shame to have any sign permanently mounted on the face of the building, signage that would
certainly detract from the structure and the surrounding neighborhood. We have a wonderful old
building that deserves a fitting sign and, with your help, we shall have one.
I appreciate your help on our behalf and look forward to discussion during your February 24,
2003 meeting.
Regards,
1Z -1K ,
Kenn Flemmons
Agent
Goldcrest Holdings LLC
February 24, 2003
ITEM NO.: 6
File No.:
Owner:
Address:
Description:
Zoned:
Variance Requested:
Justification:
Present Use of Property:
Proposed Use of Property:
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Staff Analysis:
Z-7360
Steven and Tammy Owings
37 Sherrill Road
Lot 37, Sherrill Heights Addition
M
A variance is requested from the building
line provisions of Section 31-12 to allow
construction of a new single family
residence.
The applicant's justification is presented in
an attached letter.
Single family residential
Single family residential
The R-2 zoned lot at 37 Sherrill Road is vacant. The house which once
existed on the lot has been removed. Some site work has taken place in
preparation for new construction. The property owners propose to
construct a new one-story single family residence on the lot. The
proposed house conforms to all of the minimum setback requirements,
with the exception of the southwest corner of the structure which crosses
a platted building line. The applicants have noted that the structure has
been placed on the lot in order to preserve two (2) rather large existing
oak trees.
Section 31-12(c) of the City's Subdivision Ordinance requires that
encroachments over platted building lines be reviewed and approved by
February 24, 2003
Item No.: 6 (Cont.)
the Board of Adjustment. Therefore, the property owners are requesting a
variance to allow the building line encroachment.
Staff is supportive of the requested variance. The proposed
encroachment over the platted building line is very minimal. Only
approximately 10 square feet of the proposed residence crosses the
platted building line. Pushing the proposed house further to the north not
only would jeopardize one of the large oak trees as mentioned earlier, but
would also bring the house closer to Sherrill Road than the other houses
along this side of the street. Staff feels that the placement of the
proposed single family home will be compatible with the other houses in
this area and have no adverse impacts.
If the Board approves the building line variance, the applicant will have to
complete a one -lot replat reflecting the change in the front building line for
the proposed single family 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 requested building line variance,
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: (FEBRUARY 24, 2003)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 4 ayes, 0 nays and 1 absent.
2
MEMORANDUM
-736.0
RE: Application for building permit
FROM: Steve and Tammy Owings
ADDRESS: 37 Sherrill Road, Sherrill Heights, Little Rock
DATE: 1-22-03
We are asking the Board of Adjustment to grant a building permit for the house in the attached site
plan. One corner of the proposed garage crosses the platted setback line. The site plan also shows
that the corner of the garage is 36' back from the existing curb. The shape of the lot has changed a
great deal since this lot was platted as you can see by comparing the platted lot lines with the curb line
as it exists today.
These are the reasons we are asking the board to grant the building permit:
This is a corner lot. A large portion of the northwest corner of the lot has been taken
by the City of Little Rock for Sherrill Road. We cannot build forward on the Northwest corner of the
lot without being quite close to the street.
2. There are two large oak trees on the property that we want to preserve. One of those
oaks is approximately 12' from the front of the house as situated on the site plan. Moving the house
forward would require removing an oak or risk killing it when the foundation is laid.
3. Building to the rear of the lot takes advantage of the natural slope of the lot and keeps
the front of the house in approximately as far from the front of the property as the other houses on our
side of the street.
4. Only one comer of the garage on the proposed house crosses the platted setback line
on the side by approximately four feet. The garage will still be 36' back from the road since the shape
of the lot has changed a great deal since this lot was platted.
Respectfully submitted,
Steve and Tammy Owings
February 24, 2003
ITEM NO.: 7
File No.:
Owner:
Address:
Description:
Zoned:
Z-7361
Robert J. Belk
8816 Ranch Blvd.
Lot 260, Cypress Point Addition
Variance Requested: A variance is requested from the area
provisions of Section 36-254 to allow a new
single family residence with a reduced rear
yard setback.
Justification:
Present Use of Property:
Proposed Use of Property
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Staff Analysis:
The applicant's justification is presented in
an attached letter.
Undeveloped lot
Single family residential
The R-2 zoned lot at 8816 Ranch Blvd. is currently undeveloped. The
property owner proposes to construct a new two-story single family
residence on the site. The proposed residence meets all of the minimum
required building setbacks, with the exception of the northeast corner of
the structure which is located approximately 10 feet from the rear property
line. Section 36-254(d)(3) of the City's Zoning Ordinance requires a
minimum rear yard setback of 25 feet. Therefore, the property owner is
requesting a variance from this ordinance standard. The property owner
cites the lot's configuration, including a 30 foot front building line, as the
primary reason for needing the variance.
t
February 24, 2003
Item No.: 7 (Cont.
Staff is supportive of the variance request. Staff feels that the requested
variance is very minor in nature, as only approximately 200 square feet of
the proposed residence's footprint encroaches into the required rear yard.
Additionally, the property to the north is occupied by a small lake
(floodplain and floodway) and a railroad right-of-way. It is unlikely that this
property will ever be developed. The proposed rear yard setback variance
should have no adverse impact on the adjacent property or general area.
C. Staff Recommendation:
Staff recommends approval of the requested rear yard setback variance,
subject to compliance with the proposed site plan.
BOARD OF ADJUSTMENT: (FEBRUARY 24, 2003)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 4 ayes, 0 nays and 1 absent.
N
'�Z- 73 1
January 23, 2003
Dear Members of the Board of Adjustments:
My name is Rob Belk. I have purchased lot 260 Cypress Point at The Ranch and plan to build a new
residence. Due to the configuration of the lot, the home we want to build will not fit on the lot. I need to get
a variance on a portion of the rear yard set back. I have enclosed a copy of the site plan that shows the
location of the variance requested.
Ed Willis the developer at The Ranch owns all property within 200 feet. He has no problems with the
request that we are making.
I appreciate your careful consideration and approval of this request.
Sincerely,
Robert J. Belk
February 24, 2003
ITEM NO.: 8
File No.: Z-7362
Owner: Laura and Mark Doramus
Address: 5231 Sherwood Road
Description: Lot 77, Prospect Terrace Addition
Zoned: R-2
Variance Requested: A variance is requested from the area
provisions of Section 36-156 to allow an
accessory building with a reduced building
separation.
Justification:
Present Use of Property
Proposed Use of Property:
STAFF REPORT
0
Public Works Issues:
No Comments.
B. Staff Analysis:
The applicant's justification is presented in
an attached letter.
Single family residential
Single family residential
The R-2 zoned property at 5231 Sherwood Road is occupied by a two-
story brick single family residence. There is a building addition currently
being constructed on the rear of the structure. The property owners
propose to construct a 22 foot by 24 foot accessory garage structure near
the southeast corner of the property. The accessory garage will be
located four (4) feet back from the principal structure and connected by a
covered walk.
Section 36-156(a)(2)b. of the City's Zoning Ordinance requires that
accessory structures be separated from principal structures by at least six
(6) feet. Therefore, the property owners are requesting a variance from
this standard.
February 24, 2003
Item No.: 8 (Cont.)
Staff is supportive of the variance request. The proposed accessory
garage complies with the minimum required front, side and rear yard
setbacks. The building is located eight (8) feet from the rear property line
because of existing easements. If the easements were not there, the
building could be located as close as three (3) feet to the rear property
line, which would provide the required minimum six (6) foot separation
between the structure and the house. Staff feels that the proposed
accessory structure will not be out of character with other properties in this
neighborhood, and will have no adverse impact on the general area. The
Little Rock Fire Department has no objections to the proposed building
separation.
C. Staff Recommendation:
Staff recommends approval of the requested variance to allow reduced
building separation, subject to the covered walkway connection remaining
unenclosed.
BOARD OF ADJUSTMENT: (FEBRUARY 24, 2003)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 4 ayes, 0 nays and 1 absent.
2
f
t
Laura and Mark Dorarnus 2-7362-
5231
- 73 6 2-
5231 Sherwood Road
Little Rock, Arkansas 72207
(501) 663-8581
January 24, 2003
Department of Planning and. Development
723 W. Markham Street
Little Rock, Arkansas 72201
(501) 371-4790
To Whom It May Concern:
We are in the process of making an attached addition to our residence at 5231 Sherwood
Road which extends the perimeter of the back of our house by twenty-three and one-half
feet. We are also planning to add a garage on the back corner of our lot, which will be
connected to the new addition by a covered walkway. The existing ordinances require us
to limit the depth of the garage to twenty feet. Due to the size of our vehicles we would
like to build a garage that is twenty-four by twenty-two instead of twenty-four feet wide
by only twenty feet deep. In order to accomplish this, we would like to request the
following:
1) There is a requirement that the garage not be built closer than six feet to the rear of the
new addition. We request permission to. shorten this distance requirement to four feet
thereby allowing two additional feet to be added to the front of the garage.
This change would enable us to open the rear doors of our vehicles while be are inside of
the garage. Thank you for your consideration of this request.
Sinclerel(,�
Laura and Mark Doramus.
February 24, 2003
ITEM NO.: 9
File No.:
Owner:
Address:
Description:
Zoned:
Variance Requested:
Justification:
Present Use of Property:
Proposed Use of Property:
STAFF REPORT
A. Public Works Issues:
Z-7363
Jim Swink
Northeast corner of S. Katillus Road and
Forest Lane
Montagne Court Subdivision
R-2
A variance is requested from the fence
provisions of Section 36-516 to allow a
fence/wall which exceeds the maximum
height allowed.
The applicant's justification is presented in
an attached letter.
Single family residential
(horse ranch)
Single family residential
1. In accordance with Section 32-8, no obstruction to visibility shall be
located within a triangular area 50' back from the intersecting right-of-way
lines (or intersecting tangent lines for radial dedications) at the
intersection of Katillus with Forest Lane.
B. Staff Analysis:
The R-2 zoned property at northeast corner of S. Katillus Road and Forest
Lane is occupied by a horse ranch and single family residence. The
Planning Commission recently approved a 60 -lot single family subdivision
(Montagne Court) for this 15 acre site. Site work for Phase I of the
subdivision has begun within the northern portion of the property. As a
component of the single family development, the developer proposes to
construct a fence/wall around the perimeter of the subdivision.
February 24, 2003
Item No.: 9 (Cont
The developer proposes an 8 foot high brick or wrought iron fence with 10
foot high brick columns along the Katillus Road and Forest Lane property
lines. An 8 foot high wood privacy fence with 10 foot high brick columns is
proposed along the east and north property lines. Section 36-516(e)(1) of
the City's Zoning Ordinance allows maximum fence heights of four (4) feet
along a street side property line and six (6) feet along an interior property
line. Therefore, the applicant is requesting a variance from this
requirement to allow the 8 foot high fences with 10 foot columns.
Staff is supportive of the requested variance. The proposed fence height
will not be out of character with other single family subdivisions in the
Cantrell Road/Chenal Valley area. The proposed brick fence along
S. Katillus Road and Forest Lane will be very similar to the fence along
the perimeter of Valley Falls Estates, across S. Katillus Road to the
southwest. Other subdivisions which have been approved for increased
fence heights include Hickory Pointe, Hickory Creek, Chenal Circle, The
Oaks at Chenal and Adkins Estates. Staff feels that the proposed fence
height 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 the following conditions:
1. Compliance with the public works requirement as noted in paragraph
A. of this report.
2. A building permit must be obtained for the fence construction.
BOARD OF ADJUSTMENT: (FEBRUARY 24, 2003)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 4 ayes, 0 nays and 1 absent.
2
® WHITE-DATERS & ASSOCIATES, INC.
Q 24 Rahling Circle
Little Rock, Arkansas 72223
January 24, 2003
Mr. Monte Moore, Zoning Administrator
City of Little Rock Planning Dept.
723 W. Markham St.
Little Rock, AR 72201
RE: Montagne Court
Mr. Moore,
Please place the above referenced project on the next available Board of Adjustments
docket. The owner would like to request a variance for fence height all on perimeters of
the property. The variance would specifically allow an 8 ft. brick or wrought iron fence
with 10 ft. columns on Katillus Road and Forest Lane. An 8 ft. wood privacy fence with
10 ft. brick columns along the north and east property lines. The owner may choose to
omit the brick columns along the north and east lines.
The owner will model the wall after the Valley Falls Estates development with is just
south of this development on Katillus Road. Also, there is a similar fence in Hickory
Pointe subdivision on Rahling Road which was approved recently and is now under
construction. These subdivisions are gated with private streets. However, Mr. Swink
will not gate his subdivision.
Please give me a call should you have any questions or require additional information.
Your help in this matter is greatly appreciated.
CIVIL ENGINEERING, LAND PLANNING & DEVELOPMENT. SURVEYING
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February 24, 2003
There being no further business before the Board, the meeting was adjourned at
2:38 p.m.
Date: i�rc� 3l, 2oc� 3
Chairman Se rr