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HomeMy WebLinkAboutZ-9392-A Staff AnalysisDECEMBER 9, 2019 ITEM NO.: 2 File No.: Owner: Applicant: Address: Description: Zoned: Z-9392-A KATV, LLC Mark Rose 10 Turtle Creek Lane Northwest corner of Turtle Creek Lane and Riverfront Drive O-3 Variance Requested: A variance is requested from the tower provisions of Section 36-201 to allow a ground -mounted broadcast tower which exceeds the maximum height allowed. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: General Office Proposed Use of Property: General Office and Broadcast Studio STAFF REPORT Public Works Issues: No Comments Landscape and Buffer Issues: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. All existing landscape areas and mature vegetation to remain shall be protected as per City of Little Rock Landscape Ordinance (Sec. 15-100). Any trees or vegetation located in close proximity to construction shall have the area within the dripline fenced and protected from development activities. Any existing landscape or irrigation disturbed by construction shall be repaired or replaced before completion and final acceptance of the project. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. DECEMBER 9, 2019 ITEM NO.: 2 CON'T. Z-9392-A C. Staff Analysis: The 0-3 zoned property at 10 Turtle Creek Lane is occupied by a two-story office building located within the south half of the overall 3.98 acre property. The property is located on the north side of Turtle Creek Lane, between Brookwood Drive and Riverfront Drive. A driveway from Turtle Creek Lane and a driveway from Brookwood Drive serve as access to the property. Paved parking is located on the south and west sides of the building. The north half of the overall property is undeveloped and grass covered. Sinclair Broadcast Group/KATV has acquired this property at 10 Turtle Creek Lane, with the intent of relocating their broadcast studio from its current location at 410 Main Street. As part of the relocation, the applicant proposes to construct a 110 foot tall broadcast tower within the undeveloped, north portion of the property, as noted on the attached site plan. The proposed tower will be a self-supporting metal truss frame tower. The proposed tower will be located well over 100 feet back from the building and all property lines. The tower structure finish will be galvanized steel. A small antenna or dish will be attached to the tower structure near the top, but will not extend past the top of the 110 foot tall tower. Section 36-201(e)(1)a. of the City's Zoning Ordinance allows a maximum tower height of 75 feet for metal ground -mounted towers. Therefore, the applicant is requesting a variance to allow the proposed tower with increased height. Staff is supportive of the requested tower height variance. Staff views the request as reasonable. The proposed tower height of 110 feet will not be out of character with the heights of other buildings and tower structures in this general area. Signal Media Radio at 2400 Cottondale Lane has a 154 foot tall broadcast tower. There are also several multi -story buildings in this area along Riverfront Drive. The applicant notes that studies were conducted and it was determined that the absolute minimum tower height that will work for this location is 110 feet. Staff believes the proposed 110 foot tall tower at this location will have no adverse impact on the adjacent properties or the general area. Earlier this year, Sinclair filed for a tower height variance to allow a 100 feet tall tower. After the item was deferred through a couple of Board meetings, Sinclair withdrew the application. They subsequently obtained a building permit and constructed a tower within the allowable height limit of 75 feet. Design of the tower is such that, if approved, the additional height can be added on to it. D. Staff Recommendation: Staff recommends approval of the requested tower height variance. N DECEMBER 9, 2019 ITEM NO.: 2 CON'T. Z-9392-A Board of Adjustment (December 9, 2019) Mark Rose, Joe White and Patrick Spivey were present, representing the application. There were several objectors present. Staff presented the item with a recommendation of approval. Mark Rose addressed the Board in support of the application. He explained that the need for the additional tower height was to reach the Regions Bank building downtown with a signal. He explained the search for a new location for the broadcast studio and reasons for choosing this location. Patrick Spivey, representing Sinclair Broadcast Group, also spoke in support. He described the proposed tower height and the broadcast needs for this location. He explained the signal options which were explored for the broadcast studio. He noted that the existing signal media tower in the area is over 150 feet in height. Joe White also spoke in support. He presented graphics/photos to the Board depicting the proposed tower height and explained the graphics/photos. He explained that the proposed tower height would be compatible with other structures, poles, trees, etc. in the area. He explained that the proposed tower height would not block the view of the river from properties to the west. The graphics and proposed tower height were briefly discussed. Bill Brierley addressed the Board in opposition. He objected to the fact that the proposed tower would be lattice -type construction, and further explained his objection. Bob McKuin also spoke in opposition. He noted that he would be interested to know what broadcast options had been explored by KATV. He explained the history of the proposed tower to be located at this location. He discussed other broadcast options which were available. He explained that the proposed tower would have an adverse impact on other properties in the area. Jim Gaston also spoke in opposition. He described development in the Riverdale area and the history of the area. He noted that the tower would not be compatible with the area. Jack Cherry also spoke in opposition. He explained that the tower would not be compatible with the area. He noted that the applicant should have met with the residents in the area. Mr. Spivey explained that the persons who were opposed did not want a tower on the property. Austin Grinder asked if KATV had considered other broadcast alternatives. Mr. Spivey explained that the microwave broadcast tower was the best option for this location. There was brief additional discussion. Mr. McKuin made additional comments related to the use of fiber optics instead of microwave broadcast. There was a motion to approve the application as recommended by staff. The motion passed by a vote of 3 ayes, 2 noes and 0 absent. The application was approved. 3