HomeMy WebLinkAboutZ-5939 Staff AnalysisJanuary 30, 1995
File No.•
Owner•
Addre
Description•
Zoned•
V riance Re a ted
Justification:
Present Use of Property:
Proposed Use of Property:
Staff Report:
A.
Engineering Issues:
Z-5939
Arkansas Cattlemen's Foundation,
Incorporated
310 Executive Court
Lot 3, Executive Park Addition
O-2
From the area regulations of
Section 36-280 to permit
construction of a second floor
landing and stairway with a reduced
side yard setback of 6 feet. The
Ordinance requires a side yard
setback of 25 feet in the 0-2
district.
The applicant is currently
remodeling this existing building.
To comply with the Arkansas Fire
Prevention code, a fire exit and
stairway must be constructed
allowing exit from the second floor
directly to the outside. The
existing building design and fire
code standards limit the required
exit to the area proposed.
Offices and museum
Offices and museum
The f lood hazard data submitted is outdated and incorrect.
B. Staff Anal sis:
The reason for this request is the Arkansas Cattlemen's
Foundation current structure is used as a mixed occupancy, a
museum use on the bottom floor and business office use on
top. The building code requires a fire rated ceiling
assembly to separate the uses. The rated ceiling is in
place but a proposed renovation to enhance existing and new
exhibits would require the removal of the ceiling for an
January 30, 1995
Item No.: 5(Cont.)
aesthetic effect. (Ceiling removal, paint black, install
can vents.)
The building code will allow the removal of the rated
ceiling if the entire structure was treated as assembly use.
At this point, it should be noted that the intended maximum
occupancy load would never exceed 75 persons total. The
changes required to upgrade the upper office area to
assembly use requirements would be to add a fire exit stair
which exits directly to the outside, panic hardware, and
emergency lighting. The stair being built within the ten
foot rear area would improve egress capacity from the
upstairs and give another means of egress which would be
remote. (Another means of escape if fire blocked the only
existing fire stair on the second floor which will improve
life safety) .
At this time, this is the only alternative the design
professional and the building official have found which
would satisfy the Arkansas Fire Prevention Code and allow
the applicant to incorporate the aesthetic changes necessary
for the enhancement of the educational exhibits.
The proposed stairway will be built over a 10 foot easement.
All utility companies and the Public Works Department have
approved the stairway intrusion into the easement.
Staff feels that the proposal is reasonable and supports the
request with the understanding that neither the landing or
the stairway are to be enclosed or covered with a roof.
C. Staff Recommendation:
Staff recommends approval of
variance with the condition
stairway are to be enclosed
BOARD OF ADJUSTMENT:
the requested side yard
that neither the landing nor
or covered with a roof.
(JANUARY 30, 1995)
Wingfield Martin was present representing the Arkansas
Cattlemen's Foundation. There were no objectors present. Staff
presented the item and a recommendation of approval subject to
the condition that neither the landing nor stairway are to be
enclosed or covered with a roof.
Mr. Martin offered no additional comments.
A motion was made to approve the requested side yard setback
variance subject to compliance with the condition outlined in the
staff recommendation. The motion was approved by a vote of
6 ayes, 0 noes, 2 absent and 1 open position.
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