HomeMy WebLinkAboutboa_06 27 2011LITTLE ROCK BOARD OF ADJUSTMENT
SUMMARY OF MINUTES
JUNE 27, 2011
2:00 P.M.
Roll Call and Finding of a Quorum
A Quorum was present being five (5) in number.
II. Approval of the Minutes of the Previous Meetings
The Minutes of the May 23, 2011 meeting were
approved as mailed by unanimous vote.
III. Members Present: Robert Winchester, Chairman
Scott Smith, Vice Chairman
Rajesh Mehta
Brad Wingfield
Jeff Yates
Members Absent: None
City Attorney Present: Debra Weldon
LITTLE ROCK BOARD OF ADJUSTMENT
AGENDA
JUNE 27, 2011
2:00 P.M.
I. OLD BUSINESS:
A. Z -4792-A 2324 N. Tyler Street
B. Z-8667 2414 N. Grant Street
II. NEW BUSINESS:
1. Z -6713-B 5300 Edgewood Road
2. Z-8672 1900 E. 15th Street
3. Z-8673 9412 Crofton Drive
4. Z-8674 South side of W. 3rd Street,
between Center and Louisiana Streets
se:
■ Yr 1 3H1d
co�I A o •i t
al� N
I H1GH`NPY 3S—� ��
Oa SVWOHl NVO
amt w J 1 p I
o Re
O _.._ Z
X I1 °
TERSTATE53 - Of S'�1b1Sa31NI
u ti S 1 d
1S VA41, •• •!•
' 20 X 08 a3H 0 �-
1S HOaVS o OWN to Nod -
��--
Q J %
o r�
ARCH ST
' MpaOOO S mj .`,
I Fx-I r_r p I
I Z
z
i SONtadS OaV91H
m OAl9 Natld alVd ���. •,
1 , 7 AI AlISa3AIN(7 S-- _ __ . _ , _r'�'r
�••�� J
KF Oa SONIadS 13A3O i -_ I �•'0"
` iS lddlsSISIWNH� t m� j Y•
x
Qj Oa 1OO1HP
Ni
_�9� 2 08 MOaaVB NHOd \\
Oa 810A83S3j:j r j
P� F'
I
1 m
slaays
c w 1
¢I Oct" 3 -Lw a pl
z pa WMQB S a31N1 m m 1
.: f • i p t,• •ir••�•7 � w
/ Z� 1 ('• • r Od.O W�Oa 3OO1a AVIA
r
Of� � OHO ,.1, ¢ \
r % ---I / / 1• i I Z
• ,f _r al 2
I a mI
v1
Zi
1 p
J
..1 � e
w e I r
006/.VMHOIH �• �.._.. _.� �P`r W ( �P�� p
t N
as S>lavda
�^o j1O 37baNa3d �; 2 /
SP y4 / CIO
s� o
m
JUNE 27, 2011
ITEM NO.: A
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Z -4792-A
Richard Watts
Patty Opitz
2324 N. Tyler Street
Part of Lot 9, Block 6 Newton's Addition
R-2
Variance Requested: Variances are requested from the area provisions of Section 36-
254 to allow a porch/balcony addition and garage addition with reduced front and side
setbacks.
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 2324 N. Tyler Street is occupied by a two-story brick
and frame single family residence. The property is located on the west side of N.
Tyler Street, at the entrance to the Diocese of Little Rock/St. John's Catholic
Center facilities at 2500 N. Tyler Street. There is a one -car wide driveway from N.
Tyler Street at the southeast corner of the lot. There is a one -car wide garage at
the southeast corner of the residential structure.
The applicant is proposing to construct a two-story garage and covered balcony
addition to the front (east) of the existing residence, as noted on the attached site
plan. The garage portion of the addition will include a two -car garage on the first
level and storage on the second floor. It will be located 8 feet — 2 inches back from
the front (east) property line. This portion of the addition will maintain the same 4.9
foot side (south) setback as the existing house. The two-story covered balcony
portion will be 10 feet wide with a porch on the ground level with balcony above. It
will be located 18 feet -2 inches back from the front (east) property line and seven
(7) feet back from the north side property line. A new two -car wide concrete
driveway from N. Tyler Street will access the proposed garage addition.
JUNE 27, 2011
ITEM NO.: A (CON'T.)
Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum 25 foot
front building setback for R-2 zoned lots. Section 36-254(d)(2) requires a minimum
6.8 foot side setback. Therefore, the applicant is requesting variances from these
ordinance requirements to allow the proposed garage/covered balcony addition
with reduced front and south side setbacks.
Staff is supportive of the requested setback variances. Staff views the request as
reasonable. The residence at 2324 N. Tyler Street has a side yard relation to the
residence immediately to the south at the northwest corner of N. Tyler Street and
Hawthorne Road. There is a detached garage on the adjacent property which has
approximately the same setback from the N. Tyler Street property line as the
proposed garage addition. The property immediately to the north is the large
Diocese of Little Rock property. In addition the subject property does not have
enough room on either side of the residence for a driveway into the rear yard area.
So, the construction of a garage on the rear of the structure is not an option. Staff
believes the proposed addition to the front of the house will have no adverse
impact on the adjacent properties or the general area.
C. Staff Recommendation:
Staff recommends approval of the requested front and side setback variances,
subject to the following conditions:
1. A building permit must be obtained for all construction.
2. The two-story covered balcony portion must remain unenclosed on its east
and north sides.
BOARD OF ADJUSTMENT: (MAY 23, 2011)
Staff informed the Board that the application needed to be deferred to the June 27,
2011 agenda based on the fact that the applicant failed to complete notifications to the
surrounding property owners. The item was placed on the Consent Agenda and
deferred to the June 27, 2011 agenda with a vote of4 ayes, 0 nays and 1 absent.
BOARD OF ADJUSTMENT: (JUNE 27, 2011)
The applicant was present. There were no objectors present. Staff presented the
application with a recommendation of approval, with conditions.
The item was placed on the Consent Agenda and approved, as recommended by staff
with a vote of 5 ayes, 0 nays and 0 absent.
April 7, 2011
Monte Moore
Little Rock Department of Planning & Development
City of Little Rock
723 West Markham Street
Little Rock, AR 72201
Re: Richard & Alice Watts
2324 North Tyler Street
Little Rock, AR 72207
Mr. Moore:
__� l- -
F- z A
(z ems-)
Please find attached our submittal requesting a Variance regarding the property at 2324
North Tyler Street.
The property owners, Richard & Alice Watts, are requesting a Variance for their
residence for approval to build an attached 2 story addition to their property. The 2 -
story addition would include a 2 -car garage on the ground floor and storage space on
the 2nd level, along with a 2 story covered balcony at the front entry.
The proposed garage will have a footprint of 20'-0" (east to west) x 24'-0" (north to
south) and will be positioned to adjoin the existing residence on the southeast corner.
The east side of the garage will be 8'-2" away from the property line. The edge of this
proposed garage would be about in line with its neighboring residence to the south of it,
which occupies a corner lot.
The proposed 2 story covered balcony will also be positioned to attach to the existing
residence on the northeastern side of the house. This will be a 10' deep covered porch
2 story in height, and will be positioned 18'-2" from the property line.
To the north of the residence is the entry and property of the Diocese of Little Rock. As
stated earlier, the neighboring residence to the south of the property is a corner lot,
positioned on the corner of Hawthorne Street and North Tyler Street. The new garage is
proposed to be located in align with this corner lot's existing garage and side yard
setbacks. Please take note that there is also a sewer easement on the west side of the
property (located in the backyard) that limits the amount of space for these proposed
improvements.
We are requesting a variance to encroach upon the front yard setbacks to place the new
garage and covered entry closer to the property lines.
Please refer to the attached survey, which shows all existing and proposed additions to
the property. Should there be any questions, feel free to contact me at 952-7274.
We appreciate your consideration of our request.
Thank you,
YA4 W
Patty Opitz, AIA
JUNE 27, 2011
ITEM NO.: B
File No.: Z-8667
Owner: HBH Builders, Inc.
Applicant: Boyce Holmes
Address: 2414 N. Grant Street
Description: Lot 10, Block 29, Parkview Addition
Zoned: R-2
Variance Requested: A variance is requested from the area provisions of Section 36-156
to allow construction of a detached carport with increased rear yard coverage.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Vacant Lot
Proposed Use of Property: Single Family Residential
STAFF REPORT
A. Public Works Issues:
No Comments
B. Staff Analysis:
The R-2 zoned property at 2414 N. Grant Street is currently a vacant single family
lot. The property has a slight slope downward from front to back (east to west).
The property is located on the west side of N. Grant Street, mid -block between W"
and "W" Streets.
The applicant proposes to construct a new single family residence on the lot, as
noted on the attached site plan. The new residence will comply with all ordinance
setback requirements. As part of the project, a 20 foot by 22 foot detached carport
will be constructed in the rear yard area. The detached carport will be located 4.7
feet back from the rear (west) property line and three (3) feet back from the south
side property line. The proposed carport structure will occupy 35 percent of the
required rear yard area (rear 25 feet of the lot). The proposed carport will be
enclosed on its west, south and portion of the east sides.
Section 36-156(a)(2)c. of the City's Zoning Ordinance allows a maximum rear yard
coverage of 30 percent for accessory building in residential zoning. Therefore, the
applicant is requesting a variance to allow the proposed detached carport with a
rear yard coverage of 35 percent.
JUNE 27, 2011
ITEM NO.: B (CON'T.)
Staff is supportive of the requested rear yard coverage variance. Staff views the
request as reasonable. The proposed coverage is only slightly over the maximum
allowed 30 percent. The proposed accessory building will not be out of character,
in size and coverage, with other accessory structures in this general residential
area. Staff believes the proposed accessory garage structure will have no adverse
impact on the adjacent properties or the general area.
C. Staff Recommendation:
Staff recommends approval of the requested rear yard coverage variance, subject
to the carport structure being constructed to match the principal structure.
BOARD OF ADJUSTMENT: (MAY 23, 2011)
Staff informed the Board that the application needed to be deferred to the June 27,
2011 agenda based on the fact that the applicant failed to complete notifications to the
surrounding property owners. The item was placed on the Consent Agenda and
deferred to the June 27, 2011 agenda with a vote of4 ayes, 0 nays and 1 absent.
BOARD OF ADJUSTMENT: (JUNE 27, 2011)
The applicant was present. There were no objectors present. Staff presented the
application with a recommendation of approval, with conditions.
The item was placed on the Consent Agenda and approved, as recommended by staff
with a vote of 5 ayes, 0 nays and 0 absent.
Board of Adjustment
City of Little Rock
Planning and Development Department
723 West Markham Street
Little Rock, AR 72201
RE: 2414 North Grant Street
To Whom It May Concern:
T4-,,- �
2 - ?'46 7
I am requesting an increase in rear yard coverage from 30 to
33% to allow a serviceable carport to be placed behind the
house.
Thank you for you consideration to this matter.
Sincerely,
Boyceli�lolmes
JUNE 27, 2011
ITEM NO.: 1
File No.: Z -6713-B
Owner: Jeff and Melanie Fox
Applicant: Ellen Yeary, Yeary Lindsey Architects
Address: 5300 Edgewood Road
Description: Northwest corner of Edgewood Road and Harrison Street
Zoned: R-2
Variance Requested: A variance is requested from the area provisions of Section 36-156
to allow an accessory building with reduced front 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. Building Codes Comments:
The required fire separation distance (building to property line) prescribed by the
building code terminates at five (5) feet. Buildings are allowed to be closer than
five (5) feet if they have properly constructed fire walls which provide the requisite
one (1) hour fire resistance rating. When buildings are five (5) feet or more from
the property line, the requirement no longer applies to the wall itself, only the
projections such as eaves or overhangs.
Openings such as doors and windows are limited when the exterior wall is three (3)
feet from the property line, and are prohibited when the exterior wall is less than
three (3) feet from the line. There is no restriction on openings when the exterior
wall is more than three (3) feet form the property line.
Contact the City of Little Rock Building Codes at 371-4832 for additional details.
JUNE 27, 2011
ITEM NO.: 1 (CON'T.)
C. Staff Analysis:
The R-2 zoned property at 5300 Edgewood Road is occupied by a two-story rock
and frame single family residence. The property is located at the northwest corner
of Edgewood Road and Harrison Street, and is comprised of three (3) platted lots.
The property also has frontage along Centerwood Road. A two -car wide driveway
from Edgewood Road accesses a garage at the west end of the residence. The
north portion of the property (southwest corner of Centerwood Road and Harrison
Street) has been utilized as a rear yard area, serving the residence for a number of
years. It contains an in -ground pool which will be removed from the site. The rear
yard area is fenced with a six (6) foot high wood fence and is heavily landscaped,
especially along the street frontages. The property contains 20 foot platted
building lines along the Edgewood Road and Centerwood Road frontages and a 15
foot building line along the Harrison Street frontage.
The applicant is proposing to construct a new accessory building (potting shed with
covered porch) within the north (rear yard) section of the property, as noted on the
attached site plan. The accessory building will be one-story in height and 16 feet
by 16 feet in area, with 8 feet by 16 feet being utilized as a potting shed and an 8
foot by 16 foot covered porch. The accessory building will be located just behind
the 20 foot front platted building line along Centerwood Road. It will be located
three (3) feet to 7.5 feet back from the west side property line. The accessory
building will be constructed of stone veneer on a slab foundation. It will have a
low-pitched hip roof.
Section 36-156(a)(2)c. of the City's Zoning Ordinance requires a minimum front
setback of 60 feet for accessory buildings in residential zoning. The north property
line (along Centerwood Road) is considered a front property line, based on the
platting of the lots. Therefore, the applicant is requesting a variance from this
ordinance requirement to allow the proposed accessory building with a front
setback of 20 to 22.5 feet.
Staff is supportive of the requested variance. Staff views the request as
reasonable. As noted previously, the north portion of this property has functioned
as a rear yard area for a number of years. The proposed accessory building will
be located behind the 20 foot platted building line, and will align with the existing
houses to the west along Centerwood Road. Additionally, the proposed accessory
building will have a low building profile, with very little of the structure being visible
outside the fenced area. Staff believes the proposed accessory building with
reduced front setback will have no adverse impact on the adjacent properties or
the general area.
JUNE 27, 2011
ITEM NO.: 1 (CON'T.)
D. Staff Recommendation:
Staff recommends approval of the requested variance to allow a reduced front
setback, subject to the following conditions:
1. Compliance with the Building Codes requirements, as noted in paragraph
B. of the staff report.
2. The accessory structure must be constructed to match the existing
residence (similar exterior materials and color).
BOARD OF ADJUSTMENT: (JUNE 27, 2011)
Staff noted that the applicant submitted a letter to staff on June 21, 2011 requesting the
application be deferred to the July 25, 2011 agenda. The applicant had not completed
notifications to surrounding property owners. Staff supported the deferral request.
The item was placed on the Consent Agenda and deferred to the July 25, 2011 agenda
with a vote of 5 ayes, 0 nays and 0 absent.
'eary Lindsey Architecti
Dana Carney
Little Rock Board of Adjustments
Planning and Development
723 West Markham
Little Rock, AR 72201
Re: Fox Residence
5300 Edgewood Rd.
Little Rock, AR 72207
Please find attached our submittal to the Little Rock Board of Adjustments
requesting a zoning variance with regard to the property at 5300 Edgewood
Road.
The owners plan to remove an existing swimming pool at the northernmost end
of their property, returning the majority of their rear yard to lawn, landscaping and
patio space. They would also like to build a new potting shed with attached sitting
porch in the rear yard area as well.
Because the lot is situated between Centerwood and Edgewood Roads (with
Harrison Street to the east), the required setbacks are 60' from the north and
south property lines. We are asking for a reduced front yard setback from the
Centerwood side to allow the new 16' by 16' structure to be located 20' from the
north property line (maintaining an existing platted building line) and 3' from the
side property line to the west.
This structure will be a one story shed constructed of stone veneer on a slab with
electrical service and water but no HVAC or kitchen.
If you have any questions or need further information please feel free to contact
me. As always, we appreciate your serious consideration of our request.
3416 Old Cantrell Road Little Rock, Arkansas 72202 501-372-5940 Fax: 501-663-0043
JUNE 27, 2011
ITEM NO.: 2
File No.: Z-8672
Owner: Golden Eagle of Arkansas, Inc.
Applicant: Gary Dean
Address: 1900 E. 15th Street
Description: Northeast Corner of E. 15th Street and Reyburn Street
Zoned: 1-3
Variance Requested: A variance is requested from the area provisions of Section 36-321
to allow construction of a new building with reduced front setback.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Golden Eagle Distribution/Truck Facilities
Proposed Use of Property: Golden Eagle Distribution/Truck Facilities, with the addition
of a vehicle maintenance building
STAFF REPORT
Staff Analysis:
On June 14, 2011 the applicant requested deferral of this application to the July
25, 2011 agenda. The applicant needs to meet with Public Works representatives
to work out issues related to vehicular access and circulation. Staff supports the
deferral request.
BOARD OF ADJUSTMENT:
(JUNE 27, 2011)
Staff noted that on June 14, 2011 the applicant requested deferral of this application to
the July 25, 2011 agenda. The applicant needed to meet with Public Works
representatives to work out issues related to vehicular access and circulation. Staff
supported the deferral request.
The item was placed on the Consent Agenda and deferred to the July 25, 2011 agenda
with a vote of 5 ayes, 0 nays and 0 absent.
W I L L I 6, M 5 &
r
D A N 4 5 5 0 C 1 4 T E D R C H I T E C T 5, 1 N C.
. — -Ip-mss.,.
May 24, 2011
Monte Moore
City of Little Rock
Neighborhoods and Planning
723 West Markham
Little Rock, Ar. 72201
RE: Golden Eagle of Arkansas
Reduced Front Setback
Mr. Moore,
Please find attached six copies of the site plan for the above referenced property along
with the Application for Zoning Variance.
This property is located along the north side of the 1900 block of East Fifteenth Street.
This property contains approximately 5.23 acres. The property is currently zoned 1-3.
Golden Eagle would like to build a vehicle maintenance facility on the southwest corner of
the property. Existing fixed improvements on the site do not allow adequate area to
develop the needed facility within the 1-3 front yard setback requirement. Therefore, a
variance from the 50' setback requirement is requested. Please note that the setbacks of
all other structures on this property are less than what is currently requested.
Please place this item on the next Board of Adjustment meeting agenda.
Please contact me if you have any questions or require further documentation,
Sincerely,
Gary D an, AIA
E I G H T E E N
CORPORATE HILL DRIVE
LITT LE ROCK, AR 72205
501.224.1900
FAX 501.224.0873
WWW.WILLIAMSDEAN. COM
JUNE 27, 2011
ITEM NO.: 3
File No.: Z-8673
Owner/Applicant: Diana Thomas
Address: 9412 Crofton Drive
Description: West side of Crofton Drive, South of Tedburn Drive
Zoned: R-2
Variance Requested: A variance is requested from the sign provisions of Section 36-551
to allow a sign which exceeds the maximum sign area 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:
Public Works does not support the sign being located within the public right-of-
way in this residential neighborhood.
B. Staff Analysis:
The R-2 zoned property at 9412 Crofton Drive is occupied by a one-story brick and
frame single family residence. There is a one -car wide driveway from Crofton
Drive at the southeast corner of the property. The applicant recently placed a
ground -mounted sign in the front yard of the residence advertising "Arkansas Real
Estate Professionals.Com". The sign is located within a landscaped area on the
north side of the driveway. The sign is 4 feet — 5 inches tall, with four (4) square
feet (two(2) feet by two (2) feet) of sign area. The sign is located approximately
seven (7) inches back from the curb edge of Crofton Drive. The applicant notes
that the sign is required by the Arkansas Real Estate Commission because she is
a licensed broker.
Section 36-551 of the City's Zoning Ordinance allows a maximum sign area of one
(1) square foot for signs in single family residential zones. This section also allows
said signs to only contain the name and address of the occupant; no commercial
message(s). Therefore, the applicant is requesting a variance to allow the larger
sign at her residence.
Staff does not support the requested variance. Staff feels that the proposed sign is
too large for a residential lot, and does not meet the intent of the ordinance in
JUNE 27, 2011
ITEM NO.: 3 (CON'T.)
allowing some signage in residential zones. This sign containing commercial
advertising is out of character with the neighborhood. The applicant notes that the
Arkansas Real Estate Commission requires a real estate broker to have a sign at
the place of business. Staff checked with the City Collector's office and found that
the applicant does not have a home occupation permit to operate a business from
this residence. Additionally, the sign is located entirely in the public right-of-way of
Crofton Drive, only seven (7) inches inside the edge of curb. Public Works does
not support the sign being located within the right-of-way. If the applicant were to
obtain a home occupation permit, staff could support a one (1) square foot sign
containing the name of her company, located on or next to the front door of the
residence. Staff believes the sign is too commercial in nature, and fails to maintain
the residential character of the single family property and the neighborhood in
general.
C. Staff Recommendation:
Staff recommends denial of the requested sign variance.
BOARD OF ADJUSTMENT: (JUNE 27, 2011)
Staff noted that the applicant submitted a letter to staff on June 16, 2011 requesting the
application be deferred to the July 25, 2011 agenda. The applicant was not able to
attend the June 27, 2011 meeting and had not completed notifications to surrounding
property owners. Staff supported the deferral request.
The item was placed on the Consent Agenda and deferred to the July 25, 2011 agenda
with a vote of 5 ayes, 0 nays and 0 absent.
Real Estate Professionals.corn
Homes Land Commercial Property Management
May 23, 2011
Board of Adjustment Members
Attn: Monty Moore
723 West Markham
Little Rock, AR 72201
5w, 96.0-1390
www.ArkansasRealEstateProfessionals.com
PABox 193821, Little Rock; AR 72219'
RE: 2' X. 2' Realty Sign at 9412 Crofton Drive, Little Rock, AR 72209
To whom it may concern:
My name is Diana Thomas and I have been a Southwest Little Rock property owner since 1997 and the
former elected Neighborhood Association President for the West Baseline Neighborhood Association.
I am respectfully submitting this letter of request for my realty sign to be approved by the Board of
Adjustments to permit my sign to continue to hang in my front yard. Please review the following
precautions 1 have taken to ensure the sign is a benefit and not a nuisance of any kind for the
neighborhood:
1. I am an independent Broker. I do not have any realtors signed with my company. I still work a
job with Hewlett Packard in the Contracts department; therefore there is no traffic to my home or
the neighborhood.
2. It is a requirement by the state of Arkansas Real Estate Commission that a sign be placed at the
place of business in order to be a licensed Broker.
3. I had the sign professionally made by Past Signs to ensure it is appealing and professional.
(Please see attached photo)
4. I hired a landscaping company to construct flower beds with mulch and flowers to put around the
sign for curb appeal and since 1 am an. active participant in the community for city beautiful and
neighborhood clean ups 1 try to keep my yard manicured. (Please see attached photo)
The sign itself is 2' X 2' 1 was unaware that the zoning ordinance is I' X P (my current sign is only an
increase of P). The arm post that it hangs on is 4'5" tall.
Most of my long time neighbors love the sign and have complimented me on it and one of my neighbors
actually helped to install it.Please allow my sign to continue to be displayed. I am an advocate for
neighborhood beautification. and responsibility "one neighbor to another".
If you need any additynal -information or wish to speak with me please don't hesitate to contact me at
501-960-7390. f�
JUNE 27, 2011
ITEM NO.: 4
File No.: Z-8674
Owner: 207 W. 3rd Street Development, LLC
Applicant: Jeff Horton
Address: South side of W. 3rd Street, between Center and Louisiana Streets
Description: Lots 1, 2, 11, 12 and part of Lot 10, Block 83, Original City of Little Rock
Zoned: UU
Variance Requested: Variances are requested from the development provisions of
Section 36-342.1, the parking design provisions of Section 36-511 and the buffer
provisions of Section 36-522 in association with proposed construction of a surface
parking lot.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Vacant
Proposed Use of Property: Parking Lot
STAFF REPORT
A. Public Works Issues:
No Comments
B. Landscape and Buffer Issues:
1. The UU District requires street trees along all three street perimeters for
the UU District requirements.
2. The zoning buffer ordinance requires a nine foot wide (9'-0") street buffer
along all three street property lines.
3. The landscape ordinance requires a nine foot wide (9'-0") perimeter
landscape strip. A variance from the City Beautiful Commission is
required prior to the issuance of a building permit.
4. Eight percent (8%) of the interior of the parking lot must be green space.
Currently, this proposal doesn't meet this minimal ordinance requirement.
JUNE 27, 2011
ITEM NO.: 4 (CON'T.)
A variance from the City Beautiful Commission is required prior to the
issuance of a building permit.
5. Building landscaping is required between the parking lot and the building.
Currently, this proposal doesn't meet this minimal ordinance requirement.
A variance from the City Beautiful Commission is required prior to the
issuance of a building permit.
C. Staff Analysis:
The UU zoned property along the south side of W. 3rd Street, between Center and
Louisiana Streets, is currently vacant with some site work taking place. The area
is mostly gravel covered. The property is enclosed with a chain-link construction
fence. A north/south alley right-of-way which runs through the block bisects the
property.
The applicant proposes to construct a new parking lot on the site, as noted on the
attached site plan. The new parking lot will serve the Hatcher Agency, which is
located in the office building within the southeast portion of this block, and
Vratsinas Construction Company, which is located in the office building across W.
3rd Street to the north. The proposed parking lot on the west side of the alley will
contain 40 paved parking spaces, with the lot on the east side of the alley
containing 48 spaces. The lots will be enclosed with six (6) foot high iron fencing,
with masonry columns. Vehicle entry gates (rolling gates) for each lot will be
located along the alley right-of-way. Two (2) ground signs for the Hatcher Agency
will be incorporated into the fence construction for the lot on the east of the alley.
The signs will be located at the northeast and northwest corners of the lot. Each
sign will be brick wall construction, with a height of approximately six (6) feet. The
sign on each brick section will be approximately 22 square feet in area. The lot on
the west side of the alley will contain no signage.
The applicant is requesting several variances in conjunction with the proposed new
parking lot construction. The first variance requested is from Section 36-
342.1(c)(5)b. of the City's Zoning Ordinance. This section requires street trees in
the UU zoning district as follows:
b. Street trees a minimum of three-inch caliper shall be required (type of
trees as listed in landscape ordinance [chapter 15]). The trees shall be
located a minimum of two (2) feet off the back of a curb and shall be
thirty (30) feet on center and no closer than thirty (30) feet to a street
intersection with a water source provided. The tree canopy shall be
maintained at least eight (8) feet above the sidewalk.
The applicant is providing street trees with this project, however, existing utility
lines will prohibit the planting of three (3) of the required trees around the perimeter
of the lot west of the alley. One (1) street tree at the northeast corner of the lot and
JUNE 27, 2011
ITEM NO.: 4 (CON'T.)
two (2) street trees at the southwest corner of the lot will not be allowed due to
existing utility lines.
The second variance is from Section 36-342.1 (c )(10)b. This section states that
"surface parking is to be located behind or adjacent to a structure, never between
the building and abutting street." The property owners are requesting the new
parking lot in order to provide a secure parking area for their employees, with the
lot located between two (2) buildings and the W. 3rd Street right-of-way.
The next requested variance is from Section 36-342.1 (c )(11). This section
prohibits ground -mounted signs in the UU zoning district, except as approved by
the Board of Adjustment. The applicant is requesting the two (2) ground -mounted
signs as part of the fence construction for the lot east of the alley. These signs will
be located on the lot adjacent to the Hatcher Agency office building and will aid in
identifying the facilities.
The next requested variance is from the parking design standards of Section 36-
511. This section requires right angle parking spaces to have a width of nine (9)
feet and a minimum depth of 20 feet. The applicant is proposing parking stall
depths of 18 feet for the spaces on both lots. The spaces within the lot west of the
alley are proposed with widths of 8.5 feet. The spaces within the lot east of the
alley will be nine (9) feet wide.
The final requested variance is from the street buffer provisions of Section 36-
522(b)(3)b. This section requires a minimum street buffer width of nine (9) feet.
The proposed plan provides a six (6) foot wide street buffer along W. 3rd Street for
the lot west of the alley, and a street buffer width of eight (8) feet along W. 3rd
Street for the lot east of the alley. The proposed street buffers along Center and
Louisiana Streets will be nine (9) feet in width.
Staff is supportive of the requested variances from the UU zoning district
development standards, as well as the parking design and buffer variances. Staff
views the rer9uest as reasonable. Existing paved surface parking lots are located
across W. 3r Street to the north. The Board of Adjustment recently approved
variances from the UU district standards for a future parking lot directly across
Center Street to the west. Staff feels the proposed parking lot will be a quality
addition to the area. The lot will be landscaped with a decorative iron fence with
masonry columns. The proposed lot will be similar in size to other surface parking
lots in this general area which contain little or no landscaping and street trees.
Staff believes the proposed parking lot will have no adverse impact on the adjacent
properties or the general area. The applicant will also need to apply to the City
Beautiful Commission for variances related to building and interior landscaping.
JUNE 27, 2011
ITEM NO.: 4 (CON'T.)
D. Staff Recommendation:
Staff recommends approval of the requested variances from the UU zoning district
development standards, and the parking design and buffer standards, subject to
compliance with the City's Landscape and Buffer Ordinance requirements. Any
variance from the Landscape Ordinance must be approved by the City Beautiful
Commission prior to issuance of a building permit.
BOARD OF ADJUSTMENT: (JUNE 27, 2011)
Staff informed the Board that the application needed to be deferred to the July 25, 2011
agenda based on the fact that notices to surrounding property owners were not
correct/complete. Staff noted that the applicant's list of surrounding property owners
obtained from an abstract company did not include all of the owners within 200 feet of
the entire site.
The item was placed on the Consent Agenda and deferred to the July 25, 2011 agenda
with a vote of 5 ayes, 0 nays and 0 absent.
May 24, 2011
Mr. Monte Moore
City of Little Rock
Dept. of Planning and Development
723 West Markham Street
Little Rock, AR 72201
Re: Variance Application for the property located on the South side of 3`d Street between Center
Street & Louisiana Street
Dear Monte:
On behave of our client, Haitham Alley and Greg Hatcher; we are submitting the attached design
for a new surface parking lot located on the South side of 3`d Street between Center Street &
Louisiana Street. We are requesting a variance for the following:
1. The client wishes to have a surface parking lot for their employee. Haitham Alley's
business, VCC Construction is located at 216 Louisiana Street directly across 3`d Street
from the proposed parking lot. Greg Hatcher's business, The Hatcher Agency is located
adjacent to the proposed parking lot at 310 Louisiana Street. The parking lot would be
located between an existing building to the south and 3`d Street to the north. Because the
UU zoning ordinance and the location of the proposed parking lot, we are requesting a
variance.
2. The clients would like to have two surface mounted ground signs that are designed into
the proposed brick and wrought iron fence which would be located at the perimeter of the
proposed parking lot. One sign would be located at the corner of 3rd Street and Louisiana
Street and the other sign would be located at 3`d Street and the alley. Both signs would be
built on a diagonal to minimize disruption of sight lines at the intersections. We have
attached a proposed design for the signs. Both signs would be identical.
3. The clients wish to provide 40 spaces on the proposed parking area to the west of the
alley. This will require us to reduce the required street buffer along 3" Street from 6'-9"
to 4'-0". We will also need to decrease the parking space width from 9'-0" to 8'-6" for all
spaces on the parking area to the west of the alley except for -the required handicap
spaces. The ordinance states that up to 20% of the spaces can be compact parking spaces;
however, we propose a total of 38.
herron horton architects
1219 South Spring St.
Little Rock, AR 72202
Phone 501.975.0052
Fax 501.372.7931
hh-architects.com
4. We are proposing a reduced parking space depth of 18'-0" and increasing the
maneuvering area to 22'-0".
5. We are proposing a two-story addition on the south corner of the existing Hatcher
Agency building located at 310 Louisiana. The addition would be steel construction with
brick veneer to match the existing building. The propose footprint of the building would
be approx. 70' x 28'. The height of the proposed building would match the height of the
existing building at the alley. The ground floor would be used as an enclosed garage with
(3) 18' wide overhead doors to store the owner's company vehicles. The second floor
would be used for additional office space.
Please call us if there are any questions.
Sincerely,
4
Jeff Horton, AIA, LEED AP
herron horton &tch,etscts
1219 South Spring St.
Little Rock, AR 72202
Phone 501.975.0052
Fax 501.372.7931
hh-architects.com
i
W
Q
C)
m
0
V
I
NOW
I
w
z
14
LU
Q
mo
0
0
=m�
mo
LLJ
F
m
�z
<LL
m<
�LL
LIJ
C)W��
m
wQ
=LL
Q�C)��Lu
F-
Z_
Z_3:
w
w
r
�:<
U
m
0
V
I
NOW
I
w
z
14
LU
Q
0
mo
�z
m<
LIJ
m
Q�C)��Lu
z
Q
r
U-
U
w
=
U
Z_
C�
Z
w
F-
P
Lli_
:�E
m
0
V
I
NOW
I
w
z
14
LU
Q
June 27, 2011
There being no further business before the Board, the meeting was adjourned at 2:04 p.m.
Date: �✓ 25�—
W"/ W I OW =14
Chairman