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HomeMy WebLinkAboutZ-6960 Staff AnalysisDecember 18, 2000 Item No.: 6 File No. Owner: Address: Description: Zoned: Variance Requested: Justification: Present Use of Property: Proposed Use of Proper : Staff Report: A. Public Works Issues: Z-6960 Norman Barnett 8717 Stagecoach Road Long Legal I-2 A variance is requested from the tower height provisions of Section 36-201 to permit construction of a 160 -foot tall, ground -mounted tower. The applicant's justification is presented in an attached letter. Office/Warehouse and Welding Shop Office/Warehouse and a Welding Shop 1. Stagecoach Road is classified on the Master Street Plan as a principal arterial, dedication of right-of-way to 55 feet from centerline is required. 2. Property frontage needs to have sidewalks and ramps brought up to the current ADA standards. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. S. A grading permit and development permit for special flood hazard area is required prior to construction. B. Staff Analysis: N & D Technical Services, Inc. is located on the I-2 zoned property at 8717 Stagecoach Road. N & D has recently added a UHF radio communications facility to enhance their local area response times and inter -crew communications. In order December 18, 2000 Item No.: 6 (Cont.) to implement this facility, it is necessary to install a repeater at this location, requiring construction of a 160 - foot tall, guyed, steel tower. The code limits the height of metal, ground -mounted towers to 75 feet. Staff is supportive of the variance request. The elevation at the base of the tower is approximately 291 foot AMSL. 3,000 feet northeast of the site is a ridge, the crest of which is over 450 foot AMSL. Since UHF is effectively a line -of -sight, transmission to both downtown Little Rock and North Little Rock is blocked. The proposed tower is to be located behind N & D's building, 345 feet away from Stagecoach Road. A large area of undevelopable floodway is located east and generally north and south of the site. The tower is built on a 12 1�-inch equilateral triangular design, creating a minimal, visual impact. Allowing the increased tower height will have no impact on adjacent properties. C. Staff Recommendation: Staff recommends approval of the requested tower height variance, subject to compliance with Public Works Comments including any variance or waiver of those requirements as may be granted by the Director of Public Works or the Board of Directors. BOARD OF ADJUSTMENT: (DECEMBER 18, 2000) Norm Floyd abstained on this issue. The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval, subject to compliance with the conditions outlined in the "Staff Recommendation" above. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 4 ayes, 0 noes, 0 absent and 1 abstaining (Floyd) . 6 December 18, 2000 Item No.: A File No.: Z-6941 Owner: Robert Grim Address: 3306 "H" Street Description: West 1� of Lots 5 and 6, Block 8, East Pulaski Heights Addition Zoned• R-3 Variance Requested: Variances are requested from the accessory structure area and separation provisions of Section 36-156. Justification• The applicant's justification is presented in an attached letter. Present Use of Pro ert : Single Family Proposed Use of Pro ert Single Family Staff Report: A. Public Works Issues: No issues. B. Staff Analysis: The R-3 zoned property at 3306 "H" Street is occupied by a one-story brick and frame, single-family residence and a detached, garage structure. The existing garage has a front yard setback of 18± feet, a side yard setback of 3.2 feet and is separated from the residence by 3± feet. The applicant proposes to remove the existing garage and build in its place a new carport structure. The new carport will maintain the existing 18± foot front yard and 3± foot separation but is proposed to have a 0 foot side yard setback. The code requires a front yard setback of 60 feet, a side yard setback of 3 feet and a minimum separation from the principal structure of 6 feet. December 18, 2000 Item No.: A (Cont. Staff has concerns about the proposed carport structure. Allowing the new structure to maintain the existing 18± foot front yard setback and 3± foot separation does not seem unreasonable. The situation should in fact be improved since the new carport will be open on the front and sides allowing for better passage of air and light and more ready access in case of an emergency. Staff's concern lies with the proposed 0 foot side yard. The house on the adjacent property has only a 1.2-1.4 foot setback from the common side property line. Allowing the applicant to construct a structure any closer than the current 3.2 foot side yard greatly increases the possibility of fire spreading from one property onto the other. Additionally, the plan submitted to staff shows the roof of the proposed carport pitching to the sides, causing water to run-off onto the adjacent property. Staff has consistently taken a position of opposition to 0 foot side yard setback proposals. Staff feels that position is strengthened in this case by the presence of the neighboring house. C. Staff Recommendation: Staff recommends denial of the requested variances, as filed. BOARD OF ADJUSTMENT: (NOVEMBER 27, 2000) The applicant was not present. There were no objectors present. Staff informed the Board that the applicant had requested deferral to the December 18, 2000 meeting. The applicant had indicated a desire to work with his architect to'address concerns raised by staff. The request for deferral was received on the morning of November 27, 2000. A motion was made waive the applicant's late request fo by a vote of 5 ayes, 0 noes Board's Bylaws to accept the r deferral. The motion was approved and 0 absent. The item was placed on the Consent Agenda and approved for deferral to the December 18, 2000 meeting. The vote was 5 ayes, 0 noes and 0 absent. 2 December 18, 2000 Item No.: A (Cont.) STAFF UPDATE: On November 29, 2000, the applicant submitted a letter offering the following changes to his proposed plan: 1. Rain gutters and downspouts for the roof line adjacent to Mary Cameron's home at 900 N. Martin to insure no rain water from his lot will flow onto hers. 2. Repositioning two carport supports to be no closer than 18 inches from the property line separating his lot and Mary Cameron's lot next door at 900 N. Martin. 3. Insuring the overhang does not reach the property line. 4. Providing a letter to the board signed by Mary Cameron stating her full support for this structure and giving permission to cross her property line in a reasonable manner as required to build this carport. Staff has in the past supported side yard setbacks of as little as 18 inches with conditions similar to those proposed by the applicant. Staff is willing to offer support for the amended proposal subject to compliance with the following conditions: 1. The carport structure is to remain open and unenclosed on the front and sides. 2. The eave/overhang on the east side of the structure is to be limited to no more than 6 inches. 3. Compliance with the 4 changes proposed in the letter from the applicant, received on November 29, 2000. nnnun nr ADJUSTMENT: (DECEMBER 18, 2000) The applicant was present. There were no objectors present. Staff presented the amended item and a recommendation of approval, subject to compliance with the conditions outlined in the "Staff Recommendation" above. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 5 ayes, 0 noes and 0 absent. 3 December 18, 2000 Item No.: 1 File No.. Z -4336-Q Owner• Arkansas Children's Hospital Address• 800 Marshall Street Descriptio : Long Legal Zoned: O-2 Variance Re ested: A variance is requested from the area regulations of Section 36-280 to permit a canopy addition with a reduced front yard setback. Justification• The applicant's justification is presented in an attached letter. Present Use of Proper Hospital Proposed Use of Proper Hospital Staff Report: A. Public Works Issues: No comments. B. Staff Analysis: Arkansas Children's Hospital is currently constructing a new addition onto the east side of the main hospital building located on the 0-2 zoned property at 800 Marshall Street. The addition is being built in an area previously occupied by a parking lot which has recently been relocated to property on the east side of Marshall Street. Part of the new addition will include a new main entrance. One element of the entrance is a proposed canopy to accommodate patient drop-off and pick-up. All of the expansion meets required setbacks with the exception of the canopy. The canopy is proposed to have a front yard setback of 7110". The 0-2 district requires a 25 -foot front yard setback. `=Staff is supportive of the requested variance. The canopy is being constructed over an area that had previously been a December 18, 2000 Item No.: 1 (Cont.) paved parking lot. The canopy will have a setback of 21 feet from the curb of Marshall Street. Due to the open nature of the canopy and its mid -block location, it will not create a sight -distance hazard. The reduced setback is for only the width of the canopy and its supports; the remainder of the addition is located well behind the setback line. There is no platted building line issue. C. Staff Recommendation: Staff recommends approval of the setback variance, as filed. BOARD OF ADJUSTMENT: (DECEMBER 18, 2000) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval, as filed. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 5 ayes, 0 noes and 0 absent. 2 December 18, 2000 Item No.:, 2 File No. Owner: Address: Description: Zoned: Variance Requested: Justification: Present Use of Proper : Proposed Use of Proper : Staff Report: A. Public Works Issues: No comments. B. Staff Anal sis: Z-6951 MCS Builders; James Lasley, III Agent 5800 S. Country Club Lot 87, Forest Heights Place R-2 Variances are requested from the area regulations of Section 36-254 and the accessory structure area coverage and setback provisions of Section 36-156. The applicant's justification is presented in an attached letter. Single Family Single Family The single-family residence located on the R-2 zoned property at 5800 S. Country Club is currently being remodeled. The project includes expansion of the front porch and construction of a new, detached garage. The porch expansion Iis proposed to maintain the current front yard setback of 21 feet. The code requires a front yard setback of 25 feet in R-2. The proposed garage is to have a street side yard setback of 7.6 feet and is to cover 35% of the required rear yard_ The code requires accessory structures to have a minimum street side yard setback of 15 feet and limits the area coverage to 30% of the required rear yard. December 18, 2000 Item No.: 2 (Cont.) Staff is supportive of the variance requests. The porch addition is very minor and should have no impact on adjacent properties. The widened porch will not extend any further into the front yard setback than does the existing porch. The porch will have a setback of 32-33 feet from the curb of S. Country Club. The proposed remodeling of the home's fagade should result in a more appealing street appearance that should be an asset to the neighborhood. The proposed detached garage is to cover 35% of the required rear yard, slightly more than the 30% coverage permitted by the code. This small area coverage variance should have no effect on adjacent properties. The proposed rear and interior side yard setbacks exceed those required by the code. The proposed 7.5 foot street side yard setback for the garage is not out of character with the neighborhood. The other homes in the area face the cross streets (Country Club, Hawthorne and Stonewall) as well and have a side yard relationship to Pierce Street. The result is that all of the other homes abutting Pierce have similar side yard setbacks of 7-8 feet. This lot has a 7.5 -foot platted building line on the Pierce Street side and if the garage were attached to the house, the side yard variance would not be necessary. It is only because the garage is detached that the 15 -foot setback is required. The garage is located 15 feet from the curb of Pierce Street, providing adequate back -out room for safety. The structure is located mid - block and does not present a sight -distance issue. C. Staff Recommendation: Staff recommends approval of the front yard setback, area coverage and street side yard setback variances as filed. BOARD OF ADJUSTMENT: (DECEMBER 18, 2000) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval, as filed. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 5 ayes, 0 noes and 0 absent. 2 December 18, 2000 Item No.: 3 File No. Owner: Address: Description: Zoned: Variance Requested: Justification: Present Use of Property: Proposed Use of Proper Staff Re ort: A_ Public Works Issues: Z-6953 Treasure Hill Pet Hospital 1221 Breckenridge Dr. Not provided O-3 A variance is requested from the sign height provisions of Section 36-553. The applicant's justification is presented in an attached letter. Veterinary clinic Veterinary clinic No issues related to this sign variance. B. Staff Anal sis: Treasure Hill Pet Hospital is located on the 0-3 zoned property at 1221 Breckenridge Dr. The owners of the clinic propose to place a new ground -mounted sign on the property. The sign, including the base, will be 10 feet tall and 64 square feet in area. The code limits ground -mounted signs on office zoned properties to 6 feet in height and 64 square feet in area. The applicants are requesting the additional height to allow a message board to be incorporated into the sign. Staff believes the variance request is reasonable. The sign is tastefully designed in a monument style. The property is located directly across from the large C-3 zoned Breckenridge Village property and is two lots south of Rodney Parham Road. There are many, larger and taller signs in the area. In 1984, a variance was granted allowing an December 18, 2000 Item No.: 3 (Cont.) 11 -foot tall monument sign to be placed on the 0-3 zoned property adjacent to this site, at 1225 Breckenridge Drive. Staff does not believe the proposed sign will have a negative impact on adjacent properties. Again, the area of the sign does not exceed that permitted in office zones and the monument style design is appropriate for office -zoned properties. C. Staff Recommendation: Staff recommends approval of the requested sign height variance subject to the sign being designed as proposed in this application. BOARD OF ADJUSTMENT: (DECEMBER 18, 2000) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval, subject to compliance with the condition outlined in the "Staff Recommendation" above. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 5 ayes, 0 noes and 0 absent. 2 December 18, 2000 Item No.: 4 File No.. Z-6958 Owner: David Longley Address: 1101 Boundless Street Description: Lot 16, Block 12, Clinton Park Addition Zoned: R-3 Variance Re ested• Variances are requested from the area regulations of Section 36-255 to permit a carport addition with reduced side and front yard setbacks. justification: The house had no covered parking. The carport is being built over the existing, paved parking area. Present Use of Pro ert : Single Family proposed Use of Pro ert : Single Family Staff Report: A. Public Works Issues: No comments. B. Staff Analysis: The R-3 zoned property at 1101 Boundless Street is occupied by a one-story, frame, single-family residence. The owner of the home has recently begun construction of a carport addition. The carport has a side yard setback of 0.9 feet and a front yard setback of 15 feet. The code requires side and front yard setbacks of 5 feet and 25 feet respectively for this lot. The applicant began the project unaware that it was being built in violation of code. once notified of the violation, he ceased construction and filed for the variances. December 18, 2000 Item No.: 4 (Cont. Staff is supportive of the requested variances. This home is one of only a handful remaining in this area east of Bond Street, virtually surrounded by Industrial uses. The carport addition maintains the same 15 foot front yard setback as the existing house. The structure is set back 35 feet from the pavement of Boundless Street. Boundless is a sparsely traveled, one block street. Allowing the reduced front yard setback should have no impact on properties in the area or traffic in the street. Although staff is generally supportive of the reduced side yard setback, there is one issue of concern. It appears that the eave/overhang on the carport may actually extend over the property line. Staff believes the eave should be cut back and guttering installed to prevent water run-off onto the adjacent property. The house on the adjacent lot is located approximately 20 feet from the common lot line, providing adequate separation between structures. C. Staff Recommendation: Staff recommends approval of the requested front and side yard setback variances subject to compliance with the following conditions: 1. The eave/overhang on the south side of the carport addition is to be cut-back to no more than a drip line. 2. Guttering is to be installed on the south side of the carport addition to prevent water run-off onto the adjacent property. 3. No portion of the addition, including eave and guttering is to extend beyond the property line. 4. The carport is to remain open and unenclosed on the front and south side. 5. All required building permits must be obtained. Rnnun nF ADJUSTMENT: (DECEMBER 18, 2000) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval, subject to compliance with the conditions outlined in the "Staff Recommendation" above. 2 December 18, 2000 Item No.: 4 (Cont. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 5 ayes, 0 noes and 0 absent. 3 December 18, 2000 Item No.: 5 File No. Owner: Address: Description: Zoned: Variance Re ested: Justification: Present Use of Property: Proposed Use of Proper : Staff Report: A. Public Works Issues: Z-6959 Bob Adkins Adkins Court @ Hinson Road Lots 1-12, Adkins Estates R-2 A variance is requested from the fence height provisions of Section 36-156 to permit construction of a 6 -foot tall fence along the Hinson Road frontage. The decorative, wood and brick fence is wanted to provide security and privacy; similar to other entry fences along Hinson Road. Single Family lots Single Family 1. Fence foundation and columns must be located on the private property. 2. Owner must complete sidewalk on the Hinson Road frontage, as part of this project. B. Staff Analysis: The applicant has developed a 12 lot, single-family subdivision located on the north side of Hinson Road, across from Pulaski Academy. He desires to erect an ornamental, 6 - foot tall, brick and wood fence along the Hinson Road perimeter. A gated entry will provide access to the Subdivision. The code limits the height of fences erected within setbacks adjacent to streets to 4 feet. December 18, 2000 Item No.: 5 (Cont.) Staff is supportive of the variance request. The proposed 6 foot tall fence is not out of character with other development along Hinson Road. To the east of this site, a 6 foot tall fence extends along the north side of Hinson Road, along the rear lot lines of the homes in Pleasant Valley. West of this site, Pleasant Valley Estates has a similar brick wall with a controlled entry. Other subdivisions farther west on Hinson also have similar fences and gates. The proposed fence is located 18-19 feet off of the curb of Hinson Road, providing safe sight -distance. The gated entry is located 140 feet off of the curb, allowing for stacking space and a turn -around. A means of entry through the gate must be provided to emergency personnel (fire, police). C. Staff Recommendation: Staff recommends approval of the fence height variance subject to compliance with the following conditions: 1. Appropriate emergency personnel must be provided a means of access through the gated entry. 2. Compliance with Public Works Comments including any variance or waiver of those requirements as may be granted by the Director of Public Works or the Board of Directors. BOARD OF ADJUSTMENT: (DECEMBER 18, 2000) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval, subject to compliance with the conditions outlined in the "Staff Recommendation" above. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 5 ayes, 0 noes and 0 absent. 2 December 18, 2000 Item No.: 6 File No. Owner: Address: Description: Zoned: Variance Requested: Justification: Present Use of Property Proposed Use of Propert : Staff Report: A. Public Works Issues: Z-6960 Norman Barnett 8717 Stagecoach Road Long Legal I-2 A variance is requested from the tower height provisions of Section 36-201 to permit construction of a 160 -foot tall, ground -mounted tower. The applicant's justification is presented in an attached letter. Office/Warehouse and Welding Shop Office/Warehouse and a Welding Shop 1. Stagecoach Road is classified on the Master Street Plan as a principal arterial, dedication of right-of-way to 55 feet from centerline is required. 2. Property frontage needs to have sidewalks and ramps brought up to the current ADA standards. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. A grading permit and development permit for special flood hazard area is required prior to construction. B. Staff Analysis: N & D Technical Services, Inc. is located on the I-2 zoned property at 8717 Stagecoach Road. N & D has recently added a UHF radio communications facility to enhance their local area response times and inter -crew communications. In order December 18, 2000 Item No.: 6 (Cont. C. to implement this facility, it is necessary to install a repeater at this location, requiring construction of a 160 - foot tall, guyed, steel tower. The code limits the height of metal, ground -mounted towers to 75 feet. Staff is supportive of the variance request. The elevation at the base of the tower is approximately 291 foot AMSL. 3,000 feet northeast of the site is a ridge, the crest of which is over 450 foot AMSL. Since UHF is effectively a line -of -sight, transmission to both downtown Little Rock and North Little Rock is blocked. The proposed tower is to be located behind N & D's building, 345 feet away from Stagecoach Road. A large area of undevelopable floodway is located east and generally north and south of the site. The tower is built on a 12 1�-inch equilateral triangular design, creating a minimal, visual impact. Allowing the increased tower height will have no impact on adjacent properties. Staff Recommendation: Staff recommends approval of the requested tower height variance, subject to compliance with Public Works Comments including any variance or waiver of those requirements as may be granted by the Director of Public Works or the Board of Directors. BOARD OF ADJUSTMENT: (DECEMBER 18, 2000) Norm Floyd abstained on this issue. The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval, subject to compliance with the conditions outlined in the "Staff Recommendation" above. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 4 ayes, 0 noes, 0 absent and 1 abstaining (Floyd) . PA December 18, 2000 Item No.• 7 File No. Owner: Address: Description: Zoned: Variance Re ested: Justification: Present Use of Proper : Proposed Use of Property: Staff Report: A. Public Works Issues: Z-6961 Alley Development Co., Otter Creek Office Park 11701 I-30 Long Legal C-2 A variance is requested from the sign area provisions of Section 36-555 to permit a ground -mounted sign exceeding 160 square feet in area. The applicant's justification is presented in an attached letter. Multiple Office/Commercial uses Multiple Office/Commercial uses No issues related to this sign variance. B. Staff Analysis: Otter Creek business Park, a 5 building, multiple tenant development is located on the C-2 zoned property located at 11701 I-30. Other businesses on the site, apart from the Business Park, include a hotel, convenience store and liquor store. There currently is no ground -mounted sign identifying the business park or its tenants. The other businesses, which are located at the intersection of I-30 and Mabelvale West Road, have individual ground -mounted signs. The applicant proposes to erect one ground -mounted sign identifying the Business Park and its tenants. The sign is monument style in design; 23 feet in height and approximately 250 square feet in area. The code limits December 18, 2000 Item No.: 7 (Cont.) ground -mounted signs in the commercial zones to 36 feet in height and 160 square feet in area. Staff is supportive of the requested area variance. The proposed sign is 13 feet shorter than the allowable height in commercial zones. The sign is to be erected adjacent to one of the Business Park buildings, well away from the property line adjacent to the interstate and access road. Based on the amount of street frontage, the business park could be permitted an additional 3-4 ground -mounted signs. In lieu of multiple, 36 -foot tall, 160 square foot signs, staff believes it is appropriate to allow this one larger, tastefully designed sign. C. Staff Recommendation: Staff recommends approval of the sign area variance for the ground -mounted sign subject to compliance with the following conditions: 1. This sign is permitted in lieu of additional ground - mounted signs being erected on the Business Park development. 2. The sign must be designed as proposed in this application. BOARD OF ADJUSTMENT: (DECEMBER 18, 2000) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval, subject to compliance with the conditions outlined in the "Staff Recommendation" above. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 5 ayes, 0 noes and 0 absent. VAI