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HomeMy WebLinkAboutZ-4061 Staff AnalysisT August 15, 1983 Item No. 4 - Z-4061 Owner: W.V.S., Inc. By: Richard Savage, AIA Address: 8100 Cantrell Road Description: Lot 1, Foxglen Subdivision Zoned: "C-3" General Commercial Variance Requested: The height provisions of Section 7-103.3 of the Zoning Ordinance to permit a building height of 43 feet. Justification: Site is triangular expanding as it moves north away from Cantrell Road. Deed restrictions exist which limit access to the site to two locations and require 40 -foot rear setbacks including a 15 -foot landscape buffer. Because of the existing setback requirements, easements and access problems, the placement and configuration of a building on the site were severely constrained. As originally conceived, the building was somewhat shorter in length and hada 40 -foot setback perimeter by choice. Our interpretation of the Zoning Ordinance indicated that because of the additional setbacks provided, we could have increased the height commensurately. However, in the process of development and marketing, the building length was increased to reach the east setback line. When this occurred, we frankly failed to take into consideration the fact -that the Code exception for increase no longer applied. The building still has a 40 -foot rear yard and a front yard in excess of 100 feet. The rear yard is bounded on the north by a private street and landscape space before reaching other buildings. The west side is bounded by a side yard and an 80 -foot parking lot before reaching the Golden China Restaurant, and the east side is bounded by a side yard setback and intervening private drive and a front yard setback before reaching an adjacent office building. We feel that it obvious that the large spaces around the building relieve any potential for detrimental effect of slightly increased height. Present Use of the Property: Vacant Proposed Use of The Property: New Office Building August 15, 1983 Item No. 4 - Continued STAFF REPORT Ae Engineering Issues: None evident at this writing. B. Staff Analysis: Staff view of this request is somewhat mixed in that a true hardship on this site is difficult to pen down with the site vacant. Normally, the Ordinance is a base for design, and the structure is designed to fit the lot. However, in this case, one of those circumstances developed which suggests a variance is sought to save extensive redesign costs or maintain a ground coverage preferred by the owner. In the absence of negative affect on the neighborhood and larger than normal setbacks, we feel the request has some merit. The height difference of eight feet will with the design employed be unnoticed by all but a few design persons. The view of the structure from Cantrell Road is 200 feet + from the near driving lane to the ridge line of the roof. C. Staff Recommendation: Staff recommends approval as filed. BOARD ACTION: The petitioner was represented by Mr. Richard Savage, the architect. Mr. Savage presented additional comments in support of the justification for the request. He further offered a letter of agreement from the Golden China Restaurant to answer questions concerning the off-site parking required for this use. He stated for the record that he and the Building Permits Office had miscounted the number of spaces on-site and that there were in fact enough parking stalls within the boundary to comply with the ordinance. There were no objectors present. The Board voted on a motion to approve the application as filed. The motion passed by a vote of 5 ayes, 0 noes, 3 absent and 1 open position. ROBINSON WASSELL twy SAVAGE INCORPORATED ARCHITECTS 8500 WEST MARKHAM • LITTLE ROCK, ARKANSAS 72205.2489 ■ (501) 227.5665 July 22, 1983 Board of Adjustment City of Little Rock City Hall Little Rock, AR 72201 Ladies and Gentlemen: I am requesting, in behalf of the owners of the proposed KSSN Office Building, your favorable consideration of a height variance for reasons outlined below. The proposed project is located at approximately 8100 Cantrell Road, ad- jacent to the Golden China Restaurant. The property is the last remaining piece of a planned development which includes other office space across an adjacent side street, and multi -family residential to the rear across an- other private street. The site is triangular, expanding as it moves north away from Cantrell Road. Deed restrictions exist which limit access to the site to two locations and require 40' rear setback including a 15' landscape buffer. Because of the existing setback requirements, easements, and access problems, the placement and configuration of a building on the site were severely constrained. As originally conceived, the building was somewhat shorter in length and had a 40' setback perimeter by choice. Our inter- pretation of the zoning ordinance indicated that, because of the additional setbacks provided originally, we could have increased the height commensu- rately. However, in the process of development and marketing,. the building length was increased to reach the east setback line. When this occurred, we frankly failed to take into consideration the fact that the code exception for increased height no longer applied. The building still has a 40' rear yard, and a front yard in excess of 100'. The rear yard is bounded on the north by a private street and landscape space before reaching other build- ings, the west side is bounded by side yard and an 80' parking lot before reaching Golden China Restaurant, and the east side is bounded by a side yard setback and intervening private drive and a front yard setback before reaching an adjacent office building. We feel it is obvious that the large spaces around the building relieve any potential for detrimental effect of slightly increased height. We are allowed by code (for C-3 zoning) a 35' "building height". The eave height of our gabled building (see enclosed rendering) is 38', and the tip of the gable (exclusive of decorative roof elements) is 48'. Mr. Roy Beard informed me that the normal method of calculation for building heights on a gabled roof building is to take the average height between the eave and gable tip. In our case, that would yield a 43' height for variance request purposes. ROBERT L. ROBINSON H. LYNN WASSELL, JR. RICHARD EDMUND SAVAGE / MEMBERS -AMERICAN INSTITUTE OF ARCHITECTS Board of Adjustment -2- July 22, 1983 We have worked diligently to meet all requirements of zoning, landscape, and other ordinances, as well as the building code, and regret that this oversight has occurred. We do appreciate the opportunity to plead our case and stand ready to answer any and all questions. i ncel�ely, Richard Edmund Savage, AIA RES:lg Enclosure PULASKI COUNTY TITLE COMPANY 3600 CANTRELL ROAD, SUITE 102, P.O. BOX 2021 LITTLE ROCK, ARKANSAS 72203 JACK CAMERON President TELEPHONE (501) 661-1200 JOHN D. SEAWRIGHT VicePres.-Secretary-Treasurer August 11, 1983 JANICE CLAYTON Escrow Officer MARIAN McMULLAN Assistant Escrow Officer Mr. Richard Wood Room 305 Little Rock City Hall Little Rock, Arkansas 72201 Dear Mr. Wood: Our company did an ownership search on the lands within 200 feet of Lot 1, Foxglen Subdivision, in the City of Little Rock, Pulaski County, Arkansas, as per our letter dated August 2, 1983. Attached is a copy of the list of owners which was deternLined by that search. I am sending this to you at the request of Mr. Willis Smith. If you need further assistance, please do not hesitate to call. Sincerely, Rod Cameron