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LITTLE ROCK BOARD OF ADJUSTMENT
SUMMARY OF MINUTES
SEPTEMBER 29, 2008
2:00 P.M.
I. 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 August 25, 2008 meeting were
approved as mailed by unanimous vote.
III. Members Present:
Terry Burruss, Chairman
David Wilbourn, Vice Chairman
Scott Smith
James Van Dover
Robert Winchester
Members Absent: None
City Attorney Present: Cindy Dawson
LITTLE ROCK BOARD OF ADJUSTMENT
OLD BUSINESS:
A. Z-7931 -A
B. Z -8286-A
NEW BUSINESS:
1.
2.
3.
4.
5.
6.
7.
8.
9.
Z-6881 -D
Z-8388
Z-8389
Z-8390
Z-8391
Z-8392
Z-8393
Z-8394
Z-8397
AGENDA
SEPTEMBER 29, 2008
2:00 P.M.
401-409 President Clinton Avenue
13515 Vimy Ridge Road
5315 Highland Drive
5805 Kavanaugh Blvd.
13019 Arthur Lane
510 E. 18th Street
10 Deauville Circle
1114 Jefferson Street
815 S. Broadway
11023 1 me rstate 30
421 President Clinton Avenue/
100 Commerce Street
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SEPTEMBER 29, 2008
ITEM NO.: A
File No.: Z-7931 -A
Owner: Central Arkansas Library System
Applicant: Ed Sergeant/PSRCP Architects
Address: 401-409 President Clinton Avenue
Description: South side of President Clinton Avenue, between Rock and
Commerce Streets
Zoned: UU
Variance Requested: Variances are requested from the sign provisions of Section
36-353 to allow signage, which varies from the River Market Design Overlay District
standards.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Vacant Commercial Building
Proposed Use of Property: Library
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Staff Analysis:
The UU zoned property at 401-409 President Clinton Avenue contains new
building construction and renovation of existing buildings for the Arkansas
Studies Institute (Central Arkansas Library System) and Clinton School of
Public Service. On September 25, 2005 the Board of Adjustment approved
variances associated with the new building construction and signage plan for
the property. Work is progressing on the new building construction and
building renovation.
The applicant is now requesting to add four (4) signs to the previously
approved signage plan for the property. The signs are labeled as "J" through
"M" on the attached site plan and sketches. The proposed additional signs are
as follows:
SEPTEMBER 29, 2008(
ITEM NO.: A (CON'T.)
• Sign "J" — 50 square foot wall sign on the north side of the building
("Clinton School of Public Service"), located on the third story level of
the building.
• Sign "K" — 50 square foot wall sign on the south wall of the building
("Arkansas Studies Institute"), located on the third story level of the
building.
• Sign "L" — 100 square foot wall sign on the south wall of water tank
building feature (Arkansas Studies Institute "logo"), located above the
third story level of building.
• Sign "M" — 30 square foot wall sign on the east wall of the building
("Arkansas Studies Institute"), located on the third story level of the
building.
Section 36-353(c)(1)a. of the City's Zoning Ordinance (sign criteria for River
Market District) requires that signs not extend above the second floor window
sill of a building. Section 36-353(c)(2) allows a maximum sign area of 25
square feet per sign. Section 36-353(a)(1)h. requires that signs face public
street right-of-way, except those permitted on facades facing the Arkansas
River. Section 36-353(c)(1)b. allows a maximum of three (3) signs per
business. Therefore, the applicant is requesting variances from these
ordinance standards to allow all four (4) signs to be located above the second
floor windowsill and to be greater than 25 square feet in area, and to have
more than three (3) total signs (four) for the Arkansas Studies Institute.
Additionally, a variance is requested to allow the sign on the east fagade with
no direct street frontage.
Staff is supportive of the requested sign variances. Staff believes the
development and redevelopment plan for this property is a quality one, which
will be a very nice addition to the River Market District and overall downtown
area. The River Market Design Review Committee reviewed the proposed
signage plan on August 8, 2008 and approved the proposed signs as
submitted. The overall area of proposed signage is minimal, given the overall
area of building fagade associated with the development. With respect to the
number of sign proposed, the development has three (3) street frontages, with
the east building facade being separated from Commerce Street by a parking
lot owned by another party. Staff believes the proposed additional signs for
the proposed development will have no adverse impact on the adjacent
properties or general area.
C. Staff Recommendation:
Staff recommends approval of the requested sign variances, subject to a sign
permit being obtained for each sign.
SEPTEMBER 29, 2008 (
ITEM NO.: A (CON'T.)
BOARD OF ADJUSTMENT: (AUGUST 25, 2008)
Staff informed the Board that the application needed to be deferred to the
September 29, 2008 Agenda based on the fact that the applicant failed to complete
the notifications to surrounding property owners as required.
The item was placed on the Consent Agenda and deferred to the September 29,
2008 Agenda as recommended by staff with a vote of 4 ayes, 0 nays and 1 absent.
Staff Update:
On September 2, 2008, the applicant submitted a letter to staff requesting this item
be deferred to the October 27, 2008 Agenda. Staff supports the deferral request.
BOARD OF ADJUSTMENT: (SEPTEMBER 29, 2008)
Staff informed the Board that the applicant requested the application be deferred to
the October 27, 2008 Agenda. Staff supported the deferral request.
The item was placed on the Consent Agenda and deferred to the October 27, 2008
Agenda as recommended by staff with a vote of 5 ayes and 0 nays.
2--7 -5
APPLICATION FOR A NON-RESIDENTIAL ZONING VARIANCE - COVER LETTER
July 24, 2008
The ARKANSAS STUDIES INSTITUTE (ASI) is a joint venture between The Central Arkansas
Library System and the University of Arkansas at Little Rock. The Center will serve as a public
library which will house under one roof the CAL's Butler Center for Arkansas History, the
UALR Archives and Special Collections and the Clinton Gubernatorial Papers Project which will
include the Institute of Arkansas Governmental Studies. This project was reviewed and variances
granted by the Board of Adjustment at its meeting September 26, 2005, Case No. Z-7931.
ASI is currently under construction in the 400 block of President Clinton Avenue in the River
Market District of Little Rock, Arkansas. It includes the adaptive re -use of the Geyer and Adams
and Budget Furniture Buildings with a new addition on. the Rock Street or west side.
The building is built to all property lines. It adjoins President Clinton Avenue to the north, Rock
Street to. the west (owned by CALS with utility easements)_ and alleys to the east and south. The
alley and parking lot to the south are owned by CALS.
The variances are requested since the building is visible from all sides and contains several public
agencies and tenants. While the building functions internally as one, it has several doors on the
street which provide separate points of access for its patrons. Separate street addresses on
President Clinton Avenue have been assigned to accommodate their needs: 401 —Arkansas
Studies Institute, 405 — Geyer and Adams tenant, 407 — Budget Building tenants on levels 2 and 3
and 407 — Budget Building Museum.
1%Aver
Tim Heiple, Chair
Market
Shannon Jeffery -Light, Member
Design
Frank Porbeck, Member
Review
Ann
Ann Wait, Member
Jackson, Member
Committee
Planning and Development 0 723 W. Markham Y Little Rock, Arkansas 72201 o 501-371-479.0 • fax 501-399-3435
August 13, 2008
Board of Adjustment
_723 West Markham
Little Rock, AR 72201
Re: Arkansas Studies Institute
Chairman and Members,
TJ_O� 4 _�
2-793(-A
The River Market DRC met on August 12, 2008 and reviewed the signage at 401-409
President Clinton Ave. for Arkansas Studies Institute. The DRC approved the signage
as submitted. The final vote was 5 yes, 0 noes and 0 recusals.
Thank you,
y
Brian Minyard
River Market DRC Staff
SEPTEMBER 29, 2008
ITEM NO.: B
File No.: Z -8286-A
Owner: Richard A. Williams
Applicant: Robert A. Roberts
Address: 13515 Vimy Ridge Road
Description: East side of Vimy Ridge Road, north of County Line Road
Zoned: C-1
Variance Requested: A variance is requested from the development provisions of Section
36-299 to allow a retail establishment larger than 10,000 square feet in floor area.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Undeveloped
Proposed Use of Property: Commercial
STAFF REPORT
A. Public Works Issues:
At time of development, Vimy Ridge Road is classified on the Master
Street Plan as a minor arterial. A dedication of right-of-way 45 feet from
centerline will be required.
2. At time of development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Vimy Ridge Road
including 5 -foot sidewalks with planned development. The future curb line
should be located 29.5 ft from the centerline of the right-of-way.
3. At time of development, a grading permit in accordance with section 29-
186 (c) & (d) will be required prior to any land clearing or grading activities
at the site. Other than residential subdivisions, site grading and drainage
plans must be submitted and approved prior to the start of construction.
4. At time of development, storm water detention ordinance applies to this
property. Show the proposed location for stormwater detention facilities
on the plan.
5. At time of development, if disturbed area is 1 or more acres, obtain a
NPDES storm water permit from the Arkansas Department of
Environmental Quality prior to the start of construction.
SEPTEMBER 29, 2008 (
ITEM NO.: B (CON'T.)
6. Driveway locations and widths do not meet the traffic access and
circulation requirements of Sections 30-43 and 31-210. The lots must
have a single driveway access centered on the property line. The width of
driveway must not exceed 36 feet.
7. When driveway is moved to the center of the lot, in accordance with 31-
210 (h)(12), access driveways running parallel to the street shall not
create a four-way intersection within 75' of the future curb line of the
street.
8. At time of development, per City Code, Sec. 30-281(b), the applicant is
responsible for boundary street improvements, which include 100% of
bridge or box culvert construction on arterial streets for the initial 15 ft of
span length. Due to the applicant developing the property on one corner
of the culvert under Vimy Ridge Road the applicant is responsible for
construction of 25% of the culvert. Due to construction not occurring on
the property to the south the applicant should provide the City with a
payment for 25% of the cost of extending the box culvert in -lieu of
construction.
9. At time of development, 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) 379-1805
(Travis Herbner).
10. At time of development, streetlights are required by Section 31-403 of the
LR code. Provide plans for approval to Traffic Engineering. Streetlights
must be installed prior to platting/certificate of occupancy. Contact Traffic
Engineering 379-1813 (Steve Philpott) for more info.
11. At time of development, a drainage study must be conducted to determine
the 100 -year flood elevation along the ditch. The proposed buildings must
be elevated to 1 foot above the base flood elevation. The drainage culvert
under the driveway from the south must be the same size as the box
culvert under Vimy Ridge Road.
12. At time of development a shared access easement must be obtained from
the property to the south.
13. At time of development, maintenance should be performed on the ditch to
the south and east and it placed in a drainage easement.
14. In accordance with 31-210 (h)(12), the access driveway from the south
property running parallel to the street shall not create a four-way
intersection within 75' of the future curb line of the street.
SEPTEMBER 29, 2008 (
ITEM NO.: B (CON'T.)
B. Landscape and Buffer Issues:
Site plan must comply with the City's landscape and buffer ordinance
requirements.
The zoning street buffer ordinance requires an average twenty-three foot (23')
wide street buffer along Vimy Ridge Road. Currently, this site isn't meeting this
minimal amount. It reflects a mere five-foot (5).
The landscape ordinance requires a landscape perimeter strip of nine foot (9')
along Vimy Ridge Road. A variance from this minimal amount must be
obtained from the City Beautiful Commission prior to the issuance of a building
permit.
The zoning buffer ordinance requires a seventeen -foot wide (17') land use
buffer along both the northern and southern perimeters of the site. Seventy
percent (70%) of this area must remain undisturbed.
The landscape ordinance requires a landscape perimeter strip of nine foot (9')
around the sites entirety. A variance from this minimal amount must be
obtained from the City Beautiful Commission prior to the issuance of a building
permit.
The zoning buffer ordinance requires a twenty-three foot (23') wide land use
buffer along the eastern most perimeter of the site next to the residentially
zoned properties. Seventy percent (70%) of this area must remain undisturbed.
A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along the
northern, southern, and eastern property lines, next to the residentially zoned
property.
Interior islands are required within the parking lot area and must be a minimum
of one hundred and fifty square foot in area and be evenly distributed
throughout the site.
A small amount of building landscaping will be required.
An automatic irrigation system to water landscaped areas will be required.
Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
SEPTEMBER 29, 2008 (
ITEM NO.: B (CON'T.)
The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. It appears there are very old live oak trees at this
location. Credit toward fulfilling Landscape Ordinance requirements can be
given when preserving trees of six (6) inch caliper or larger.
C. Staff Analysis:
The C-1 zoned property at 13515 Vimy Ridge Road is undeveloped pasture -
type land. There is a single-family residence on a large tract located
immediately north of the property, with undeveloped R-2 zoned property
further north. There is also undeveloped R-2 zoned property across Vimy
Ridge Road to the west, with a Dollar General Store to the southwest. A
convenience store is located immediately to the south at the northeast corner
of Vimy Ridge Road and County Line Road. A single-family subdivision is
located to the east, with undeveloped MF -6 zoned property to the southeast.
On April 1, 2008 the City Board of Directors passed Ordinance No. 19,949
which rezoned this 2.519 acre property to "C-1" Neighborhood Commercial
District. The rezoning was approved, subject to the following conditions:
• There shall be a 25 -foot undisturbed buffer along the east perimeter of
the property, with additional evergreen planting to be installed to
complete screening within the buffer area.
There shall be a building line established along the east property line
as follows: beginning 150 feet west of the northeast corner of the
property; running south perpendicular to the north property line to a
point 35 feet back from the east property line; running southwesterly
35 feet back from the east property line to the southeast corner of the
property.
The applicant is now proposing a commercial development plan for the
property, as noted on the attached site plan. The proposed plan consists of a
21,000 square foot commercial building located within the east half of the
property, with paved parking between the building and Vimy Ridge Road. A
single access drive is proposed from Vimy Ridge Road, with a cross -access
drive with the existing convenience store to the south. A pharmacy drive-thru
is proposed on the north side of the building. Truck access will be along the
north side of the building to a loading dock on the rear (east side) of the
building. A dumpster will be located near the loading dock area.
The applicant is proposing for a "Fred's" store to occupy 16,000 square feet of
the commercial building, with smaller commercial user(s) occupying the
remainder of the building. The proposed development will comply with the
buffer and building setback conditions of the rezoning ordinance.
SEPTEMBER 29, 2008 (
ITEM NO.: B (CON'T.)
The applicant is requesting one (1) variance with the proposed development.
Section 36-299(b)(2) of the City's Zoning Ordinance (C-1 development criteria)
is as follows:
(2) There shall be a maximum gross leasable area of five thousand
(5,000) square feet per establishment, except that one (1)
establishment may have not more than ten thousand (10,000)
square feet.
The applicant is requesting a variance from this ordinance standard to allow
the "Fred's" store to occupy 16,000 square feet of the proposed commercial
building.
Staff is supportive of the requested variance. Staff views the request as
reasonable. The "Fred's" store use will be a neighborhood commercial -type
use, with a pharmacy and other convenience/grocery retail goods. Staff feels
the store will be a quality addition to serve the residential uses in the area.
Staff's support is based on the development conforming to all Landscape/Buffer
and Public Works requirements, as well as the conditions of the rezoning
ordinance. Staff believes the proposed development will have no adverse
impact on the adjacent properties or the general area.
D. Staff Recommendation:
Staff recommends approval of the requested variance, subject to the following
conditions:
1. Compliance with all Landscape and Buffer requirements.
2. Compliance with all Public Works requirements.
3. Compliance with the conditions of rezoning Ordinance No. 19,949.
4. The dumpster must not be located within the 35 -foot rear setback area.
5. All signage must comply to ordinance standards.
6. A cross -access easement with the property to the south must be
executed prior to approval of shared driveway.
7. The required 25' buffer is to be marked and protected with orange
contractor's fencing. Placement of the fencing is to be confirmed by
staff prior to any work commencing on the site.
SEPTEMBER 29, 2008(
ITEM NO.: B
BOARD OF ADJUSTMENT: (AUGUST 25, 2008)
Staff informed the Board that the application needed to be deferred to the
September 29, 2008 Agenda based on the fact that the applicant failed to complete
the notifications to surrounding property owners as required.
The item was placed on the Consent Agenda and deferred to the September 29,
2008 Agenda as recommended by staff with a vote of 4 ayes, 0 nays and 1 absent.
BOARD OF ADJUSTMENT:
(SEPTEMBER 29, 2008)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 5 ayes and 0 nays.
Kittler-Roberts Group, LLP
2305 Sp'iindiill Road, S,Wte 4
1
"Q B -yant,.Arkansas 72022
Phone Sai-847-7445
Fax 501-847-8111
www.kittler-roberts.coni
August 1.3, 2.008,
Mr. Monte Moore
City of Little Rock
723 _West.Marldiam.'Street, Istr-foor
Little Rock, AR 72207.-1334
Phone (50) 371-47922
Fax (50f) 399-3435-
'11t Zoning Varig -Mm Appkation
rroposed. Neighb-orhood Cbrnmereial Center (ine. Fred's Discount Sfot-e)
Vimy Rid-geCrossiia,,a,.(2.219,Aere.$)
Dear Mr. Moore,
Please accdpt'this lelter - and application. for 4 zoiaingr variance in''. c'onne'at ' io, n, Nvith our
proposed neighborhood commercial development on Vimy Ridge *11oid. As discussed, we
have been contacted by Fred's Stores, Inc. about developiffig a new facility for diem on
our site. rt is ourmaderstanding that the current zoning. allows inultiple users <Yn the same
site but caps- a single user's space at 10,000 squar6 fek maximuffi.-
We believe that a Fred's stoieis a good -use of the cuirent zonkg, and that it will be .an
asset to the, connnunity and positively affect the cohimercial tea)( -base for the area. Fred's
typically utilizes a.prototype of 19,000 sq'u4'e -cc-It for new store developmnt but has
agreed in prinqipal to a smaller '16,000.sqLmre foot facility for this site. The adjoining
commerci.61/retail biffldirigg t4 the:poposed Fred's A= shown on our sifo_pJan will be
occupied by corap,1,emdn6ngi!eidbboj-hood commercial uses.
. J
Please contact rneif you have any questions or need any addftionAl information. We look-
fonvard to working with you on this project.
Sincerely,
littler -Roberts Group, LLP
By.
gobert A. Roberts, Partner
RAR-b.kjr
Ser vh2g Arkansasf6r 42 yeam
SEPTEMBER 29, 2008
ITEM NO.: 1
File No.: Z-6881 -D
Owner: First National Bank
Applicant: Timothy S. Yelvington
Address: 5315 Highland Drive
Description: Lot 6, Candlewood East Addition
Zoned: O-3
Variance Requested: Variances are requested from the sign provisions of Sections
36-557 and 36-553 to allow a sign without street frontage and a second ground -
mounted sign.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Branch Bank/Office
Proposed Use of Property: Branch Bank/Office
STAFF REPORT
A. Public Works Issues:
No Comments
B. Staff Analysis:
The property at 5315 Highland Drive is zoned 0-3 and occupied by a newly
constructed office building which houses a branch bank (First National Bank)
and insurance office. The property is located on the east side of Highland
Drive, north of Cantrell Road. The new building is located within the east half
of the property, with parking between the building and Highland Drive. Drive-
thru facilities are located on the east side of the building, with driveways
located on all sides of the building. There are two (2) access drives from
Highland Drive. The property is located above the grade of Highland Drive
and the property immediately to the south which is at the northeast corner of
Highland Drive and Cantrell Road. The new office building looks over the
building immediately to the south and is visible from Cantrell Road. There is
one (1) existing ground -mounted (monument -type) sign at the north entry drive
and wall signs on the west building fagade, facing Highland Drive.
SEPTEMBER 29, 200
ITEM NO.: 1 (CON'T.)
The applicant is proposing to construct a second ground -mounted (monument -
type) sign at the south entry drive, as noted on the attached site plan. The
proposed sign will have a height ranging from 7'-7" to 4'-4", and an area of
approximately 60 square feet. The applicant is also proposing a wall sign on
the south building fagade, as noted on the attached elevation sketch. The sign
will have an area of approximately 28 square feet and face the property
immediately to the south, with visibility from Cantrell Road.
Section 36-553(a)(2) allows one (1) ground -mounted sign per premises (up to
64 square feet in area and six (6) feet in height) for office zoned properties.
Section 36-557 requires that all wall signs face required street frontage.
Therefore, the applicant is requesting variances from these ordinance
standards to allow a second ground -mounted sign on the property, the second
sign to exceed the maximum height allowed, and a wall sign (south fagade)
with no direct street frontage.
Staff does not support the sign variances, as requested. Staff has no issues
with the proposed wall sign on the south fagade. This is consistent with what
staff has supported in the past for wall signs without street frontage. The site
is located at a much higher elevation that the property immediately to the
south, so the proposed wall sign on the south building wall will have good
visibility from Cantrell Road and will aid in identifying the bank facility. Staff
does not support the variance to allow a second ground -mounted sign on the
property. Staff feels the existing ground -mounted sign at the north driveway
adequately identifies the property to traffic along Highland Drive. The
ordinance does allow two (2) directional/informational signs for this property,
with a maximum height of six (6) feet and a maximum area of four (4) square
feet (Section 36-550). Staff believes the applicant should utilize an allowed
directional sign to identify the ATM/drive-thru bank facilities. Otherwise, staff
believes the wall sign without direct street frontage will have no adverse impact
on the area.
C. Staff Recommendation:
Staff recommends denial of the requested sign variance, as filed.
BOARD OF ADJUSTMENT:
(SEPTEMBER 29, 2008)
Tim Yelvington was present, representing the application. Thee were no objectors
present. Staff presented the item with a recommendation of denial, as filed.
Tim Yelvington addressed the Board in support of the application. He explained that
the second ground sign was needed to direct bank traffic to the southernmost
driveway. There was a brief discussion of this issue.
SEPTEMBER 29, 200(
ITEM NO.: 1 (CON'T.
Chairman Burruss asked if a small directional sign as allowed by ordinance would be
adequate to direct traffic to the bank's ATM and drive-thru. Mr. Yelvington indicated
that it probably would be adequate. Chairman Burruss noted that bank customers
would probably be familiar with the ATM and drive-thru locations. There was
additional discussion regarding the existing ground -mounted sign.
Cindy Dawson, City Attorney, suggested a separate vote on each of the two (2) sign
variances.
There was a motion to approve the requested variance to allow a wall sign without
street frontage. The motion passed by a vote of 5 ayes and 0 nays. The variance
was approved.
There was a second motion to approve the requested variance to allow a second
ground -mounted sign. The motion failed by a vote of 0 ayes and 5 nays. The
variance was denied.
ROARK • PERKIN . PERRY • YELVINGT J
713 WEST SECOND STREET
August 20, 2008
Ms. Donna James
City of Little Rock
723 W. Markham
Little Rock, AR 72201
Re: First National Bank
5315 Highland Drive
Dear Donna:
LITTLE ROCK, ARKANSAS 72201-2287
0
501372-0272 FAX 501372-3645
Attached are the required documents for the above-mentioned project zoning variance (signs). My client
would like to have a building wall sign on the south elevation and an additional monument sign at the south
drive. The drawings show the wall signs allowed on the west elevation and the monument sign at the north
drive.
The building is located on the hill and is seen above the Arvest Bank located south of our building that has
Highway 10 frontage. Because our building can be seen from Highway 10 (above the Arvest Bank), we are
requesting a variance to have a wall sign on that south face as shown on the attached drawings. We believe the
traffic on Highway 10 going west would benefit by this sign since it can be seen before the traffic gets to
Highland Drive. This wall sign will decrease the amount of traffic that misses the Highland Drive turn if they
are coming to the bank. We believe this will cut down on the amount of traffic that will be doing U-turns
because they missed the turn. Our building does not have Highway 10 Frontage, but because of the
topographic elevations it can be seen from Highway 10 as if building has Highway 10 frontage.
As shown on the attached site plan, we request an additional monument sign at the south entry drive only.
This drive was created to cut down on the amount of traffic that has to go through the parking lot to get to the
drive-thru teller lanes and the ATM. If we are granted the additional monument sign it will help direct the
ATM and drive-thru traffic to that first entrance. This should help eliminate some of the vehicular and
pedestrian traffic crossover at the front drive of the building.
Thank you for considering these two variances. If you have any questions or comments, please contact me.
Sincerely,
ROARK-PERKINS-PERRY-YEL V INGTON
Timothy S. Yelvin,ton, AIA
TSY/bp
Enclosures
SEPTEMBER 29, 200(
ITEM NO.: 2
File No.: Z-8388
Owner: Roy Bullard
Applicant: David Ashmore
Address: 5805 Kavanaugh Blvd.
Description: Lots 2-4, Block 7, Mountain Park Addition
Zoned: C-3
Variance Requested: Variances are requested from the area provisions of Section 36-
301 and the parking provisions of Section 36-502 to allow a canopy addition with
reduced setback and outdoor dining with reduced parking.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Restaurant
Proposed Use of Property: Restaurant with Outdoor Seating
STAFF REPORT
A. Public Works Issues:
1. The majority of the proposed hand rail will be 7 ft -5 in. from the back of the
curb. At the tree well which is located in the sidewalk at the back of curb
in front of Browning's Restaurant, the distance between the hand rail and
the tree well is proposed to be 3 ft -4 in. ADA recommends the minimum
width of a handicap accessible sidewalk to be 3 ft wide.
2. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-
4818) for the private improvements located in the right-of-way.
B. Staff Analysis:
The C-3 zoned property at 5805 Kavanaugh Blvd. is occupied by a one-story
commercial building which houses a restaurant use (Brownings). The property
is located on the south side of Kavanaugh Blvd., between N. Grant and N.
Pierce Streets. There is a drive-thru window on the east side of the building.
There are a total of 11 off-street, striped parking spaces on the south and east
sides of the building. There is also on -street parking in the area. The building is
approximately 4,500 square feet in area and requires a minimum of 45 off-
street parking spaces for its use as a restaurant. The building is currently
nonconforming with its relationship to off-street parking, as are about all the
SEPTEMBER 29, 2008
� t
ITEM NO.: 2 (CON'T.)
other commercial/restaurant uses along Kavanaugh Blvd., east of University
Avenue.
The applicant is proposing to utilize approximately 250 square feet of the area
in front (north side) of the building as an outdoor dining area. The area will be
covered by a new awning and will be enclosed with a short fence. The outdoor
seating area, including awning and fence, will extend approximately two (2)
feet across the front (north) property line into the right-of-way and sidewalk
area of Kavanaugh Blvd. The proposed fence will be located approximately 7'-
5" from the back of curb of Kavanaugh Blvd. And 3'-4" from a tree well along
the north portion of the sidewalk.
Section 36-301(e)(1) of the City's Zoning Ordinance requires a front building
setback of 25 feet for C-3 zoned properties. Section 36-502(b)(3)c requires
two (2) additional off-street parking spaces for the proposed area of outdoor
dining. Therefore, the applicant is requesting variances from these ordinance
standards to allow the awning to cross the front property line into the street
right-of-way and the outdoor dining area with no additional off-street parking.
Staff is supportive of the requested variances. Staff views the request as
reasonable. The proposed area of outdoor dining will not be out of character
with the general area, as other restaurant uses in the area have outdoor
dining. The Public Works department has visited the site, taking
measurements of the sidewalk area, and notes in Paragraph A. of the staff
report that adequate sidewalk will exist after the outdoor dining area is
established to satisfy minimum ADA requirements. With care being taken to
eliminate any impact the outdoor dining might have on the residential area to
the north (limiting hours and having no outdoor speakers), staff believes the
dining area will have no adverse impact on the area. With the outdoor dining
area requiring only two (2) additional off-street parking spaces, adequate
parking exists in the area. In reality, the outdoor dining area will probably not
increase traffic to the restaurant, only give customers who would already be
coming to the restaurant an additional seating option. The setback of the
proposed awning will also not be out of character with the area, as almost all
the buildings along the south side of Kavanaugh Blvd. are pulled up to the front
property lines of the lots. Staff believes the proposed outdoor dining area, with
variances, will have no adverse impact on the adjacent properties or the
general area.
C. Staff Recommendation:
Staff recommends approval of the requested setback and parking variances,
subject to the following conditions:
1. A franchise permit must be obtained from the Public Works Department
for the improvements located in the right-of-way.
2. Use of the outdoor dining area must cease by 10:00 P.M. daily.
3. There are to be no outdoor speakers located on the building with relation
to the outdoor seating area.
SEPTEMBER 29, 2008
ITEM NO.: 2 (CON'T.)
BOARD OF ADJUSTMENT: (SEPTEMBER 29, 2008)
David Ashmore was present, representing the application. There were no objectors
present. Staff presented the application with a recommendation of approval.
David Ashmore addressed the Board in support of the application. He explained the
proposed outdoor seating project. He noted that some seats within the existing
restaurant would be lost with the new door to the outdoor seating area.
James Van Dover asked how the outdoor seating would be served. Mr. Ashmore
explained that none of the area outside the fenced area would be used to serve the
seating area. He noted that customers would access the outdoor seating area
through the restaurant.
Scott Smith expressed support for outdoor dining in the area, but explained concern
with the location of the sidewalk tree well in relation to the outdoor seating area. The
issue was briefly discussed. Mr. Ashmore noted that the restaurant's liquor license
required the outdoor seating area to be fenced.
The spacing between the fenced seating area and the tree well was discussed
further. The size of the overall seating area was also discussed.
Mr. Van Dover stated that he wished the following condition added to the conditions
requested by staff:
• No portion of the sidewalk area outside the fenced seating area may be used
for operation/serving of the outdoor dining area.
There was a motion to approve the application as recommended by staff, with the
additional condition as noted by Mr. Van Dover. The motion passed with a vote of 5
ayes and 0 nays. The application was approved.
August 14, 2008 �-,_ 7—
Department of Planning and Development ls�---' Fly
723 West Markham
Little Rock, Arkansas 72202
Dear Board Members,
Enclosed is a survey of our Browning's Mexican Grill building located at 5805
Kavanaugh Blvd. (In the Heights) and a detail of our proposed improvements.
We are requesting a franchise that will. enable us to provide outdoor dining for our
patrons. The existing building and its design lend itself to this improvement without
any structural change to the existing structure. All that will be required is to outfit two
existing concrete benches in the front of the building to bench seating. This will be
accomplished by adding custom made Sunbrella fabric cushions for comfort and
aesthetics that will bring the seating level up to normal seating height. We will then add
a series of small two top tables and chairs to create the outdoor cantina/patio. This area
will be fenced with a simple small gage wrought iron fence which has been designed and
fabricated by Fence World. This will allow us to control ingress and egress to the
outdoor dinning area from the front dinning room inside the restaurant. A new awning
will be installed that will extend 5.5 feet from the edge of the roof line to make the area
usable during inclimate weather. The resulting frontage and street appeal will be an
inviting enhancement to the Heights retail district.
This improvement can be accomplished if we are allowed to utilize an additional 24" of
the city right of way. Our use of the additional 2' leaves an ample 7.4' of pedestrian right
of way. Consequently, we are asking for your consideration in granting us a franchise so
that we can upgrade our restaurant by adding patio dinning.
Browning's Mexican Grill is one of Little Rock' oldest restaurants. It has been a fixture
and a Heights tradition for over 60 years. We purchased the restaurant from the long
time owners primarily to keep it from becoming another "bank branch" and to keep the
Browning's tradition alive. We promised our loyal customers changes that they would
embrace while at the same time knowing that change would be necessary to appeal to and
create the next generation of loyal Browning's patrons. In order to appeal to the next
generation of customers we wish to remain competitive by offering outdoor seating
which is prevalent and desired in the historic area of the Heights.
The Heights merchants and neighborhood associations have worked diligently to create
and encourage a walk, shop and dine lifestyle center atmosphere. Several neighborhood
restaurants have or have added outdoor seating over the past few years; Cheers,
Starbucks, Boulevard Bread Co., Satellite Cafe and most recently ZaZa's. The area has
undergone extensive landscaping and development of outdoor common areas with
lighting and bench lined park areas to encourage outdoor recreation and relaxation. Our
proposal fits perfectly and is a natural progression of what is desired and has already been
created for our neighborhood.
I appreciate your consideration of our application. Please don't hesitate to contact me at
501.258.5785 if you need clarification or additional information regarding our request.
Kindest Regards,
David Ashmore
Owner
Browning's Mexican Grill
SEPTEMBER 29, 2008
ITEM NO.: 3
File No.: Z-8389
Owner/Applicant: Dorsey Williamson
Address: 13019 Arthur Lane
Description: Lot 6, Block 11, Gibralter Heights Addition
Zoned: R-2
Variance Requested: a variances is requested from the area provisions of Section 36-
254 to allow extension of a porte-cochere with reduced side setback.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Single Family Residential -Under Construction
Proposed Use of Property: Single Family Residential
STAFF REPORT
A. Public Works Issues:
No Comments
B. Staff Analysis:
The R-2 zoned property at 13019 Arthur Lane is occupied by a one-story brick
and frame single-family residence which was recently moved to the property.
Finish work is currently taking place on the structure. The property is located
on the south side of Arthur Lane, between Gamble and Nix Roads. There is a
new driveway at the northwest corner of the lot, running along the west side of
the house to a garage at the rear of the structure.
The applicant is proposing to re -attach a porte-cochere structure on the west
side of the house and extend it two (2) additional feet to cover a portion of the
driveway. The proposed porte-cochere will be located 2.8 feet back from the
west side property line. The 2.8 foot side setback will be from the structure's
overhang, with the support structures being slightly further back from the side
property line. The applicant proposes the porte-cochere to be unenclosed on
its north, south and west sides.
SEPTEMBER 29, 2008(
ITEM NO.: 3 (CON'T.)
Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side
setback of 4.8 feet for this 48 foot wide single family lot. Therefore, the
applicant is requesting a variance to allow the porte-cochere addition with a
2.8 foot side (west) setback.
Staff is supportive of the requested variance. Staff views the request as
reasonable. This is a relatively narrow platted single family lot with a width of
48 feet. The subdivision was platted prior to the City's subdivision jurisdiction
in the area. Currently the ordinance requires a minimum lot width of 60 feet for
newly platted subdivisions. The 2.8 foot side setback is consistent with what
staff typically supports for unenclosed structures. Staff believes the proposed
porte-cochere addition to the residence will have no adverse impact on the
adjacent properties or the general area.
C. Staff Recommendation:
Staff recommends approval of the requested side setback variance, subject to
the following conditions:
1. The porte-cochere addition must remain unenclosed on its north, south
and west sides.
2. Guttering must be provided to prevent water run-off onto adjacent
property, with downspouts directed away from adjacent property.
BOARD OF ADJUSTMENT:
(SEPTEMBER 29, 2008)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 5 ayes and 0 nays.
August_21, 2008
Department of Planning and Development
723 West Markham
Little Rock, Arkansas
Dear Variance Board:
7 SW )
This letter is requesting a variance for the property located at 13019 Arthur Lane in Little Rock. The
current setback requirement for this structure is 4.8 feet on each side. 'I am requesting a variance of 2
feet .in width on the west side of this. structure. This will reduce the west. property setback to 2.8 feet_
This additional 2 feet will help accommodate vehicles passing under the porte-cochere entering the
garage at the rear of the structure. The 2 feet variance requested will also include the soffit overhang.
Allowing this variance will not only help the property to conform to the standards of the neighborhood,
but will improve the architectural integrity of this home.
Sincerely,
Dorsey Williamson
501 Farris Street
Little Rock, AR 72211
SEPTEMBER 29, 2008
ITEM NO.: 4
File No.: Z-8390
Owner: Downtown Little Rock Community Development Corp.
Applicant: J. Scott Grummer, Executive Director
Address: 510 E. 18th Street
Description: Lot 4, Block 400, Lincoln and Zimmerman Addition
Zoned: R-4
Variance Requested: variances are requested from the area provisions of Section 36-256
to allow a new single family residence with reduced front and side setbacks.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Vacant
Proposed Use of Property: Single Family Residential
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Staff Analysis:
The R-4 zoned property at 510 E. 18th Street is currently a vacant grass -
covered lot. The property is located on the north side of E. 18th Street,
between S. Commerce Street and Park Lane. The lot is approximately 109 feet
deep and 50 feet wide. The front south) property line is located approximately
10 feet into the pavement of E. 18t Street, as the street was not constructed
totally within the right-of-way years ago. The property is located approximately
four (4) feet above the grade of the street. A house which previously existed
on the site has been removed from the property.
The applicant is proposing to construct a one-story single family residence,
with two -car garage, as noted on the attached site plan. The structure will be
constructed as a one-story residence, with a finished attic space. There will be
a dormer on the west side of the house. A new paved driveway from E. 18th
Street, at the property's southeast corner, will lead to a two -car garage on the
SEPTEMBER 29, 2008 (
ITEM NO.: 4 (CON'T.)
east side of the structure. The applicant is proposing three (3) foot side
setbacks for the new residence. A 15 foot rear (north) setback is proposed, as
the applicant is locating the house approximately 40 feet back from the front
property line, 30 feet back from the curb of E. 18th Street.
Section 36-256(d)(2) of the City's Zoning Ordinance requires minimum side
setbacks of five (5) feet for this R-4 zoned lot. Section 36-256(d)(3) requires a
minimum rear setback of 25 feet. Therefore, the applicant is requesting
variances from these ordinance standards to allow the new single family
residence with reduced side setbacks of three (3) feet and a 15 foot rear
setback.
Staff does not support the variances, as requested. Although staff has no
objection to the requested side setbacks, staff believes the rear setback should
be increased to 20 feet. The single family lots immediately to the north are
very shallow, with the residences pushed back to near their rear (south)
property lines. Staff feels that there should be slightly more separation
between these structures and the proposed new residence. This will also
increase the usable rear yard area for the residence. With respect to the side
setback variance, staff views the three (3) foot side setbacks as reasonable,
based on the fact the buildable area of the lot is reduced with a portion of E.
18th Street being constructed on the property. The proposed reduced side and
rear (20 feet) setbacks should have no adverse impact on the adjacent
properties or the general area. The church located at the northeast corner of
E. 18th and S. Commerce Streets owns the vacant property immediately west
of this lot and it will likely develop in the future as part of the church's facility. If
the applicant were willing to revise the application to provide a 20 foot rear
setback, staff could support the application.
C. Staff Recommendation:
Staff recommends denial of the requested setback variances, as filed.
BOARD OF ADJUSTMENT:
(SEPTEMBER 29, 2008)
The applicant was present. There were no objectors present. Staff presented the
item.
Staff noted that the applicant had revised the application to provide a 20 foot rear
setback as requested by staff. Staff recommended approval of the application as
revised.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 5 ayes and 0 nays.
Aiv M5
DOWNTOWN LITTLE ROCK
COMMUNITY DEVELOPMENT CORPORATION
August 21, 2008
2— e � u
Department of Planning and Development
Board of Adjustments
City of Little Rock
723 West Markham
Little Rock, AR 72201
Re: 510 E. 18t` St.
To Whom It May Concern:
The Downtown Little Rock Community Development Corporation (DLRCDC) is a non-profit
developer of affordable housing in the downtown Little Rock area. Many of the properties we
develop are vacant lots donated from the State Land Commissioner's office (COSL). The
property in question located at Lot 4 Block 400 of Lincoln & Zimmerman's Addition to the City
of Little Rock, better known as 510 E. 18`h St. was donated to the DLRCDC from the COSL. It
is our intent to build an affordable single family residential house on this lot. This lot has a
dimension of 50 feet wide by 110 feet deep, but due to the original placement of the road 15 feet
too far to the north, the actual lot depth from the pin in the front yard is only 94 feet. Most lots
in this area have a lot depth of 150 feet, so the reduced depth of 56 feet on this lot has limited us
on the design of home we can build. It is due to this that we are requesting a side variance on
both East and West lot lines of 3 feet each and the set back on the rear of the property to be
reduced to 15 feet. This modification will allow us to place a moderately sized home utilizing
additional attic space to attain approximately 1400 square feet of living space.
The DLRCDC has spoken with both Vince Florian and Mike Hood with Public Works, and both
concurred that the CDC may use either pin location at the front of the lot for figuring the front
set back, as there are no conflicts with any right of ways. The site plan provided has the front set
back at the required 25 feet located from the survey pin in the yard and not in the street. Based
on this design, we feel this layout will be most accommodating to our customer and to the visual
appearance from the street.
Sincerely,
J ,Id
Vl!!! f - �-.
J. Scott Grummer
Executive Director
SEPTEMBER 29, 2008
ITEM NO.: 5
File No.: Z-8391
Owner: Valley Home Builders
Applicant: Kevin Hannah
Address: 10 Deauville Circle
Description: Lot 28, Block 85, Chenal Valley Addition
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of Section 36-
254 and the building line provisions of Section 31-12 to allow a new single family
residence with reduced front setback and which crosses a platted building line.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
STAFF REPORT
A. Public Works Issues:
No Comments
B. Staff Analysis:
The R-2 zoned property at 10 Deauville Circle is occupied by a two-story brick
and rock single-family residence which was recently constructed. The property
is located on the north side of Deauville Circle and backs up to Chenal Valley
Drive. There is a two -car wide driveway from Deauville Circle which serves as
access. The lot contains a 25 foot front platted building line. The property is
located approximately six (6) feet above the grade of the street.
When the house was constructed, the garage portion (one-story) of the house
was constructed slightly over the 25 foot front platted building line. The main
portion of the house, including front step structure, is located well behind the
building line. The garage portion is located 22 to 23 feet back from the front
(south) property line, crossing the front platted building line by two (2) to three
(3) feet.
SEPTEMBER 29, 2008;
ITEM NO.: 5 (CON'T.)
Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front
setback of 25 feet. Section 31-12(c ) of the Subdivision Ordinance requires
that encroachments across platted building lines be reviewed and approved by
the Board of Adjustment. Therefore, the applicant is requesting variances to
allow the garage portion of the house with a reduced front setback and to
cross the front platted building line.
Staff is supportive of the requested variances. Staff views the request as
relatively minor. The front of the garage portion of this house lines up with the
front of the house immediately to the west. Because of the curvature of
Deauville Circle, the house will not have the appearance of being out of
alignment with the residences to the east and west. As noted previously, the
property is located approximately six (6) feet above the grade of Deauville
Circle, which made it more difficult to measure the setback from the front
property line. The minor building line encroachment was not noted by the
City's building code inspectors during the construction of the residence. Staff
believes the proposed front setback and building line encroachments will have
no adverse impact on the adjacent properties or the neighborhood.
If the Board approves the building line variance, the applicant will have to
complete a one -lot replat reflecting the change in the platted front building line
for the new residence. The applicant should review the filing procedure with
the Circuit Clerk's office to determine if the replat requires a revised Bill of
Assurance.
C. Staff Recommendation:
Staff recommends approval of the requested variances, subject to the
completion of a one -lot replat reflecting the change in the front platted building
line as approved by the Board.
BOARD OF ADJUSTMENT:
(SEPTEMBER 29, 2008)
Staff informed the Board that the application needed to be deferred to the October
27, 2008 Agenda based on the fact that the applicant failed to complete the
notifications to surrounding property owners as required.
The item was placed on the Consent Agenda and deferred to the October 27, 2008
Agenda as recommended by staff with a vote of 5 ayes and 0 nays.
Kevin Hannah Construction
#2 Germay Court
Little stock, AR. 72223
501-804-1263
Planning Committee,
-4� -,, -=-- �-+D
My company has built a house on lot 28, of block 85 in the "Deauville" subdivision of
Chenal Valley. This is a spec house that we are trying to sell. We currently have a buyer
that wants the house but will not close unless I can get this variance issue resolved. I have
also discovered that if I do not get a variance, none of the title companies will issue a
potential buyer clear title then we would never be able to sell the.house.
The house is roughly 80 or more feet in width. If you refer to the recent final survey we
did, you can see that there is a section of the garage that crosses over the building set
back line by a couple of feet. The rest of the house is fine except for this little bump out
on the front.
We have done over thirty homes in the Chenal area and never had this happen. I think we
may have mussed because the house is way up high and difficult to get and exact measure
from the pin. Or maybe because the road starts to curve at this point and it is difficult to
get a measure spot. We passed all of our city inspections, including the foundation
inspection, during the construction process. We have also received our certificate of
occupancy for the house. Either way, it still crosses the line for a small piece.
The house has fabulous curb appeal and sets in the neighborhood very nicely. Because all
these homes are up on hills, there is no way to tell if one piece sticks out a few feet more
than the neighbors. Therefore it is my hope that you will approve a new building line for
this site or a variance to cover this small piece in front that crosses the building line. This
will enable us to sell the house. Thanks.
Thank you for your consideration on this process.
Sincerely,
Kevin Hannah
SEPTEMBER 29, 2008
ITEM NO.: 6
File No.: Z-8392
Owner: Derotha Webb
Applicant: Ron Woods
Address: 1114 Jefferson Street
Description: Part of Lot 6, Block 29, Cunningham's Addition
Zoned: C-3
Variance Requested: A variance is requested from the parking provisions of Section
36-502 to allow use of an existing commercial building with no off-street parking.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Vacant Commercial Building
Proposed Use of Property: Event Center
STAFF REPORT
A. Public Works Issues:
No Comments
B. Staff Analysis:
The C-3 zoned property at 1114 Jefferson Street is occupied by a one-story
commercial building. The building is approximately 1,512 square feet in area
and occupies almost the entire 49 foot by 50 foot commercial lot. The property
is comprised of the north 49 feet of Lot 6, Block 29, Cunningham's Addition,
and has a separate owner than the remainder of the lot. The building has a
history of use as some form of commercial business (not a restaurant or
similar type use). The property has no off-street parking. On -street parking is
allowed in the area.
The applicant is proposing to use the existing building as an "event/meeting
center". Section 36-502(b)(3)c. of the City's Zoning Ordinance would require a
minimum of 15 off-street parking spaces for this type use (1 space per 100
square feet of gross floor area). Therefore, the applicant is requesting a
SEPTEMBER 29, 200
ITEM NO.: 6 (CON'T.)
variance from this ordinance requirement for use of the building with no off-
street parking.
Staff is not supportive of the requested parking variance and proposed use of
the property. The applicant is proposing a use which requires the highest level
of off-street parking. Office use of the property would require three (3) off-
street parking spaces and retail commercial uses would require five (5)
spaces. Staff could support a parking variance to allow office or retail use of
the building, but not a use which requires one (1) space per 100 square feet of
gross floor area. The use of the building as proposed by the applicant could
create a large amount of after-hours parking which would encroach into the
single family neighborhood to the north. Office or retail use of the property
would require a much smaller parking demand and would typically be day time
uses. Staff believes use of the building as proposed with no off-street parking
would have an adverse impact on the adjacent properties and neighborhood to
the north.
C. Staff Recommendation:
Staff recommends denial of the requested parking variance, as filed.
BOARD OF ADJUSTMENT:
(SEPTEMBER 29, 2008)
Staff informed the Board that the application needed to be deferred to the October
27, 2008 Agenda based on the fact that the applicant failed to complete the
notifications to surrounding property owners as required.
The item was placed on the Consent Agenda and deferred to the October 27, 2008
Agenda as recommended by staff with a vote of 5 ayes and 0 nays.
August 25, 2008
Dana Carney
Zoning and Subdivision Manager
CITY OF LITTLE ROCK
Planning & Development
723 West Markham
Little Rock, AR 72201-1334
RE: 1114 JEFFERSON STREET
ON-SITE PARKING VARIANCE
Dear Mr. Carney:
We are hereby requesting a variance for the on-site parking requirement for the building at 1114
Jefferson Street. The building is a small structure approximately 1500 sq.ft.; however, it occupies
practically all of the property it sits on. The property is almost square at 49 feet wide by 50 feet deep.
The building is 36 feet wide by 42 feet deep, which doesn't leave any room for on-site parking.
The property is located off 12th Street on Jefferson in one of the older parts of the City of Little Rock.
The structure has been zoned C-3 for years and has always been used as some form of business. Our
intent is to use the existing structure as a meeting center. The traffic generated by this use will not be
significant as the assembly area is only 870 sq.ft. By the most stringent requirements, this facility would
be required to provide at most, nine (9) parking spaces.
This building has always functioned as a business in one form or another and we are only asking to
continue a long established tradition. We are surrounded on all sides by properties owned by others
(commercial and residential) making off-street parking impossible and a true hardship.
We hope you will consider our request favorably. If you have any questions, please don't hesitate to
call.
Sincerely,
WOODS GROUP ARCHITECTS
fflMNW*T*r1
4. ^r Trk7b ay A� 4 ,ah?,�. s a+ �& f # xz' "'Mj I ,, 2260 MAIN STRI E T ITI20GK;R220G P�3�1) 372 213 iI�Sb1 372226 1♦ wwwYsga co�n�" ' x
SEPTEMBER 29, 2008
ITEM NO.: 7
File No.: Z-8393
Owner: Freeman Living Trust
Applicant: Jordan Blaylock, Autowerks
Address: 815 S. Broadway
Description: East side of S. Broadway, between W. 8th and W. 9th Streets
Zoned: UU
Variance Requested: Variances are requested from the sign provisions of Sections
36-557 and 36-553 to allow a wall sign without direct street frontage and which exceeds
ten (10) percent of the facade area.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Auto Repair
Proposed Use of Property: Auto Repair
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Staff Analysis:
The UU zoned property at 815 S. Broadway is occupied by a one-story
commercial building. The property is located on the east side of S. Broadway,
between W. 8th and W. 9th Streets. The building faces S. Broadway and
contains an auto repair type use, with vehicles entering the building from S.
Broadway. A portion of the south building wall (15 feet by 40 feet) faces W. 9th
Street, with one (1) property located between the building and W. 9th Street.
The applicant proposes to place a 9 foot by 9 foot wall sign on the south
building wall, as noted on the attached sketches. The proposed wall sign will
be a commercial grade vinyl banner attached flush to the wall with grommets
and wall anchors. The proposed sign will cover approximately 13 percent of
the exposed south wall of the building, with the sign being visible from S.
Broadway (north bound traffic) and W. 9th Street. There are two (2) small
existing signs (awning and wall) on the front (west side ) of the building.
SEPTEMBER 29, 2008 (
ITEM NO.: 7 (CON'T.)
Section 36-557(a) of the City's Zoning Ordinance requires that all wall signs
face required street frontage. Section 36-553(a)(2)a. allows wall signs to
occupy up to 10 percent of a building fagade area. Therefore, the applicant is
requesting variances from these ordinance standards to allow the wall sign on
the south building fagade with no direct street frontage and to occupy 13
percent of the south building fagade.
Staff does not support the variances, as requested. Staff has no problem with
a wall sign being located on the south building fagade, but feels that the sign
should occupy no more than 10 percent of the south building wall. Staff
believes the proposed wall sign on the south fagade will not be out of character
with other signs in the area. The buildings within the west half of this block
share common walls and have the appearance of being one (1) large building
rather than several smaller buildings. If the applicant were willing to limit the
wall sign to 10 percent (60 square feet total) of the south fagade area and have
no additional signs on the west wall of the building, staff could support the
variance to allow a wall sign without street frontage. Staff believes a wall sign
without street frontage at this location will aid in identifying the business and
have no adverse impact on the area.
C. Staff Recommendation:
Staff recommends denial of the requested sign variances, as filed.
BOARD OF ADJUSTMENT:
(SEPTEMBER 29, 2008)
The applicant was present. There were no objectors present. Staff presented the
item.
Staff noted that the applicant had revised the application to reduce the proposed wall
sign to 60 square feet (10 percent of the south fagade area) and remove the small
wall sign on the west fagade. The variance for a sign exceeding 10 percent of the
fagade area was eliminated with the revision. Staff recommended approval of the
requested sign variance (sign without street frontage), as revised subject to the
following conditions:
1. Sign permits must be obtained for all signs.
2. Any signage on the west fagade must conform to ordinance standards.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 5 ayes and 0 nays.
autowerks
Import • Expert -Y7 ---F* 7
August 15, 2008 7--
HAND
HAND DELIVERY
Department of Planning and Development
City of Little Rock
723 West Markham Street
Little Rock, Arkansas 72201
Application for Zoning Variance (SIGNS):
autowerks, 815 S. Broadway
Dear Sirs/Madams:
The undersigned company leases the building at the above address and operates a foreign
auto diagnostic and repair business. The business is duly licensed and in good standing
with the City of Little Rock.
The lessor, GA and MA Freeman Living Trust, as record owner of the premises, has
authorized autowerks to act for it in submitting this application. A letter of authorization
is attached.
We seek to place a wall banner on the South wall of our building. A photograph of the
South wall of the building with the banner superimposed to scale is attached. The
proposed banner is to be made of commercial grade vinyl, mounted flush to the wall,
affixed by grommets and wall anchors. The dimensions of the banner are nine (9) feet
square. As such, the banner covers approximately 13% of the total visible south wall
surface (15 by 40 feet).
There is an unobstructed view of the banner, as though it were on a wall that had
sidewalk frontage on Ninth Street. However, the subject property is one lot removed
from the sidewalk on Ninth Street. The adjacent corner lot consists of an asphalt parking
area with a commercial auto glass business in a building the front of which is set back
from Broadway. Beyond the setback, the glass company building abuts and shares a
common wall with the autowerks building all the way from the setback to the rear alley.
Because of this, the sum of the square footage of the portion of our wall and that of the
continuation of the glass company wall along Ninth Street should be considered, as the
proposed banner is well below 5% of the total combined surfaces that face Ninth Street.
815 S. Broadway • Little Rock, AR 72201 • Ph: 501.372.4100 • Fax: 501.372.4102
We seek this variance because of the unusual location and placement of our building as
related to the adjacent building and Ninth Street. Essentially, our South wall has
exposure to Ninth Street as though it were abutting the street. Were our South wall
adjacent to the sidewalk on Ninth Street, as 1 understand the existing regulation as
interpreted by your staff, the requested wall banner would be permitted without need for
a variance. We are asking to be permitted to use the South wall as though it had physical
frontage on Ninth Street, because it has, in effect, visual frontage on Ninth Street.
Moreover, the proposed wall banner is less visually imposing than if it fronted on Ninth
Street, an important equitable consideration for the Commission.
While economic considerations may not, of themselves, justify a variance, however, they
are not irrelevant. The fact is, the adjacent building on the North side of our building and
also facing Broadway is a direct competitor or ours, and has a grandfathered sign hanging
across the public sidewalk on Broadway. As such, our business is at a competitive
signage disadvantage that the wall banner is designed in part to address.
Finally, the adjacent glass company on the South side, which is most impacted as the
proposed banner faces its parking area, does not object to this proposal.
The Commission staff suggested that because of the nature of this request, a survey of the
area of our building would not be necessary. Our check is enclosed in payment of the
application fee.
We are pleased to provide any additional information you request in review of this
application, and will be present at the September 29, 2008, meeting to answer your
questions. Please contact me with any questions. Thank you for your consideration.
autowerks
ON<�►sy15/
Attachments:
Letter from owner
Photo of superimposed banner on South wall
Application fee
SEPTEMBER 29, 2008
ITEM NO.: 8
File No.: Z-8394
Owner: A & L Energy, Inc.
Applicant: Gary Dean
Address: 11023 Interstate 30
Description: Southwest corner of 1-30 and Sibley Hole Road
Zoned: 1-2
Variance Requested: A Variance is requested from the paving provisions of Section
36-508 to allow a non -paved vehicular use area.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Vacant Industrial Buildings
Proposed Use of Property: Office/Classrooms for Truck Maneuvering and Parking Instruction
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Landscape and Buffer Issues:
Variances from the City's Landscape Ordinance (Chapter 15) are scheduled to
be reviewed by the City Beautiful Commission on October 7, 2008 for the
proposed new building development. An approved landscape plan for the
property will be developed based on the action of the City Beautiful
Commission.
C. Staff Analysis:
The 1-2 zoned property at 11023 Interstate 30 contains two (2) one-story
industrial buildings within the east half of the property. The property is located
at the southwest corner of 1-30 and Sibley Hole Road. 1-30 is located along the
north property boundary, with Sibley Hole Road to the east and Meadow Lane
along the south property line. Driveways from all three (3) streets serve as
access to the property. There are existing concrete areas on the east, south
and a portion of the west building sides. The majority of the property west of
SEPTEMBER 29, 2008(
ITEM NO.: 8 (CON'T.)
the buildings is a gravel area which has been used in the past for vehicular
and equipment parking and storage.
The applicant proposes to remove the two (2) existing buildings from the site
and construct a new office/classroom building at the northeast corner of the
property. The new building will be used for truck driving instruction. A new
paved parking area will be constructed along the north side of the building,
with a paved driveway from the 1-30 frontage road. The existing concrete area
south of the proposed building will remain. The applicant is proposing to use
the existing gravel area west of the building for truck driving instruction
(maneuvering, parking, etc.) and truck parking.
Section 36-508 of the City's Zoning Ordinance requires that all vehicular use
areas be paved. Therefore, the applicant is requesting a variance from this
ordinance standard to allow use of the existing gravel area for truck driving
instruction and the parking of trucks. The variance is required based on the
fact that the applicant is redeveloping the property with new building
construction. If the applicant were simply proposing to use the property as is,
there would be no requirement to pave the existing vehicular use areas. The
applicant is also scheduled to be on the October 7, 2008 City Beautiful
Commission agenda, for variances from the City's Landscape Ordinance
(Chapter 15) for reduced landscape standards for the new proposed
development.
Staff is supportive of the requested paving variance. Staff views the request
as reasonable. The proposed unpaved vehicular use area will not be out of
character with the general area. Many of the surrounding industrial properties
have unpaved vehicular use/storage areas. The existing gravel area appears
to be well compacted and should prove to be an area adequate for truck
driving instruction and parking as proposed by the applicant. As long as the
gravel area is maintained in a manner that does not result in the creation of
dust, mud, silt or standing water, staff believes continued use of the gravel
vehicular use area will have no adverse impact on the adjacent properties or
the general area.
D. Staff Recommendation:
Staff recommends approval of the requested paving variance, subject to the
following conditions:
1. Approval by the City Beautiful Commission of variances from the City's
Landscape Ordinance.
2. The gravel vehicular use area must be maintained in a manner that does
not result in the creation of dust, mud, silt or standing water.
SEPTEMBER 29, 2008(
ITEM NO.: 8 (CON T.)
BOARD OF ADJUSTMENT:
(SEPTEMBER 29, 2008)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 5 ayes and 0 nays.
SEPTEMBER 29, 2008
ITEM NO.: 9
File No.: Z-8397
Owner: Arkansas Democrat -Gazette, Inc./City of Little Rock
Applicant: Jimmy Moses
Address: 421 President Clinton Avenue/100 Commerce Street
Description: Lots 4-6, Block 8, Pope's Addition
Zoned: UU
Variance Requested: A variance is requested from the height provisions of Section
36-342.1 and 36-356 to allow new building construction which exceeds the maximum
height allowed.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Parking Lot and Police Substation
Proposed Use of Property: Hotel and Commercial Uses
STAFF REPORT
A. Public Works Issues:
No Comments.
Staff Update:
On September 17, 2008, the applicant submitted a letter to staff requesting this
item be deferred to the October 27, 2008 Agenda. Staff supports the deferral
request.
BOARD OF ADJUSTMENT:
(SEPTEMBER 29, 2008)
Staff informed the Board that the applicant requested the application be deferred to
the October 27, 2008 Agenda. Staff supported the deferral request.
The item was placed on the Consent Agenda and deferred to the October 27, 2008
Agenda as recommended by staff with a vote of 5 ayes and 0 nays.
AM�s�
.............................. :.......................................................................................... ... .......................................
ARCHITECTS I NC.
_ .. ................ .................. ....... .... .................. ......... ......... ................. ...._........ .... -_...... _ _ .................
Little Rock Board of Adjustment
City of Little Rock
Planning and Development Department
723 West Markham Street
Little Rock, AR 72201
Dear Board:
Pursuant to Ordinance No. 18,961, the River Market Overlay District was established for the
express purpose of creating a location for business, cultural, residential and entertainment
activities. With its eclectic mixture of old and new structures, the River Market District houses
various retailers, restaurants, bars, clubs, loft apartments, offices, and condominiums. The
district is home to the Little Rock City Library, the Clinton Library, Heifer International
Headquarters, the Statehouse Convention Center and various hotels, including the Courtyard
by Marriott, the Capitol Hotel, and the Peabody. The proposed development of an aloft hotel
fits squarely within the land use goals of the River Market District and would be a perfect
addition to the area.
Currently, the property located at the corner of Commerce and President Clinton Avenue is
used as a surface parking lot. The proposed use of the property as a hotel is a use which is
sought and encouraged by the ordinance establishing the River Market Overlay District. While
some variances are necessary to achieve the purposes and intent of the district, such variances
have been anticipated considering the styles and uses found within its borders. An aloft hotel
would further the intent upon which the district was established. Given the shape and size of
the lot along with other attributes of the location, certain height and awning variances are
necessary in order to build a viable structure.
The River Market District is an amalgamation of architectural styles from small simple one story
structures, to renovated four story loft buildings, to multi -story structures, all ranging from
classical designs to those with modern architecture. Many buildings located within the district
currently exceed the forty eight (48) foot height limit in the area and still blend in with the
surrounding structures, including the City Library at sixty five (65) feet high, the First Security
Center at approximately one hundred seventy (170) feet high, the River Market Hall and the
Museum Center. At approximately ninety (90) feet tall, the proposed development is not a
relatively tall building being half of the size of the nearby First Security Center and considerably
smaller than other condominium towers and the Acxiom Center. We believe the proposed
development will fit in well with the overall design found in the River Market District. The
hotel's "L" shaped configuration will give space and natural light to the adjacent library
buildings and open new pedestrian ways adjacent to these structures, which will in turn
encourage a festive and pedestrian atmosphere for which the district was established.
The development of an aloft hotel will add one hundred forty eight (148) new hotel rooms and
additional meeting space to the city and bring a nationally recognized brand, Starwood Hotels
and Resorts, to the Little Rock Market. Along with the two existing hotels in the.immediate
vicinity, the Courtyard by Marriott and the Hampton Inn and Suites, the aloft hotel will increase
the number of available rooms to over three hundred eighty (380) rooms making Little Rock
more attractive to major conventions and events. Such visitors and conventioneers will shop
201 E. Markham St. 150 Little Rock, AR 72201
.......................... ....... ................................
................
501.375.0378 T 501.375.6601 F
and dine in the district, thereby enhancing the district overall. Further, the aloft hotel is
oriented towards a younger market bringing a different lodging product and option to
the market.
An aloft hotel, with its orientation toward a younger clientele, can bring new life and energy to
this area on a daily basis. The proposed development would create a quality property
benefiting the River Market District by bringing a $20 million construction project to the area
that will create newjobs in the area. In addition, the property taxes would increase from
approximately $1,452 per year to approximately $280,000 per year benefiting the district and
all of Little Rock. The proposed development will also contain retail space on the first floor,
providing patrons greater shopping and dining options in the area.
McKibbon Hotel Group, Inc. has developed and operates other hotels in the area including the
Courtyard by Marriott and the Hampton Inn and Suites. During the development of their other
properties, McKibbon has worked extensively with the City during the design and construction
phases and is committed to continuing this practice for the proposed development. Their
developments have encouraged visitors to lodge in the River Market, thereby increasing the
number of visitors who dine and shop in the district. The proposed development aims at
creating a new option for patrons of the district and increasing the overall use of the area.
We respectively ask for your approval of a variance requests and request our application be
placed on the agenda for September 29, 2008.
Sinc el ,
Rick Redden, AIA
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September 29, 2008
There being no further business before the Board, the meeting was adjourned at 2:30 p.m.
Chairman