HomeMy WebLinkAboutZ-3573-A ApplicationCity of Little Rock
h: Office of
�. Comprehensive
? Planning
City Hall
Markham at Broadway
Little Rock, Arkansas 72201
371-4790
MEMORANDUM
TO; Nath-aniel M. Grtffin
j Director o f Comprehensive Planning
rr
FROM: :.,a1,� Richard Wood, Chief of Current Planning
SUBJECT:! Board of Adjustment Case File Z-3573
7400 Kanis Road
DATE: January 30, 1981
In line with your request of Tuesday, January 27, I submit
the following as the history of the issue referenced:
On or about September 29th, 1980, the owner, R. E. Toll
filed through his agent, Robert Richardson, a variance re-
quest to permit expansion of the then existing nonconform-
ing building. The variance if approved would allow
floodproofing the building. The Board granted the request
on October 30, 1980.
Shortly after the review of the Board of Adjustment for
approval of floodproofing and setbacks on the subject
property, the owners' engineer approached the Engineering
Department with a somewhat different development proposal.
This proposal included the total removal of all building
elements above -the grade of the foundation. After lengthy
discussions internal.to that department, it was determined
that the owner could remove a nonconforming building and
replace it, that is, reassemble the old elements. Building
permits were issued providing for construction.
Construction began shortly after the first of January. My
first involvement in this°issue began in late December.
When performing field checks, I noticed the total removal
of the building and inquired as to its status. I inquired
purely from a curiosity viewpoint inasmuch as I had been
previously advised to refrain from involving myself in en-
forcement issues. The answers I recall being offered by the
Public Works Department did not serve to allay my suspicions
that something was not quite right. Shortly after that time,
I received a call from Mary Ann Phillips, Developer of
Properties to the south, in which she raised basically the
same questions. These questions I had not yet resolved to
my satisfaction. Inasmuch as she was,.adamant in her request
for answers which I could not give, she was referred to the
Building Permits Office.
Nathani, 1 M. Griffin
January 30, 1981
Page Z.
From that point to this date, a letter has been prepared
by Mike!Batie of the Public Works Office outlining the
reasoning behind their actions and their position on the
matter. My second contact with Mrs. Phillips resulted
in my advising her that if she believed that problems re-
mained,!then a letter to the Board of Adjustment's
Chairman and Secretary could be submitted requesting a
reopening and review of the matter. That completes the
history,) as I understand it, on this case.
The following is submitted purely as information:
On January 28 and January 29, 1981, Z went to the Public
Works Building for purposes of locating the case file
Z-3573 and the associated building permit. On both dates,
I was not able to find either file or determine its
location. I am continuing my search and will advise if
I locate either.
I
On February 3, I located the building permit. The Board
of Adjustment file remains out of the file.
Copies of permit correspondence are attached reflecting
the communication between the permits office and Robert
Ri chardsl,on .
RW/se
Attachments
• , City of Little Rock
Ocp:rrl[Tlenl of 701 Wesi Markhuin
Corrnriiunity Services LiClle ilnck. Arkans3; 72201
371.4600
SepteiTlber 23, 1980
Mr. Robert J. Richardson
1201 West Park Suite 400
Little Rock, AR
G( -gar Mr. P.i i:._,cr;son:
Re: Application for a construction permit au.:
7400 west 12th Street, Little Rock, AR
1. This department has corlu)] ted a partial review of the referenced
application and finds that a construction pernLit cannot be issued
until the following requirements have been satisfied:
A. Me Construction Codes:
(1) Treads and risers of required stairs shall be so proportioned
that the stn of tvi risers and a tread (exclusive of nosing)
is not less than 24" nor more than 25" riser height shall
not exceed 7 3/4 inches.
(2) Structure must comply with ordinance no. 13,478, "provisions
for the physically handicapped."
(3) Owner must provide certificate of compliance with Arkansas
State Enerc-1 Code as to design, certificate to be executed by
an Arkansas registex�-d ar,-itect or professional engineer.
(4) Ili exit stairways are required from basement to first floor
level.
(5) Interior stairways are .required to be enclosed with a one (1)
hour enclosure with "B" label doors at top and bottom. tabors
must swing in direction of exit travel.
(G) Top of exit stairways must open to the outside or into a
one (1) hour fire protected corridor which in turn opens
to the outside. Maxinui distance of travel to stairway
is 150'.
(7) [furnish complete plans showing interior partitions, restrocgns,
cioorn-iays , e tc .
B. Zoning & Sign Ordinances:
(1) Applicant must submit survey and legal description of property
before this phase of processing can be completed.
Page 2
September 23, 1980
C. Engineer ]research & Design:
M Proj c,< -t is in f loodway . Structure to be flood proofed-
2.
roofed_
2. Payment of a permit fee in the zui-L) uit o!' :;;739.2f-.
3. Compliance with these requirements may be achieved by:
A. Subndssion of energy certificate.
B. Furnishing floor plans of addition showing partitions,
exits, restroom facilities etc.
C. Furnishing two copies of legal survey with description
executed by a1 Arkansas Registered lard surveyor.
D. Written agreement of owner or his legal agent to comply with
all requirements.
4. Should there be any questions concerning these require»nts, please
contact the following:
Construction Codes: Mr. Ernest Redfern 371-4827.
Zoning & Signs: Mrs. JoAnn ^k,Cright 371-4844.
Engineer Research & Design: 11r. Carroll Ball 371-4856.
Sincerely,
ohn A. Thomas
pe rations Chief I doclare I did or will ex cute ta
Protective Inspections requirements stated in this leiter.
JAT/sj Date:' Yn
Signed:
cc: Roy G. Beard, Jr. I
E. Redfern
J. MoCright
J. Thomas
C. Ball f jfF
P,01 -x --,rt F. `roll "
File
City of Li' J i Rock
• s
Department of
Community Services
September 29, 1980
Mr. Richard F. Toll
12900 Ridgehaven Drive
Little Rock, AR
701 Nest tvlarkharn
I illlc Rock. Arkan;.ar; 72201
i:e: Ware :<_-,use addition, 7400 West 12`h Street
Dear Mr. Toll:
JA fi, U,
A construction permit application review for the referenced project
has been completed, relative to Zoning, Sign Code, and Off-street
parking and landscaping requirements. Comments concerning require-
ments by other divisions will be forthcoming.
The application has been denied for the following reasons:
The above referenced property is zoned "I-2". -The setback
required for the sideyard in this zoning district is 30' and
a 50' front yard. Submitted plans show a 17' proposed side -
yard on the North side of the building and a 12' front yard.
The Master Street Plans for Kanis Road, calls for a 80' setback
from the center line of the street. The proposed addition must
meet this requirement, or an approval from the City Engineering
Department of the Master Street Plan, stating all street improve-
ments are in place.
Adu, tional r-2L1uizemeni.s
To place wheel stop, 30" inside p.roperLy lino along the East side.
Obtain a franchise for planting proposed in the right-of-way,
(John Thomas 371-4828).
Also, file for a variance with the City Beautiful Commission, 011
planting in the right-of-way.
Submit a revised site plan -to this office in accord with these require-
ments for review and approval; and/or make application with the Office
of Comprehensive Planning, third floor, City Hall, and obtain a Conditional
Use Permit for encroachment into the North side yard requirement and
the front yard requirement off Kanis Road.
If I can be of any assistance, please feel free to call me. My office
1tl.uitber is 371-4846.
Sincerely,
�nnj'
J V V
Alice Williams,
Sign,& Zoning Permit Clerk
City of Little Roc
Department of
Community Services
May 6, 1980
701 West Markham
Little Rock, Arkansas 72201
371-4800
Mr. Robert J. Richardson
Consulting Engineers, Inc.
Suite 400, 1201 Westpark
Little Rock, AR 72204
Re: Toll Property, Northeast Corner,
Kanis Road at Rock Creek
Dear Bob:
This letter is in response to your request for authorization
from the City to allow flood proofing of the toll property
located on the northeast corner of Kanis Road at Rock Creek.
Your request for approximately 1,000 square feet of
additional fill area to complete the corner of the building
is approved by this office, due to the building's previous
existence before adoption of the Flood Hazard Prevention
Ordinance, and also due to the benefit derived by the
improved hydraulic section for the flow of water.
Therefore, the flood carrying capacity is not diminished and
meets the requirements -of Article 4, Section B, Subsection 6
of the Flood Hazard Prevention Ordinance, #13,797.
If this office can be of further assistance or if there are
any questions, please contact me.
Very truly yours,
R. Michael Batie, P.E.
Senior Civil Engineer
RMB/rm2
cc: Bill Davies
Don McChesney
Carroll Ball
File
RJ.a ENIIG:NILEE:RS, INC
City of Little Rock
Department of lot west Markharn
Community Services Little Rock, Arkansas 72201
i]RL 371-4800
M E M 0 R A N D U 11
December 11, 1980
TO: John Thomas
FROM: Mike Batie
RE: Toll Property, Northeast Corner; Kanis Road at Rock Creek
I contacted Bob Richardson, project engineer, concerning the question of
whether this project was an addition or entirely new structure. He stated that
he had talked to Mr. Beard and with the Planning Department earlier this year
and had presented plans at that time showing that the building was going to be
re -constructed. The re -construction using tilt -up concrete walls is required to
water -proof the structure, as per our floodway ordinance requiring water -proofing
to the 100 -year floodplain elevation.
This construction should not be a problem in the floodway due to the fact that
this structure was previously in place. In fact, the property owner probably has
a totally legal right to improve his existing structure. From an engineering
standpoint, no new problems have been introduced in the floodway fringe.
If I can be of any further assistance, please contact me at 4861.
MB/bd
I'VICI IARMSON
CONS•UL'UING I NGINEE1_?S, INC.
surrh: a11O
PLAZA \VleNT BUTIMING
hiCKINLEY AT LEE
L117L 3 ROCK, ARKANSAS 72206
12-12-80
Mike Batie
Community Services
701 W. Markham St.
Little Rock, Ark. 72201
(501) 664-0003
Subject: R. F. Toll Building located at 7400 Kanis Rd.
Dear Mike:
Please be advised that the proposed structure at
7400 Kanis Road is a modification of the existing struc-
ture. The original structure foundations are being uti-
lized as are the wall lines. The new continuous footings
are to receive the tilt panel walls. The original struc-
ture was a metal building and as such, only had a thick-
ened slab around the perimeter. The increase in size of
the structure was to square up the northwest corner to
improve the buildings performance during flooding. All
construction is within the allowances of Section 7-105.4
"FP" Floodplain District paragraph H. If further clar-
ification on this project is needed, please contact me.
Sincerely,
Robert J. ichardson
Consulting Engineer PE/RSL
RJR/sm
POI EPYI' J. PICI-IARDSON
CONSUI.'I'ING ENGINEERS, INC.
SUITE 620
PLA%A WEST IMILUING
htcl(INl.l�.l' A'1' Llsi;
1.1'I"1'Lls ROCK, ARRAN1A8 72205 (50L) 004-0003
1-23-81
Permits - Building,Elec, Plumbing
Public Works Department
701 "N- Markham -.St.
Little Rock, Ark. 72201
SUBJECT: R. P. TOLL BUILDING - 7400 Kanis Road.
Dear Sirs:
I have reviewed the design of the walls, ceilings,
roofs and floors and have found it to conform to the
Standards of The Arkansas Department of Energy Code.
RJR/sm
Sincerely,
Robert J. Richardson PE/RSL
Consulting Engineer
CITY OF LITTLE ROCK
DEPT:
MEMORANDUM
TO: MEMBERS BOARD OF ADJUSTMENT r
�l
FROM: RICHARD WOOD/JERRY SPEECE DATE:
OFFICE OF COMPREHENSIVE PLANNING FEBRUARY 18, 1981
SUBJECT: FOLLOW UP:
CASE Z-3573
On October 20, 1980, the Board of Adjustment approved Case
Z-3573, allowing encroachments into both the side and front
yards. The case, as presented by staff, involved some
additional construction onto an existing building in the
floodplain. The expressed purpose of the new construction
was to "floodproof" that building.
Subsequent to said approval, the owner removed all of the
existing structure down to the slab flooring and began new
construction using the former slab foundation. Controversy
has erupted over this new construction because -the owner
was not required to elevate the building to the necessary
height above the floodplain. The City is being threatened
by litigation from a neighboring landowner over this chain
of events.
The charges leveled do not attack the action -of the Board of
Adjustment approval, as perceived by staff. The Board is
asked, however, to affirm its previous approval of the re-
quested variance merely to clarify for the record its in-
tentions on October 20, 1980.
Enclosed for your use are copies of the Minutes on Case
Z-3573 and the graphic presented by staff.
JS/RW/se
Encl.
1.9 Acres -!'
74,00 KdRiS ROad
• Eci4in9 SU; ldini
[Acid4lons 'in b)�k-
AA
Z 3573
Nrs RegUcsfing Wt,��ront and side mo
Yard eR�achmerv�s
4?0
(a 9 Acres t
le I
Exis-in9 suildin,
[Aamions in 61&-q
. e
7400 KdniS Road .
Z 3573 ucs-lin {ooth�ront and side Mand encroachmen-t-s
MTs
City of Little Rock
Office of
Comprehensive
Planning
City Hall
Markham at Broadway
Little Rock, Arkansas 72201
371-4790
MEMORANDUM
TO; Nathaniel M. Grtffi'n
Director o fComprehens ive Planning
FROM:Richard Food, Chief of Current Planning
SUBJECT: ABoard of Adjustment Case File Z-3573
7400 Kani s Road
DATE: January 30, 1981
In line with your request of Tuesday, January 27, I submit
the following as the history of the issue referenced:
On or about September 29th, 1980, the owner, R. E. Toll
filed through his agent, Robert Richardson, a variance re-
quest to permit expansion of the then existing -nonconform-
ing building. The variance if approved.would allow
floodproofing the building. The Board granted the request
on October 30, 1980.
Shortly after the review of the Board of Adjustment for
approval of floodproofing and setbacks on the subject
property, the owners' engineer approached the Engineering
Department with a somewhat different development proposal.
This proposal included the total removal of all building
elements above the grade of the foundation. After lengthy
discussions internal to that department, it was determined
that the owner could remove a nonconforming building and
replace it, that is, reassemble the old elements. Building
permits were issued providing for construction.
Construction began shortly after the first of January. My,
first involvement in this issue began in late December.
When performing field checks, T noticed the total removal
of the building and inquired as to its status. I inquired
purely from a curiosity viewpoint inasmuch as I had been
previously advised to refrain from involving myself in en-
forcement issues. The answers I recall being offered by the
Public Works Department did not serve to allay my suspicions
that something was not quite right. Shortly after that time,
I received a call from Mary Ann Phillips, Developer of
Properties to the south, in which she raised basica,,lly the
same questions. These questions I had not yet reso)ved to
my satisfaction. Inasmuch as she was adamant in her request
for answers which I could not give, she was referred to the
Building Permits Office.
Nathaniel M. Griffin
J anuary 30 , 1981
Page 2.
From that point to this date, a letter has been prepared
by Mike Batie of the Public Works Office outlining the
reasoning behind their actions and their position on the
matter. My second contact with Mrs. Phillips resulted
in my advising her that if she believed that problems re-
mained, then a letter to the Board of Adjustment's
Chairman and Secretary could be submitted requesting a
reopening and review of the matter. That completes the
history, as I understand it, on this case.
The following is submitted purely as information:
On January 28 and January 29, 1981, I went to the Public
Works Building for purposes of locating the case file
Z-3573 and the associated building permit. On both dates
I was not able to find either file or determine its
location. I am continuing my search and will advise if
I locate either.
On February 3, I located the building permit. The Board
of Adjustment file remains out of the file.
Copies of permit correspondence are attached reflecting
the communication between the permits office and Robert
Richardson.
RW/se
Attachments
City of Little Rock
ti Department of
'. Community Services
September 23, 1980
Mr. Robert J. Richardson
1201 West Park Suite 400
Little Rock, AR
Dear Mr. R"U.:i iarc son :
701 West Markham
Lithe Rmk, Arkansas 72201
371-4800
Re: Application for a construction permit ac:
7400 West 12th Street, Little Rock, AR
1. This department has comploted a partial review of the referenced
application and finds that a construction permit cannot be issued
until the following requirements have been satisfied:
A. The Construction Codes:
(1) Treads and risers of required stairs shall be so proportioned
that the sum of two risers and a tread (exclusive of nosing)
is not less than 24" nor rrlore than 25" riser height shall
not exceed 7 3/4 inches.
(2) Structure must comply with ordinance no. 13,478, "provisions
for the physically handicapped."
(3) Owner must provide certificate of compliance with Arkansas
State Energy Code as to desi-;n, certificate to be executed by
an Arkansas registered ar,,.:.itect or professional engineer.
(4) `n,,,,o exit stairways are required from basement to first floor
level.
(5) Interior stairways are required to be enclosed with a one (1)
hour enclosure with "B" label doors at top and bottom. Doors
must swing in direction of exit travel.
(G) Top of exit stairways must open to the outside or into a
one (1) hour fire protected corridor which in turn opens
to the outside. Maximum, distance of travel to stairway
is 150'.
(7) Furnish complete plans showing interior partitions, restrooms,
doorways, etc.
B. Zoning & Sign Ordinances:
(1) Applicant rmist subndt survey and legal description of property
before this phase of processing can be corrrpleted.
Page 2
September 23, 1980
C. Engineer Research & Design:
(1) Proje<,t is in floodway. Structure to be flood proofed.
2. Payment of a permit fee in the of owit of :;;739.26.
3. Compliance with these requirements may be achieved by:
A. Submission of energy certificate.
B. Furnishing floor plans of addition showing partitions,
exits, restroom facilities etc.
C. Furnishing two copies of legal survey with description
executed by an Arkansas Registered land surveyor.
D. Written agreement of owner or his legal agent to comply with
all requirements.
4. Should there be any questions concerning these requirements, please
contact the following:
Construction Codes: Mr. Ernest Redfern 371-4827.
Zoning & Signs: Mrs. JoAnn McCright 371-4844.
Engineer Research & Design: Mr. Carroll Ball 371-4856.
Sincerely,
JL--:�>C oG
o3n A. Thomas
perations Chief I declare I did or wiil exec L tl
Protective Inspections requirements stated in this letter.
JAT/sj Daae: '�? ----v '-
v I
Signed:~
cc: Roy G. Beard, Jr. J
E. Redfern
J. McCright
J. Thomas
C. Ball _ f��•,
Robert F. Toll
File
City of Little Roc
Department of
Community Services
May 6, 1980
701 West Markham
Little Rock, Arkansas 72201
371-4800
Mr. Robert J. Richardson
Consulting Engineers, Inc.
Suite 400, 1201 Westpark
Little Rock, AR 72204
Re: Toll Property, Northeast Corner,
Kanis Road at Rock Creek
Dear Bob:
This letter is in response to your request for authorization
from the City to allow flood proofing of the toll property
located on the northeast corner of Kanis Road at Rock Creek.
Your request for approximately 1,000 square feet of
additional fill area to complete the corner of the building
is approved by this office, due to the building's previous
existence before adoption of the Flood Hazard Prevention
Ordinance, and also due to the benefit derived by the
improved hydraulic section for the flow of water.
Therefore, the flood carrying capacity is not diminished and
meets the requirements of Article 4, Section B, Subsection 6
of the Flood Hazard Prevention Ordinance, #13,797.
If this office can be of further assistance or if there are
any questions, please contact me.
Very truly yours,
R. Michael Batie, P.E.
Senior Civil Engineer
RMB/rm2
cc: Bill Davies
Don McChesney
Carroll Ball
File
RJB ENGIi1111EE:RS, INCA
City of Little Rock
Department of 701 West Markham
Community Services Little Rock, Arkansas 72201
371-4800
M E M O R A N D U M
December 11, 1980
TO: John Thomas
FROM: Mike Batie
RE: Toll Property, Northeast Corner; Kanis Road at Rock Creek
I contacted Bob Richardson, project engineer, concerning the question of
whether this project was an addition or entirely new structure. He stated that
he had talked to Mr. Beard and with the Planning Department earlier this year
and had presented plans at that time showing that the building was going to be
re -constructed. The re -construction using tilt -up concrete walls is required to
water -proof the structure, as per our floodway ordinance requiring water -proofing
to the 100 -year floodplain elevation.
This construction should not be a problem in the floodway due to the fact that
this structure was previously in place. In fact, the property owner probably has
a totally legal right to improve his existing structure. From an engineering
standpoint, no new problems have been introduced in the floodway fringe.
If I can be of any further assistance, please contact me at 4861.
MB/bd
am
POBERT`i_: RIC11ARDSON
CONSUI TING ENGINEERS, INC.
SUITE 620
PLAZA WEST )WILDING
nicKINLEY AT LEE
LITTLE ROCK. ARKANSAS 72205
12-12-80
Mike Batie
Community Services
701 W. Markham St.
Little Rock, Ark. 72201
(501) 669.0003
Subject: R. F. Toll Building located at 7400 Kanis Rd.
Dear Mike:
Please be advised that the proposed structure at
7400 Kanis Road is a modification of the existing struc-
ture. The original structure foundations are being uti-
lized as are the wall lines. The new continuous footings
are to receive the tilt panel walls. The original struc-
ture was a metal building and as such, only had a thick-
ened slab around the perimeter. The increase in size of
the structure was to square up the northwest corner to
improve the buildings performance during flooding. All
construction is within the allowances of Section 7-105.4
"FP" Floodplain District paragraph H. If further clar-
ification on this project is needed, please contact me.
Sincerely,
i
Robert J. ichardson
Consulting Engineer PE/RSL
RJR/sm
ROBERT J. ]RICHARDSON
CONSULrrING ENGINEERS, INC.
SUITE, 620
PLAZA WEST BUILDING
McHINLEY AT LEE
L1'171. ROCK, ARKANSAS 72206 (501) 664-0003
1-23-81
Permits - Building,Elec, Plumbing
Public Works Department
701 W- Markham—St.
Little Rock, Ark. 72201
SUBJECT: R. F. TOLL BUILDING - 7400 Kanis Road.
Dear Sirs:
I have reviewed the design of the walls, ceilings,
roofs and floors and have found it to conform to the
Standards of The Arkansas Department of Energy Code.
Sincerely,
Robert J. Richardson PE/RSL
Consulting Engineer
R JR/sm
Ok
City of [Lifli a Rock
Department of
Community Services
September 29, 1980
Mr. Richard F. Toll
12900 Ridgehaven Drive
Little Rock, AR
701 West Markham
Little Rock. Arkan�,a� 72201
:171.4Hlw
Pe: War(-_ use addition, 7400 West 12th Street
Dear Mr. Toll:
A construction permit application review for the referenced project
has been completed, relative to Zoning, Sign Code, and Off-street
parking and landscaping requirements. Comments concerning require-
ments by other divisions will be forthcoming.
The application has been denied for the following reasons:
The above referenced property is zoned "I-2". The setback
required for the sideyard in this zoning district is 30' and
a 50' front yard. Submitted plans show a 17' proposed side -
yard on the North side of the building and a 12' front yard.
The Master Street Plans for Kanis Road, calls for a 80' setback
from the center line of the street. The proposed addition must
meet this requirement, or an approval from the City Engineering
Department of the Master Street Plan, stating all street improve-
ments are in place.
Adc.i tional reLiuixements
To place wheel stop, 30" inside property line along the East side.
Obtain a franchise for planting proposed in the right-of-way,
(John Thomas 371-4828).
Also, file for a variance with the City Beautiful Commission, on
planting in the right-of-way.
w
Submit a revised site plan to this office in accord with these require-
ments for review and approval; and/or make application with the Office
of Comprehensive Planning, third floor, City Hall, and obtain a Conditional
Use Permit for encroachment into the North side yard requirement and
the front yard requirement off Kanis Road.
If I can be of any assistance, please feel free to call me. My office
number is 371-4846.
Sincerely,
r
Alice Williams,
Sign•& Zoning Permit Clerk