boa_02 29 2016LITTLE ROCK BOARD OF ADJUSTMENT
SUMMARY OF MINUTES
FEBRUARY 29, 2016
2:00 P.M.
Roll Call and Finding of a Quorum
A Quorum was present being four (4) in number.
Approval of the Minutes of the Previous Meetings
The Minutes of the January 25, 2016 meeting were
approved.
Members Present
Members Absent:
Jeff Yates, Chairman
Brad Wingfield, Vice Chairman
Rajesh Mehta
Robert Tucker
Carolyn Lindsey Polk
City Attorney Present: Debra Weldon
LITTLE ROCK BOARD OF ADJUSTMENT
AGENDA
FEBRUARY 29, 2016
2:00 P.M.
Roll Call and Finding of a Quorum
II. Approval of the Minutes of the January 25, 2016
meetings of the Board of Adjustment
III. Presentation of Consent Agenda
IV. Presentation of Hearing Items
LITTLE ROCK BOARD OF ADJUSTMENT
AGENDA
FEBRUARY 29, 2016
2:00 P.M.
OLD BUSINESS:
No Old Business
II. NEW BUSINESS:
1.
Z-9110
915 North Street
2.
Z-9111
5405 Stonewall Road
3.
Z-9112
1822 Shadow Lane
4.
Z-9113
2008 Argyll Cove
FEBRUARY 29, 2016
ITEM NO.: 1
File No.: Z-9110
Owner: Hope Korean United Methodist Church
Applicant: Sun Choh
Address: 915 North Street
Description: South side of North Street, between N. Chester and
N. Izard Streets
Zoned: UU
Variance Requested: A variance is requested from the sign provisions of Section
36-557 to allow a wall sign without direct street frontage.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Church
Proposed Use of Property: Church
STAFF REPORT
IT,
Public Works Issues:
No Comments.
B. Staff Analysis:
The UU zoned property at 915 North Street is occupied by a two-story brick
commercial building. The property is located on the south side of North Street,
between N. Chester and N. Izard Streets. A paved parking lot is located on the
west side of the building. The Hope Korean United Methodist Church currently
occupies the property.
The church is proposing to place a wall sign on the south fagade of the building,
at the top, east corner of the building. The proposed wall sign will be three (3)
feet by five (5) feet in area. The church will also have a two (2) foot by four (4)
foot wall sign on the north, street -fronting facade.
Section 36-557(a) of the City's Zoning Ordinance requires that wall signs face
required street frontage. Therefore, the applicant is requesting a variance to
allow the wall sign on the south fagade with no direct street frontage.
Staff is supportive of the requested sign variance. Staff views the request as
reasonable. The proposal wall sign on the south fagade will have some visibility
from La Harpe Blvd., as it can be seen over the top of the building immediately
FEBRUARY 29, 2016
ITEM NO.: 1 (CON'T.
south of the church building. The proposed sign is very minimal in size at
15 square feet. The proposed sign should help in identifying the church building
to traffic along La Harpe Blvd. There is evidence that a sign previously existed
on the south building fagade at the same location the new sign is proposed. Staff
believes the proposed wall sign on the south fagade of the building will have no
adverse impact on the adjacent properties or the general area.
C. Staff Recommendation:
Staff recommends approval of the requested sign variance, as filed.
BOARD OF ADJUSTMENT
(February 29, 2016)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by the vote of 4 ayes, 0 noes and 1 absent.
2
Hope Korean United Methodist Church
915 North St. Little Rock, AR 722011501-308-4127 j sunchoh@gmail.com
January 11, 2016
Board of Adjustments
Planning and Developing
723 W. Markham
Little Rock, AR 72207
Dear Board of Directors;
Enclosed is our proposal to add a sign to the Hope Korean United Methodist Church's new
building on 915 North Street. We would like to add a sign displaying the name of the church
onto the south side of the building in the same spot of the former building's sign.
We strongly believe in the necessity of adding signs to the property. The signs are to ensure
that new congregation members are able to locate the building. The Lighting and Power
Solutions Company building next door to Hope Korean has a sign on their south side. We
hope you will consider our proposal and look forward to hearing from you soon.
Sincerely,
Hope Korean United Methodist Church
FEBRUARY 29, 2016
ITEM NO.: 2
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Z-9111
Bricker Properties, LLC
Jonathan Bricker
5405 Stonewall Road
Lot 2, Block 23, Newton Addition
R-2
Variance Requested: A variance is requested from the area provisions of Section
36-254 to allow a new residence with a reduced side setback.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Vacant lot
Proposed Use of Property: Single family residential
STAFF REPORT
0
Public Works Issues:
No Comments.
B. Buildinq Codes Comments:
The required fire separation distance (building to property line) prescribed by the
building code terminates at five (5) feet. Buildings are allowed to be closer than
five (5) feet if they have properly constructed fire walls which provide the
requisite one (1) hour fire resistance rating. When buildings are five (5) feet or
more from the property line, the requirement no longer applies to the wall itself,
only the projections such as eaves or overhangs.
Openings such as doors and windows are limited when the exterior wall is three
(3) feet from the property line, and are prohibited when the exterior wall is less
than three (3) feet from the line. There is no restriction on openings when the
exterior wall is more than three (3) feet from the property line.
Contact the City of Little Rock Building Codes at 371-4832 for additional details.
FEBRUARY 29, 2016
ITEM NO.: 2 (CON'T.
C. Staff Analysis:
The R-2 zoned property at 5405 Stonewall Road is currently vacant. The
property is located on the south side of Stonewall Road, between N. Tyler and
N. Polk Streets. A house which previously existed on the site has been removed.
The lot has a slight slope downward from front to back (north to south).
The applicant proposes to construct a new two-story residence on the property,
as noted on the attached site plan. The main footprint of the residence will be
located over 25 feet from the front (north) and rear (south) property lines, and
five (5) feet from the east and west side property lines. The applicant is
proposing a covered carport on the east side of the residence. The carport
will be one (1) story in height and will be unenclosed on its north, south and
east sides. The carport will be 8.92 feet by 23 feet in area. The carport will be
located 1.67 feet from the east side property line.
Section 36-254 (d) (2) of the City's Zoning Ordinance requires a minimum side
setback of five (5) feet for this R-2 zoned lot. Therefore, the applicant is
requesting a variance to allow the carport portion of the residence to be 1.67 feet
from the east side property line.
Staff is supportive of the requested side setback variance. Staff views the
request as reasonable. The entire footprint of the proposed home complies with
ordinance setback requirements, with the exception of the carport portion. Staff
typically views 1.5 feet as being the minimal setback for the construction and
maintenance of a one (1) story structure. In this case staff feels that adequate
separation will exist between the proposed carport and the house immediately to
the east. Staff believes the proposed one (1) story, unenclosed carport will have
no adverse impact on the adjacent properties or the general area.
D. Staff Recommendation:
Staff recommends approval of the requested side setback variance, subject to
the following conditions:
1. Compliance with the Building Codes requirements as noted in paragraph B. of
the staff report.
2. The carport must remain unenclosed on its north, south and east sides.
3. Guttering must be provided, if necessary, to prohibit water run-off onto the
property immediately to the east.
2
14, zo-
?I, -17W
We're requesting a variance for covered parking on the east side of our lot. This covered
parking is a very minimal structure that doesn't have any enclosed space and will be used to
store one vehicle. Covered parking has a long tradition in this neighborhood and adds to the
character and value of our house, not to mention that many of the homes original to this
neighborhood have/had them. A small portion of the east setback (5'-0") from the property
line will be encroached on by 3 feet and 8 inches, as shown in attached drawing. The typical lot
sizes in our area are very narrow and make it a challenge to provide shelter from the elements
for my wife and children. The width of the covered parking is as narrow as possible to still allow
a midsized car to fit with room to open the doors. We've also minimized the height from the
neighbors immediately adjacent to the East. The top of the low slope roof is at 10'-0" at the
highest point so only 4'-0" of the covered parking is visible from above the neighbors 6'-0"
privacy fence. There is also a large Oak tree on the Eastern side of the lot that will remain. In
keeping this large tree we feel we will help maintain the neighbor's privacy as well as keep the
character of the neighborhood we love so much. We designed our home to maintain the tree
rather than clear cutting the lot to build the largest home in the neighborhood. We believe
we're building very responsibly within the context of the surrounding neighborhood and are
requesting a small variance to allow for this design to happen.
Thank you all very much for your time and we appreciate you considering our request.
FEBRUARY 29, 2016
ITEM NO.: 3
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Z-9112
Jackson and Catherine Hunter
Rodney Parham
1822 Shadow Lane
Lot 108 and part of Lots 107 and 109, Shadowlawn Addition
R-2
Variance Requested: Variances are requested from the area provisions of Section
36-254 and 36-156 to allow additions to a residence and accessory building with
reduced side setbacks.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Single family residential
Proposed Use of Property: Single family residential
STAFF REPORT
Public Works Issues:
No Comments.
B. Building Codes Comments:
The required fire separation distance (building to property line) prescribed by the
building code terminates at five (5) feet. Buildings are allowed to be closer than
five (5) feet if they have properly constructed fire walls which provide the
requisite one (1) hour fire resistance rating. When buildings are five (5) feet or
more from the property line, the requirement no longer applies to the wall itself,
only the projections such as eaves or overhangs.
Openings such as doors and windows are limited when the exterior wall is three
(3) feet from the property line, and are prohibited when the exterior wall is less
than three (3) feet from the line. There is no restriction on openings when the
exterior wall is more than three (3) feet from the property line.
Contact the City of Little Rock Building Codes at 371-4832 for additional details.
FEBRUARY 29, 2016
ITEM NO.: 3 (CON'T.)
C. Staff Analysis:
The R-2 zoned property at 1822 Shadow Lane is occupied by a two-story brick
and stucco single family residence. The property is located on the west side of
Shadow Lane, north of Cantrell Road. A circular driveway from Shadow Lane
serves as access to the property. The driveway extends along the south side of
the residence to a two-story accessory carport structure at the southwest corner
of the lot.
The applicant proposes to construct two (2) small one (1) story additions; one (1)
to the principal structure and one (1) to the accessory carport structure. The first
addition will be on the north side of the main house. The addition will be 4.7 feet
by 17.2 feet in area and will be for a master closet. The addition will be 3.5 feet
back from the north side property line. The second addition will be on the south
side of the existing carport/accessory structure. This addition will be five (5) feet
by 21.8 feet in area and will be for additional storage space. The addition to the
accessory structure will be located 1.5 feet back from the south side property line.
Section 36-254 (d)(2) of the City's Zoning Ordinance requires a minimum side
setback of eight (8) feet for principal structures in R-2 zoning. Section 36-156
(a)(2)f. requires that accessory structures be setback at least three (3) feet from
side property lines. Therefore, the applicant is requesting variances to allow the
additions to the principal and accessory structures with reduced side setbacks.
All other setbacks comply with ordinance standards.
Staff is supportive of the requested side setback variances. Staff views the
request as reasonable. Both additions are relatively small (80.8 square feet and
109 square feet) and one (1) story in height. There are no structures on the
adjacent lots to the north and south which will be near the proposed additions.
With respect to the proposed addition to the accessory structure, staff typically
views 1.5 feet as being the minimal setback for the construction and maintenance
of a one (1) story structure. Staff believes that the small, one (1) story additions
will have no adverse impact on the adjacent lots or the general area.
D. Staff Recommendation:
Staff recommends approval of the requested side setback variances, subject to
the following conditions:
1. Compliance with the Building Codes requirements as noted in paragraph B. of
the staff report.
2. Guttering must be provided, if necessary, to prohibit water run-off onto the
adjacent properties to the north and south.
2
FEBRUARY 29, 2016
ITEM NO.: 2 (CON'T.)
BOARD OF ADJUSTMENT
(February 29, 2016)
The applicant was present. There were no objectors present. Staff presented the item and
a recommendation of approval as outlined in the "staff recommendation" above. There
was no further discussion. The item was placed on the consent agenda and approved as
recommended by the vote of 4 ayes, 0 noes and 1 absent.
3
FEBRUARY 29, 2016
ITEM NO.: 3 (CON'T.)
BOARD OF ADJUSTMENT
(February 29, 2016)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by the vote of 4 ayes, 0 noes and 1 absent.
3
January 4, 2016
Mr. Monte Moore
Little Rock Department of Planning & Development
City of Little Rock
723 West Markham Street
Little Rock, AR 72201
Re: Clay and Katie Hunter
1822 Shadow Lane
Little Rock, AR 72207
Dear Mr. Moore:
My family and I recently moved to Little Rock and we quickly researched several homes
on the residential market that came close to my family's needs. We purchased an existing
home in the Heights area with an idea to modify the home to fit our family. After living
in the home for several months, we have put together a plan that will fulfill those needs.
I am requesting a sideyard building setback on the north side of my existing home and on
the south side of my existing Carport at 1822 Shadow Lane.
We are planning on building a Master closet addition on the north end of our existing
main house. The property line is currently 8.2' away from this side of the house and our
proposed addition would extend out 4'-8" into this area which would leave us 3'-6" away
from the property line. At the front of the house, our lot is 82.92' wide.
We are also planning on building an enclosed Storage Room addition on the south side of
our current Carport. The property line is 6'-6" from the current side of the existing
Carport and the proposed addition would extend 5'-0" into this area. This would leave
approximately 18" between this proposed one story structure to the property line.
Our purpose for building these two structures is to have a larger Master Closet on our
main house and to have some enclosed, secure Storage space in our existing Carport.
Please refer to the attached survey, which indicates our proposed request. Should you
have any questions, please feel free to contact me at (501 32a 0-0630.
Thank you for your consideration.
Sincerely,
Clay Hunter
-4 -ay -5
Clay -
After looking over the plans you and I discussed for your addition, both Anne and
I are completely comfortable with what you have proposed. Should anybody with
the City have any concerns or would like to discuss it with one of your neighbors,
please feel free to pass along our contact numbers. Thanks for checking.
Alan Tedford
atedford@stephens.com
Sent from my Phone
Hi Clay,
Thank you so much for bring us your construction plans for your
small enlargement in the master suite. We are not only delighted
to have you as our new neighbors, but we also fully support your
plan for the closet. We have signed off on many variance requests
and this one is a no brainer! !
Dr. Porter and I are very comfortable with these plans, but it
someone from Tony's office want to call or email us, my contacts
are located below.
Again, thanks for sharing your plans. we look forward to watching
it come to fruition.
Marilynn Moseley Porter
Porter House Designs, LLC
1900 Shadow Lane
Little Rock, AR 72207
(501) 258-7703
FEBRUARY 29, 2016
ITEM NO.: 4
File No.: Z-9113
Owner: Dustin Hennard
Applicant: Donnie Holland
Address: 2008 Argyll Cove
Description: Lot 19, Lochridge Estates
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of Section
36-254 and the building line provisions of Section 31-12 to allow a residence with a
reduced rear setback and which crosses a street side platted building line.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Single family residential
Proposed Use of Property: Single family residential
STAFF REPORT
Q
Public Works Issues:
No Comments.
B. Staff Analysis:
The R-2 zoned property at 2008 Argyll Cove is occupied by a one (1) story brick
single family residence which was recently constructed. The property is located
at the southeast corner of Argyll Cove and Lochridge Drive, east of the Lawson
Road/Marsh Road intersection. There is a two (2) car wide driveway at the
southwest corner of the lot. The lot contains a 25 foot platted front building line
along the north (Lochridge Drive) property line and a 25 foot platted side building
line along the west (Argyll Cove) property line. The applicant is in the process of
replatting this lot, along with the two (2) adjacent lots to the east and south. The
replat will adjust the east side and rear (south) property lines, slightly enlarging
the subject lot. The property is located outside the Little Rock city limits, but is
within the City's Exterritorial Zoning Jurisdiction.
When the new home was constructed, a mistake was made in laying out the
footprint of the house on the lot. The house was placed too far back on the lot
from the front (north) property line. This mistake resulted in the house
encroaching slightly across the street side platted building line by approximately
0.8 foot (9 to 10 inches) at the southwest corner of the structure. It also resulted
FEBRUARY 29, 2016
ITEM NO.: 4 (CON'T.)
in a reduced rear setback of 16 feet (after replat adjustment) at the southeast
corner of the structure. If the house did not encroach across the street side
platted building line, the required rear setback would be only eight (8) feet.
Section 36-254 (d)(3) of the City's Zoning Ordinance requires a minimum rear
setback of twenty-five (25) feet. Section 31-12 (c) of the Subdivision Ordinance
requires that building line encroachments be reviewed and approved by the
Board of Adjustment. Therefore, the applicant is requesting variances from these
ordinance standards to allow new residence with reduce rear setback and which
crosses a street side platted building line.
Staff is supportive of the requested setback and building line variances. Staff
views the request as reasonable. The requested variances are very minimal in
nature and were the result of an error in placing the footprint of the residence on
the lot. The property is located outside the city limits, with no building permit
required for the construction. Therefore, no inspections were made by the City.
An inspection may have caught the error prior to foundation work. The requested
building line encroachment represents only approximately two (2) square feet of
the structure. Additionally, only approximately 100 square feet of the residence
is located within the required rear setback. If the minor building line
encroachment did not exist, the existing rear setback would comply with
ordinance standards. Staff believes that the proposed encroachments will have
no adverse impact on the adjacent properties or the general area. The
subdivision developer owns the two (2) lots immediately east and south of the
subject property (as well as other lots) and is working with the applicant on the
property replats.
If the Board approves the building line variance, the applicant will have to
complete a one -lot replat reflecting the change in the platted street side building
line for residence. The applicant should review the filing procedure with the
Circuit Clerk's office to determine if the replat requires a revised Bill of
Assurance.
C. Staff Recommendation:
Staff recommends approval of the requested setback and building line variances,
subject to the completion of a one -lot replat reflecting the change in the street
side platted building line as approved by the Board.
BOARD OF ADJUSTMENT
(February 29, 2016)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by the vote of 4 ayes, 0 noes and 1 absent.
K
HOLLAND SURVEYING
PROFESSIONAL LAND SURVEYING SERVICES
#4281 LAKE NORRELL ROAD, ALEXANDER, ARKANSAS 72002
(CELL): 501-993-2893 00 501-320-4365
(E-MAIL): holland1625@sbcglobal.net
T0:
The Little Rock Board of Adjustment
723 West Markham
Little Rock, AR
This application is to request a variance in the current building setback line for Lot 19, Lochridge
Estates, Pulaski County, Arkansas and recorded in Plat Book "I" at Page 56 of the Pulaski County
Records. The building line variance request is for the setback along the westerly lot line as
shown on attached plat. The dimensions and location are shown on said attached plat and it
appears that the layout for the residence did not allow for the exterior brick. By not allowing for
the exterior brick this placed the exterior corner of the house 0.8" across the platted building
setback line as shown.
Feel free to contact me with any questions.
Sincerely,
Donnie Holland, PLS#1625
i DATE: 1.6 BOARD OF ADJUSTMENT VQTE RECORD
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LINDSEY POLK, CAROLYN
MEHTA, RAJESH
TUCKER, ROBERT ) S
WINGFIELD, BRAD
YATES,JEFF
TIME IN AND TIME OUT
LINDSEY POLK, CAROLYN
MEHTA, RAJESH
TUCKER, ROBERT
WINGFIELD, BRAD
YATESAEFF
® ^ A Meeting Adjourned ', v7 P.M.
AYE NAYE / ABSENT ABSTAIN
FEBRUARY 29, 2016
There being no further business before the Board, the meeting was adjourned at
2:07 p.m.
Date:
T. 11. WHIAM IM A