HomeMy WebLinkAboutCover Letter 031124Kimley»>Horn
February 13, 2024
The Department of Planning and Development
City of Little Rock
73 West Markham
Little Rock, Arkansas 371-4790
RE: Burger King (5900 Dreher Lane)
Variance Cover Letter
Dear Planning and Development Staff,
Kimley-Horn and Associates, Inc., formally request a variance for Section 36-502(3)(c), Section 36-
298(2), and Section 36-298(e)(3) of the City of Little Rock Code of Ordinances, pertaining to off-street
parking, dumpster enclosure placement, and building awning encroachment, respectively. This
request is for the redevelopment of the Burger King located at 5900 Dreher Ln, Little Rock, AR
72209. Our aim is to provide you with sufficient detail to help determine the necessity and justification
for these variances.
The proposed redevelopment project involves transforming the existing Burger King into a new and
improved establishment. The building's gross floor area measures 3,016 square feet, which, as per
the Zoning Ordinance, would require 31 parking stalls. However, the property's size of approximately
0.61 acres is insufficient to accommodate the required parking spaces. To address this limitation, we
have carefully considered the unique circumstances of the property and the operational needs of the
Burger King establishment.
Our analysis indicates that a majority of the sales at this Burger King location are conducted through
the drive-thru service, significantly reducing the demand for on -site parking. To optimize internal
circulation and enhance the customer experience, we have modified the site plan to incorporate two
drive-thru lanes. This approach allows customers to conveniently access the restaurant without
requiring them to park their vehicles. It aligns with Burger King's operational requirements and our
customer base preferences. Additionally, the restaurant's proximity to other commercial
establishments provides alternative parking options in the vicinity.
We firmly believe that granting a variance from the required off-street parking spaces is justified and
necessary for the successful redevelopment of the Burger King at 5900 Dreher Ln. Our proposed
modifications to the site plan, including the incorporation of two drive-thru lanes, effectively address
the unique circumstances and operational needs of the establishment. By reducing the demand for
on -site parking, we can maximize the efficient use of the available land and contribute to the overall
improvement of the area.
In addition to the variance for off-street parking spaces, we also require variances for two other
zoning restrictions. We seek a variance from Section 36-298(2), which prohibits placing a dumpster
enclosure within the front setback, as well as a variance from Section 36-298(e)(3), which restricts the
encroachment of a building awning into the rear setback by S Y. These variances are necessary due
to the limited size of the property and the introduction of a double drive-thru to improve circulation and
accommodate the reduced parking requirements. The constraints posed by the limited space require
the placement of the building awning within the rear setback. Additionally, the proposed dumpster
enclosure location will be in the practically similar to existing conditions and aligns with the property's
limitations.
Kimley»>Horn
Page 2
We understand that these variances deviate from the current zoning restrictions, but they are
essential for the successful implementation of the Burger King redevelopment project. The
modifications we propose, including the double drive-thru and the positioning of the building awning
and dumpster enclosure, have been carefully considered to optimize the use of the available land and
ensure efficient operations. We believe that granting variances for these requests will have minimal
adverse effects on the surrounding area, given the existing conditions and unique circumstances of
the property.
We kindly request that the Board of Adjustment carefully consider our additional variance requests
and grant the variances from the requirements of Section 36-502(3)(c), Section 36-298(2), and
Section 36-298(e)(3) of the Zoning Ordinance. These variances will allow us to proceed with the
Burger King redevelopment, contributing to the growth and enhancement of the area.
Thank you for your time and consideration. We look forward to the Board's decision, which will help
us further contribute to the growth and development of the City of Little Rock. Please do not
hesitate to contact me at 512-566-4457 or matthew.gatto@kimley.-hom.com should you have any
questions or require additional information.
Respectfully,
KIMLEY-HORN AND ASSOCIATES, INC.
Matthew Gatto .
Project Manager / Kimley-Horn