boa_03 31 2014LITTLE ROCK BOARD OF ADJUSTMENT
SUMMARY OF MINUTES
MARCH 31, 2014
2:00 P.M.
I. Roll Call and Finding of a Quorum
A Quorum was present being five (5) in number.
II. Approval of the Minutes of the Previous Meetings
The Minutes of the February 24, 2014 meeting were
approved.
III. Members Present: Jeff Yates, Chairman
Brad Wingfield, Vice Chairman
Rajesh Mehta
Scott Smith
Robert Winchester
Members Absent: None
City Attorney Present. Debra Weldon
LITTLE ROCK BOARD OF ADJUSTMENT
AGENDA
MARCH 31, 2014
2:00 P.M.
QLD BUSINESS:
A.
Z-8895
6624 Colonel Glenn Road
B.
Z-8916
2304 S. Taylor Street
C.
Z-8917
13005 Grassy Drive
D.
Z-8918
13508 Foxfield Lane
NEW BUSINESS:
1. Z -7514-A 11301 Otter Creek East Blvd.
2. Z-8923 8109 Interstate 30
3. Z-8927 36041361213700 Kavanaugh Blvd.
4. Z-8928 2701 N. Pierce Street
5. Z-8929 3 Cantrell Road
MARCH 31, 2014
ITEM NO.: A
File No.: Z-8895
Owner: Duong Nguyen
Applicant: Horasio Gutierrez
Address: 6624 Colonel Glenn Road
Description: North side of Colonel Glenn Road, east of W. 36th Street
Zoned: C-3
Variance Requested: A variance is requested from the parking provisions of Section 36-502
to allow use of the property with a reduced number of parking spaces.
Justification: The applicant's justification is presented in an attached letter.
Present use of Property: Vacant Commercial Building
Proposed Use of Property: Sports Bar
STAFF REPORT
0
1-4
Public Works Issues:
No Comments,
Staff Analysis:
The C-3 zoned property at 6624 Colonel Glenn Road is occupied by a one-story,
commercial building located near the center of the lot. The building contains
approximately 3,400 square feet of floor space. The property is located on the
north side of Colonel Glenn Road, east of W. 36th Street. A driveway from Colonel
Glenn Road serves as access to the property. A total of 15 paved parking spaces
exists on the site, along the east and south sides of the existing building.
The applicant proposes to convert the existing building to a "sports bar" use. The
proposed use will include televisions for sporting events, pool tables, a hockey
table and ping gong table. A live DJ and karaoke will take place on Friday and
Saturday nights. Drinks and small food items will be served.
Section 36-502(b)(3)c. of the City's Zoning Ordinance requires a minimum of 34
on-site parking spaces for the proposed "sports bar" use. Therefore, the applicant
is requesting a variance to allow the proposed use of the property with a reduced
number of on-site parking spaces. The existing number of parking spaces complies
with ordinance standards for a retail -type use which previously existed on
MARCH 31, 2014
ITEM NO.: A CON'T.
the site. The applicant has a written, signed agreement with the owners of the
properties immediately east and west to use those existing parking areas. The
properties to the east and west contain office and retail uses which will be closed
the majority of the times when the sports bar will be open,
Staff does not support the requested variance for reduced parking. Staff does not
view the request as reasonable. The commercial building at 6624 Colonel Glenn
Road is located on a relatively small lot (approximately 0.28 acre), with the building
occupying almost 30 percent of the lot area. The parking which exists on the site
does not conform to ordinance standards with respect to design and maneuvering
area. The spaces are angled into the east side of the building. Vehicles have to
back out of these spaces and onto the adjacent property to the east to exit. Staff
feels that introducing a use such as a sports bar which will have an increased
demand for parking (as opposed to an office or small retail shop) will be
detrimental to the surrounding properties. Additionally, the adjacent properties to
the east and west contain paved parking areas which are not properly striped.
C. Staff Recommendation:
Staff recommends denial of the requested parking variance.
BOARD OF ADJUSTMENT
(November 25, 2013)
Horasio Gutierrez was present, representing the application. There were no objectors
present. Staff presented the application with a recommendation of approval.
Horasio Gutierrez addressed the Board in support of the application. He explained that
he will have employees available to help park vehicles on his site and the adjacent
properties. He also explained that only a certain number of patrons will be allowed
inside the building.
Rajesh Mehta referred to the written agreement to use the parking on the adjacent
properties, He asked if a lease could be obtained for the adjacent parking. Mr.
Gutierrez indicated that he could probably obtain a lease. Mr. Mehta asked if the
parking on the site could be re -designed. Staff explained that a re -design would reduce
the number of spaces. The issue of parking design was briefly discussed. Staff
explained that the existing parking design was nonconforming.
The issue of alternate uses for the building and parking requirements was briefly
discussed.
Chairman Yates indicated non-support for the parking variance because a lease for the
adjacent parking did not exist. He explained that a lease for the parking on the adjacent
properties needed to be for a specific length of time.
MARCH 31, 2014
ITEM NO.: A CON'T.
Vice -Chair Smith asked if Mr. Gutierrez's proposed use was permitted in C-3 zoning.
Staff noted that it was. The issue was briefly discussed.
The issue of deferring the application was discussed. Debra Weldon, City Attorney,
noted that the Board could defer the application, on their own motion, in order to allow
time for more information to be submitted by the applicant. Mr. Gutierrez agreed to a
deferral.
There was a motion to defer the application to the January 27, 2014 agenda in order for
more information to be obtained. The vote was 5 ayes, 0 nays and 0 absent. The
application was deferred.
BOARD OF ADJUSTMENT (January 27, 2014)
Staff informed the Board that on January 23, 2014 the applicant requested this
application be deferred to the February 24, 2014 agenda, as he is continuing to work on
acquiring lease agreements for parking on the two (2) adjacent properties. Staff
supported the deferral request.
The item was placed on the Consent Agenda for deferral to the February 24, 2014
Agenda. The vote was 4 ayes, 0 nays and 1 absent. The application was deferred.
BOARD OF ADJUSTMENT (February 24, 2014)
Staff informed the Board that the application needed to be deferred to the March 31,
2014 agenda, due to pending litigation between the City and the property owner.
The item was placed on the Consent Agenda and deferred to the March 31, 2014
agenda. The vote was 5 ayes, 0 nays and 0 absent.
BOARD OF ADJUSTMENT (March 31, 2014)
Staff informed the Board that on March 25, 2014 the applicant requested withdrawal of
this application. Staff supported the withdrawal request.
The item was placed on the Consent Agenda for withdrawal. The vote was 5 ayes, 0
nays and 0 absent. The application was withdrawn.
HORASIO GUTIERREZ I
BILLAR EL 7 LETRAZ c,
6624 COLONEL GLENN RD
LITTLE ROCK, AR
Tuesday, October 29, 2013
Biliar El 7 Letraz
BiIlar EI 7 Letrazs goal is to provide a safe and fun atmosphere for young adults where they will be able
to hang out with friends and have a good time. In order to accomplish this I will have large flat screen
TVs in every corner and a huge screen projector for a real life experience. No matter where you turn
you will be able to view whatever is on TV; this will make it the place to be when popular fights are going
on and any other sporting events. There will also be four pool tables, a hockey table and a ping pong
table for use. On Friday and Saturday nights there will be live DJ and karaoke for entertainment. I will
also have drinks and finger foods available at all times. There will be seating areas and lounge tables also
available. There aren't many places where young adults can go and hang out with friends. Being near a
university this will give students at the university the opportunity to go hang out with friends without
much driving distance. There will be security personnel escorting customers to their vehicle for safe
purposes. I have gone around talking to the community and asking for their opinions and interest in a
business of this type opening in the area and the responses have been great and they are excited to see
it finally opened for business. The businesses next to my building have agreed to let my customers use
their parking lot space after business hours providing more parking spaces for my customers. I am very
passionate with this project; providing this type of service and entertainment to the local community
has been a dream of mine. I have worked hard on putting together my ideas and what the market I'm
reaching out to wants.
MARCH 31, 2014
ITEM NO.: B
File No.: Z-8916
Owner/Applicant: Hong Li Wang
Address: 2304 S. Taylor Street
Description: Lot 3, Block 45, Cherry and Cox Addition
Zoned: R-3
Variance Requested: Variances are requested from the area provisions of Section 36-156
to allow a detached carport with reduced setbacks and separation
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
A. 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.
C. Staff Analysis.
The R-3 zoned property at 2304 S. Taylor Street is occupied by a one-story single
family residence. There is a one -car wide driveway at the northeast corner of the
property which leads to the front of the residence. The applicant recently placed a
metal carport structure over a portion of the driveway, as noted on the attached
site plan.
MARCH 31, 2014
ITEM NO.: B (CON'T.)
The metal carport structure is a detached structure, 11 feet by 20 feet in size. The
carport structure is located approximately 13 feet back from the front (east)
property line and 1.5 feet from the north side property line. The carport is
separated from the northeast corner of the residence by approximately two (2)
inches, and the front porch by approximately two (2) feet.
Section 36-156(x)(2)c. of the City's Zoning Ordinance requires a minimum front
setback of 60 feet for accessory (detached) structures in R-3 zoning. Section 36-
156(a)(2)f. requires a minimum side setback of three (3) feet. Section 36-
156(a)(2)b. requires that an accessory structure be separated from the residence
by at least six (6) feet. Therefore, the applicant is requesting variances from these
ordinance requirements to allow the placement of the metal carport structure in the
front yard area of the property.
Staff does not support the requested variances. Although staff typically supports a
1.5 foot side setback for a carport structure, staff feels that the proposed front
encroachment is out of character with the neighborhood. There are no similar front
encroachments along either side of S. Taylor Street for a number of blocks. The
same holds true for other streets within this overall residential area. Staff believes
the proposed front encroachment is not appropriate and has a negative visual
impact within the immediate area.
D. Staff Recommendation:
Staff recommends denial of the requested setback and separation variances for
the carport structure.
BOARD OF ADJUSTMENT
(February 24, 2014)
Staff informed the Board that the application needed to be deferred to the March 31,
2014 agenda, based on the fact that the notices to surrounding property owners were
not completed as required.
The item was placed on the Consent Agenda and deferred to the March 31, 2014
Agenda. The vote was 5 ayes, 0 nays and 0 absent,
BOARD OF ADJUSTMENT
(March 31, 2014)
Hong Li Wang was present, representing the application there were no objectors
present. Staff presented the application with a recommendation of denial.
Hong Li Wang addressed the Board in support of the application, She explained that
she needed a carport structure to protect her new car she purchased in November. She
noted that the person who installed the carport structure did not tell her that she needed
a permit. She noted that she could attach the carport structure to the house.
MARCH 31, 2014
ITEM NO.: B CONT.
Robert Winchester asked how long the carport structure was. Ms. Wang stated that it
was 20 feet long.
Scott Smith asked about the required front setback. There was a brief discussion
related to the required front and side setbacks for attached and detached structures.
There was additional discussion regarding setback and building separation
requirements.
There was a motion to approve the application. The motion failed by a vote of 0 ayes, 5
nays and D absent. The application was denied.
Department of Planning and Development
723 West Markham,
Little Rock, AR 72204
Dear Board of Adjustment
Re: Application for a residential zoning variance
Hong Li Wang
2304 S Taylor Street
Little Rock, AR 72204
Phone: 501569-8983 (work)
501 310-1159 (cell)
December 24, 2013
I sincerely submit this application for a residential zoning variance to permit a carport for my
new car. I bought 2304 S Taylor, a single family house on July 12'' and moved in on July 30'',
2013. On October 22nd, I purchased a new (2014) Nissan Mersa after my 16 years old Honda
car could not drive anymore. I park this car on the driveway of my house. However, there are
number of big oak trees in my and neighbor's properties, sometimes tree branches and oak nuts
drop on the driveway, thus it is dangerous to my new car. In order to protect my new car from
damage and bad weather, I ordered a carport from Elephant Structures-Carport.com on October
31, 2013 (see attached order).
The carport was built on December 16d, and I received an order from Building Codes Division,
City of Little Rock on December 18th, 2013. I called Building Codes Division immediately and
learned that I need to have a carport permit (the carport company did not tell me) and a Property
Survey to apply for a carport permit. I ordered a survey at once and the survey measurement was
done on December 20th. I picked up the property survey and went to Building Codes Division on
December 23rd, as soon as the survey report was ready. According to Mr. Monte Moore, Zoning
and Enforcement Administrator, I need to apply for a residential zoning variance.
Here listed are justifications and reasons for my application for a residential zoning variance:
1. This carport is built on the driveway of the house, the distance from the Carport to Taylor
Street is 22 foots. It is the only place in this property suited for a carport, as the right side
of the house is narrow (10 foots), slopping and has two huge oak trees (see survey).
2. The back side of the property could not be used to build a carport, it has rock wall (see
the survey), and the passage is slopping and have trees (see the attached photo 1), thus it is
hard and unsafe to drive in and out daily.
3. This carport is not enclosed, only the top part of the carport is covered. People could see
the neighborhood landscape through the carport (see the attached photo 2), thus the
carport do not affect neighborhood landscape.
4. Uncovered parking under big trees is dangerous for my new car. It may damage the new
car by falling tree branches and nuts, and hurt by bad weathers and strong sunlight.
Therefore, I hope you could consider my urgent need of a carport to protect my new Nissan car
and the extreme difficulties to find another location to build a carport in this property. I also hope
I meet your requests for a residential zoning variance. Please let me known if you need any
additional information.
All my best wishes and a happy neva year?
Sincerely submitted
Hong Li Wang
y
Your Order from Elephant Structures at Carport.coni
Print
Elephant Structures - Carport.com
Thanks for your order, Hong !
Purchase Information,
E-mail Address: rivergarden2000@att.net
Billing Address:
Hong Li Wang
2514 Riverfront Dr, APT 2
Little Rock, AR 72204
501-310-1159
Order Summary:
Order #:
Build ID:
Deposit:
Installation Address:
Hong Wang
2304 5 Taylor St
Little Rock, AR 72204
501-310-1159
122107rwh0004nclhwhhwh-
0000000000000000000000000000-010
$59.00
Pre -Tax Total for this Order: $695.00
Page 1 of 1
Order Date:
We know you will enjoy your new structure, and thank you for your order!
The scheduling department will contact you 3 to 5 days before your scheduled installation
date to provide final details, the scheduling date and time itself, as well as answer any
questions you may have. If you need anything before this point, please contact us at
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MARCH 31, 2014
ITEM NC.: C
File No.-
Owner/Applicant:
Address:.
Description:
Zoned:
r-:ROIN
Mitchell Burroughs
13005 Grassy Drive
North side of Grassy Drive at Roble Drive
R-2
Variance Requested: A variance is requested from the development provisions of Section
36-254 to allow an accessory building on a lot prior to construction of a principal dwelling.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Accessory Garage/Storage Structure
Proposed Use of Property: Single Family Residential
STAFF REPORT
0
1:3
Public Works Issues:
No Comments
Staff Analysis:
The R-2 zoned property at 13005 Grassy Drive is occupied by a one-story metal
garage/storage building which is in the process of being constructed. The property
is located on the north side of Grassy Drive, west of Duvall Road. The metal
accessory building is 30 feet by 70 feet in size, and is located within the north half
of the property, as noted on the attached site plan. The new accessory building
conforms with all setback and coverage requirements.
Section 36-254(d)(6) of the City's Zoning Ordinance allows accessory structures in
the R-2 zoning district. According to Section 36-2, the definition of an accessory
structure/building is as follows:
"Accessory building or use means a building or use which:
(1) Is located on the same zoning lot as the
principal building or principal use;
(2) Serves the principal building or principal use;
(3) In other than a residentially -zoned district, is
subordinate in area, extent or purpose to the
principal building or principal use served.
Accessory structures in residentially -zoned
MARCH 31, 2014
ITEM NO.; C CON'T.
districts shall be subordinate in area, extent
and purpose to the principal building and
residential use; and
(4) Contributes to the comfort, convenience or
necessity of occupants of the principal
building or principal use."
The applicant notes that he has plans to construct a single family residence within
the south half of the lot in the future. He noted that because of the size of the lot
the accessory structure needed to be constructed first.
Therefore, the applicant is requesting a variance from the above referenced
ordinance criteria to allow the accessory building on the lot prior to construction of
the principal structure.
Staff is supportive of the requested variance. Staff views the request as
reasonable, as long as a specific time frame is placed on the approval. Staff
suggests that an 18 month time frame be placed on the application. At the end of
18 months, construction of the principal structure (single family residence) must be
started, or the issue be brought back to the Board of Adjustment for an update and
possible time extension. With respect to the structure itself, staff feels that it is
compatible with other accessory structures in this overall residential area. There
are a number of accessory structures of similar size in this area. Staff believes
placement of the accessory structure on the lot prior to construction of a principal
structure will have no adverse impact on the adjacent properties or the general
area.
C. Staff Recommendation:
Staff recommends approval of the requested variance to have an accessory
structure on a residential lot prior to construction of a principal structure, subject to
the approval being for 18 months. At the end of 18 months, construction of the
principal structure must be initiated, or the issue be brought back before the Board
of Adjustment for update and consideration of a time extension.
BOARD OF ADJUSTMENT
(February 24, 2014)
Staff informed the Board that the application needed to be deferred to the March 31,
2014 agenda, based on the fact that the notices to surrounding property owners were
not completed as required.
The item was placed on the Consent Agenda and deferred to the March 31, 2014
Agenda. The vote was 5 ayes, 0 nays and 0 absent.
MARCH 31, 2014
ITEM Na.: C CONT.
BOARD OF ADJUSTMENT (March 31, 2014)
Mitchell Burroughs was present, representing the application. There were two (2)
objectors present. Staff presented the application with a recommendation of approval.
Mitchell Burroughs addressed the Board in support of the application. He provided
photos of the property to the Board. He explained that his plan to build the accessory
building first was to preserve existing trees on the site.
Susan Henson addressed the Board in opposition. She noted that she had lived in the
area for 14 years. She stated that she did not know if a septic system could be
approved for the property.
Chairman Yates asked about enforcement of staff's 18 month condition. Staff explained
that if the variance were approved with an 18 month condition, the case file would be
put in a suspense system and the property would be re -inspected in 18 months. The
City's enforcement process was briefly discussed.
Michael Rader also addressed the Board in opposition. He explained that he did not
care for the building as constructed. There was a brief discussion of the building's
construction.
Chairman Yates asked Mr. Burroughs why he built the accessory building first. Mr.
Burroughs explained that he did not know of the City's code requirements. Chairman
Yates asked Mr. Burroughs if he had building plans, a contractor and financing for the
new residence. Mr. Burroughs stated that he had plans and financing, but did not yet
have a contractor.
Scott Smith asked about the use of the accessory building. Mr. Burroughs stated that it
would be used for personal storage. Mr. Smith asked the reason for building the
accessory building first. Mr. Burroughs explained that if the house were built first, it
would have been difficult to access the rear yard area without cutting down trees.
Robert Winchester asked Mr. Burroughs how much he had spent on the accessory
building. Mr. Burroughs explained that the building cost will be $32,000 upon
completion.
Scott Smith asked if the only variance was construction of the accessory building prior
to construction of the principal structure. Staff explained that it was the only variance.
There was a brief discussion about access to the rear yard area after the house is
constructed.
There was a motion to approve the application as recommended by staff. The motion
passed by a vote of 4 ayes, 1 nay and 0 absent. The application was approved.
To The Board Of Adjustment:
I am requesting a variance from the requirements of the zoning ordinance because the lot
configuration prohibits the building of my two bedroom house first. Building the home
first would block access of the necessary construction equipment. Although the
adjoining lots (42 and 44) are unoccupied, I do not own them and the presence of large
established trees would not allow the passage of vehicles. The placement of the auxiliary
building was made with regard to preserving the old growth oak trees beside and behind
the structure which are major natural features. The building style is in keeping with
several other buildings close by and in no way detracts from the neighborhood. I believe
I have a lot to offer this community and feel that my plans to move here will be positive
for the area. I am committed to building my single family home and plan to live here for
at least the next twenty years. Sincerely, Mitchell G. Burroughs.
MARCH 31, 2014
ITEM NO.: D
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Keathley Properties, Inc.
Kevin Keathley
13508 Foxfield Lane
Lot 18, Block 11, Woodland's Edge Addition
(
Variance Requested: Variances are requested from the area provisions of Section 36-254
and the building line provisions of Section 31-12 to allow steps with a reduced front setback
and which cross a 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
A. Public Works Issues:
No Comments.
B. Staff Analysis:
The R-2 zoned property at 13508 Foxfield Lane is occupied by a two-story brick
and frame single family residence which was recently constructed. There is a two -
car wide driveway from Foxfield Lane at the southwest corner of the lot. The
property slopes upward from front to back (south to north). The front door of the
residence is approximately eight (8) to ten (10) feet above the elevation /grade of
the street. The lot contains a 25 foot front platted building line.
As part of the new construction, a brick step structure extends from the front of the
house and turns to tie into the driveway. The step structure is located
approximately 14.5 feet back from the front property line, crossing the front platted
building line by approximately 9.5 feet. The step structure is unenclosed and
uncovered.
Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front
setback of 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 the front steps with reduced front setback and which cross a
front platted building line.
MARCH 31, 2014
ITEM NO.: D CON'T.
Staff is supportive of the requested front setback and building line variances. Staff
views the request as reasonable based on the topography of the lot and its
shallower than typical depth. The lot has a depth of 110 feet with the house being
pulled back and cut into the hillside to meet the minimum 25 foot rear setback.
The lot depths throughout this subdivision were kept at a minimum to maximize the
amount of open space area behind them. Therefore, other similar front
encroachments (as well as rear encroachments) have been approved throughout
this subdivision. Staff feels that planting evergreen shrubs along the south side of
the step structure will lessen its visual impact as viewed from the street. Staff
believes the step structure with reduced front setback will have no adverse impact
on the adjacent properties or the general area. Ron Tyne of Rocket Properties,
LLC, the subdivision developer, submitted a letter of support for this request.
If the Board approves the building line variance, the applicant will have to complete
a one -lot replat reflecting the change in the platted front building line for the steps.
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 following conditions:
(1) Completion of a one -lot replat reflecting the change in the front platted
building line as approved by the Board.
(2) The steps must remain uncovered and unenclosed.
(3) Evergreen shrubs must be planted along the south side of the step
structure, with a plan for the plantings being submitted to and approved
by the City's Plans and Development Administrator,
BOARD OF ADJUSTMENT
(February 24, 2014)
Staff informed the Board that the application needed to be deferred to the March 31,
2014 agenda, based on the fact that the notices to surrounding property owners were
not completed as required.
The item was placed on the Consent Agenda and deferred to the March 31, 2014
Agenda. The vote was 5 ayes, 0 nays and 0 absent.
MARCH 31, 2014
ITEM NO.. D (CON'T.
BOARD OF ADJUSTMENT
(March 31, 2014)
The applicant was present. There were no objectors present. Staff presented the
application with a recommendation of approval. There was no further discussion,
The item was placed on the Consent Agenda for approval as recommended by staff.
The vote was 5 ayes, 0 nays and 0 absent. The application was approved.
l'. D.
KEATH LEY
R 0. Box 241730 Little Rock, AR 72223 cell: (501) 944-5538 FAX: (571)221-8685
We Build • We Buy • We Lease We Remodel
January 24, 2014
City of Little Rock
Board of Adjustments
723 West Markham
Little Rock, AR
Keathley Properties, Inc.
P.O. Box 241730
Little Rock, AR 72223
(501) 944-5538
Board of Adjustments,
I am the owner of 13508 Foxfield Lane, Lot 18. Block 11 Woodlands Edge Subdivision and
am requesting approval to allow the front entry steps of the home to go over the front build
setback line. (See attached survey).
The home is located on a very steep lot, and the freight of the front porch is about 5' up from
grade. In order for us to gain access to the front porch entry location and allow a 7" to 7 %"
rise on the steps is was necessary to make them longer. We sweep the steps towards the
driveway in an effort to reduce the amount of distance into the setback.
Thank you for your attention to this matter.
SiJnc�r ,
Kevin Keathley
ROCKET PROPFATIE,% 1,LC
1701 C'emtieniew Drive, Suite 115
Uffle Rock, ArUnigas 72211
501-V-4-9816. Fal. -%1-954-9839
January 29, 2014
,Nfr, Dana Carney, Manager
Zoning & Subdivision
Department of Plamiing & Development
City of Little Rock
723 West Markham
Little Rock, Arkansas 72201
Re: Lot 18, Block 11. Woodlands Edge
13508 Foxfield Drive
We have reviewed the stairway that encroaches into the front building setback as
shown on the survey, and we have also reviewed it in the field_ -
This is an atiractive and well-built staimay, and we have no issuc with it.
Please. feet free to contact us if you should need additiotud infort nation.
Sincerely,
ROT PROPERTIES, LLC
1�
b'&?X
"K e, I.
Ronald C
cc: Kevin Keathley, Keathley Properties, Inc.
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MARCH 31, 2014
ITEM NO.: 1
File No.: Z -7514-A
Owner: Locust Bayou, LLC
Applicant: Andrew Rike
Address: 11301 Otter Creek East Blvd.
Description: Lot 10-13, Area 101, Tract "A", Otter Creek Industrial Park
Zoned: 1-2
Variance Requested: Variances are requested from the development provisions of Section
35-320 and the paving provisions of Section 36-508 to allow a non -paved vehicular use area
and the use of non-opaque fencing materials.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Undeveloped
Proposed Use of Property: Equipment and Material Storage
STAFF REPORT
A. Public Works Issues:
No Comments,
B. Landscape and Buffer Issues:
1. Site plan must comply with City's minimal landscape and buffer ordinance
requirements.
2. A minimum nine (9) foot street buffer is required as per Zoning Ordinance 36-
522.
3. In addition to trees three (3) shrubs or vines for every thirty (30) linear feet shall
be planted in the perimeter planting strip. Where a fence or wall is utilized in a
perimeter planting strip adjacent to a street, three (3) shrubs or vines shall be
planted each thirty (3) linear feet along both sides of the fence or wall.
4. An irrigation system shall be required for developments of one (1) acre or
larger.
5. 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) caliper or larger.
C. Staff Analysis:
The 1-2 zoned lot at 11301 Otter Creek East Blvd. is currently undeveloped. The
property is owned by Locust Bayou, LLC. Locust Bayou, LLC is a natural resource
service company and is located in the first building around the cul-de-sac to the
MARCH 31, 2014
ITEM NO.: 1 CON'T.
west from the undeveloped lot at 11301 Otter Creek East Blvd. There is one (1)
undeveloped lot between Locust Bayou's building and this undeveloped lot.
Locust Bayou proposes to gravel and fence the undeveloped lot at 11301 Otter
Creek. East Blvd., as noted on the attached site plan. The applicant proposes to
utilize the fenced gravel area for equipment and material storage. A gated entry
drive will be located at the southwest corner of the site. Six (6) foot high chain link
fencing with barbed wire will be located along the north and south side property
lines, and ten (10) feet inside the east (rear) property line. A six (6) foot high
opaque wood fence with barbed wire will run along the west (front) property line,
five (5) feet inside the property line. Gates which cross the driveway will open to
the interior of the site.
Section 36-320(b)(1) of the City's Zoning Ordinance requires that outdoor storage
of equipment and materials in the 1-2 zoning district be screened by a six (6) foot
high opaque barrier. Section 36-508 requires that all vehicular use areas be paved.
Therefore, the applicant is requesting variances from these ordinance requirements
to allow the equipment and material storage area without opaque screening on its
north, south and east sides, and the vehicular use portion of the overall area to be
gravel.
Staff is supportive of the requested variances. Staff views the request as reasonable.
The gravel, unscreened equipment and material storage area will not be out of
character with other properties within this industrial subdivision. Other properties
maintain gravel vehicular use areas and have outdoor storage of materials and
equipment with chain link fencing. Only a portion of the north side property line abuts
a developed property. The remainder of the north side property line, along with the
south side and rear (east) property lines abut undeveloped property. As such, staff
believes that the gravel equipment and material storage area with chain link fencing
on the north, south and east sides will have no adverse impact on the adjacent
properties or the general area.
D. Staff Recommendation:
Staff recommends approval of the requested paving and screening variances,
subject to the following conditions:
1. The variances are approved for the property owner, Locust Bayou, LLC,
only. If ownership of the property changes the variances must be brought
back to the Board of Adjustment for review.
2, The gravel area must be maintained and hard -packed in a manner that
does not result in the creation of dust, mud, silt or standing water.
MARCH 31, 2014
ITEM NO,: 1 (CON'T.
BOARD OF ADJUSTMENT
(March 31, 2014)
The applicant was present. There were no objectors present. Staff presented the
application with a recommendation of approval. There was no further discussion.
The item was placed on the Consent Agenda for approval as recommended by staff.
The vote was 5 ayes, 0 nays and 0 absent. The application was approved.
-44
Harbor L
,;_,
ENVIRONMENTAL AND SAFETY
January 31, 2014
Mr. Dana Carney
Zoning and Subdivisions
Planning and Development Department
723 West Markham Street
Little Rock, Arkansas 72201
Re: Application for Site Plan Review and Zoning Variance
Locust Bayou, LLC
Dear Mr. Carney,
On behalf of Locust Bayou, LLC (Locust Bayou), please find enclosed with this letter for your
review an application for the site plan review and zoning variance for the development of the
property at 11301 Otter Creek East Boulevard, Lot 10-13, Area 101, Tract "A", Otter Creek
Industrial Park. Locust Bayou is seeking approval to develop the property into a secured
equipment and materials storage lot for a natural resource service company. The development
is to include the installation of two (2) concrete driveway aprons, fencing, gravel surfacing of
the fenced area, and landscaping. With this letter, please find the following enclosed:
0 (1) Affidavit for designation of the Authorized Agent
+ (1) Application for Zoning Variance
* (6) Copies of the property survey of June 6, 2013
0 (6) Copies of the site plan
This property is currently zoned 1-2 Light Industrial District and is vacant. The variances as
follows are requested:
+ The Development Criteria provisions of Section 36-320 of the Little Rock Code of
Ordinances to permit the use of 6' chain linked or welded wire fencing with 3 -strand
barbed wire around the property except for the fencing fronting on Otter Creek East
Boulevard, which would be 6' opaque privacy fencing and privacy gates.
• The Pavement Requirements provisions of Section 36-508 of the Little Rock Code of
Ordinances to permit the use of gravel surfacing within the fenced area..
8114 Cantrell, Suite 350 • L. the Rock, Arkansas 72227 • Phone 501.663.5$00 • Facsimile 501.588.0123
www.HarborEny.com
Mr. Dana Carney
January 31, 2014
Page 2
Locust Bayou feels that strict enforcement of these provisions would be a hardship and is
requesting variances in this case because neighboring facilities are not being required to meet
these provisions. Southern Star Concrete, 11210 Utter Creek East Boulevard, uses both gravel
surfacing and chain link fencing in an area that stores equipment and materials such that the
equipment and materials are visible from the street and by adjacent properties. Legacy Termite
& Pest Control, Inc., 11223 Otter Creek East Boulevard, uses chain linked fencing in a material
storage area which is visible from the street and by the adjacent property owners, one of who is
Locust Bayou.
Locust Bayou appreciates your Department's consideration of this application and request for
variances. If upon review of this application you would like to further discuss the proposed
plans for the property, please give me a call.
Sincerely,
HARBOR ENVIRONMENTAL AND SAFETY
r
Andrew Rike, P.E.
Senior Professional Engineer
MARCH 31, 2014
ITEM NO.: 2
File No.: Z-8923
Owner: Childcare 'Management, LLC and Kirk Wilson
Applicant: Andrew Hicks
Address: 8109 Interstate 30
Description: Southwest Corner of 1-30 and National Drive
Zoned: 1-2
Variance Requested: A variance is requested from the parking provisions of Section 36-507
to allow over twenty-five (25) percent of the required parking to be located off-site.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Full Potential (Child Development Assistance)
Proposed Use of Property: Full Potential (Child Development Assistance)
STAFF REPORT
I:t
Public Works Issues:
• Concrete aprons are required on National Drive, with construction of new
building addition.
• Sidewalks are required on National Drive, with construction of new buildina
addition.
• The northernmost driveway from National Drive must be removed and
replaced with curb, gutter and sidewalk, with construction of new building
addition.
• Re -orient the angled parking on the north and south sides of the building for
one-way drives, with construction of new building addition,
Landscape and Buffer Issues:
1. Site plan must comply with the City's minimal landscape and buffer
ordinance requirements.
If building rehabilitation exceeds fifty percent (50%) of the replacement
cost then landscaping and buffers must also come into compliancy
accordingly.
2. The newer parking lot south of the school property must be landscaped to
comply with the City's Landscape Ordinance requirements.
MARCH 31, 2014
ITEM NO.: 2 (CON'T.)
C. Staff Analysis:
The 1-2 zoned property at 8109 Interstate 30 is occupied by a one-story
commercial building which houses Full Potential, a school which provides
developmental assistance to children. The site is located at the southwest corner
of 1-30 and National drive. Paved parking is located on the north, south and east
sides of the school building. One (1) driveway from the 1-30 service road and three
(3) drives from National Drive serve as access to the site. Additionally, the school
owns a 61 space parking lot along the west side of National Drive, approximately
100 feet to the south. There is one (1) property located between the school site
and the additional parking.
The applicant proposes to construct a 13,997 square foot classroom addition to the
south/east side of the existing school building, as noted on the attached site plan.
The new addition will increase enrollment from 205 students to 325 students, with
an increase in staff from 34 to 50 staff members. The proposed addition will take
up a small portion of parking at the southeast corner of the building. Student drop-
off/pick-up areas will be located on the south and east sides of the building, with
vehicle stacking space along the east, west and north sides of the school building.
Section 36-502(b)(2)f, of the City's Zoning Ordinance requires a minimum of 82
parking spaces for the school use with increased enrollment and staff. The school
is providing a total of 110 parking spaces; 49 on-site and 61 off-site on the small lot
to the south. Section 36-507(a) allows up to 25 percent of the parking requirement
to be provided off-site within 300 feet of the use they serve. Therefore, the
applicant is requesting a variance to allow 40.2 percent of the required parking to
be located off-site.
Staff is supportive of the requested parking variance. Staff views the request as
reasonable. The applicant is providing a plan that conforms to the ordinance
requirement for total parking spaces. The only issue is that 40 percent of the
required parking, instead of 25 percent, is provided off-site approximately 100 feet
to the south. Staff feels that the parking plan as proposed will be more than
adequate to serve the school use after the new building addition. The applicant
has informed staff that approximately 70 percent of the students are dropped -off
and picked -up by third party transportation vans. The off-site parking lot that was
recently acquired by the school will need to be brought up to the current landscape
ordinance requirements with additional plantings. Staff believes the proposed
building addition with off-site parking will have no adverse impact on the adjacent
properties or the general area.
D. Staff Recommendation:
Staff recommends approval of the requested parking variance, subject to
compliance with the following conditions:
1. Compliance with the Public Works requirements as noted in paragraph A.
of the staff report.
2. Compliance with the Landscape and Buffer requirements as noted in
paragraph B. of the staff report.
MARCH 31, 2014
ITEM NO.: 2 CON'T.
BOARD OF ADJUSTMENT
(March 31, 2014)
The applicant was present. There were no objectors present. Staff presented the
application with a recommendation of approval. There was no further discussion.
The item was placed on the Consent Agenda for approval as recommended by staff.
The vote was 5 ayes„ 0 nays and 0 absent. The application was approved.
andrew hicks I architect
Andrew Hicks, Architect
209 N Pierce
Little Rock Arkansas, 72205
City of Little Rock
Tony Bozynski
voice 501.219,1614
fax 501.219.11613
and re w&andrewhicksarc hitect.com
Planning Commission Director
City Of Little Rock
February 25, 2014
-a Z
RE: A Parking Variance request for a building addition to an existing
building that currently houses FULL POTENTIAL a service organization
that provides developmental assistance to children during the day. Full
potential is located on the Southwest corner of the south 1-30 Frontage
Road and National Drive in the city limits of Little Rock, Arkansas.
Mr Bozynski,
We request a variance from the parking requirements that require 75% of a
buildings parking to be located on site. This project has a need for 83 parking
spaces and we are able to provide 48 spaces on site- 57%.
The company that owns and operates the building, Full Potential, also owns
another off-site tract of land that currently has a parking lot that provides 61
parking spaces. This off-site parking is located 100 feet from the corner of the
on-site parking.
We respectfully request a variance be granted to allow the off-site parking for
Full Potential and allow their much needed addition to proceed with satisfying
the other construction requirements of the City.
Thank you for your consideration.
Best Regards,
Andrew Hicks, AIA NCARB
cc. Kirk Wilson
full"of ntial
CHILD DEVELOPMENT CENTER
8109 Interstate 30
Little Rock, Aft 72209
501-562-5400 (P), 801.562-8577(F)
February 20, 2014
Mr. Hicks,
I am writing in response to your inquiry regarding our staff and student numbers. While these
numbers can vary, our current staff of teachers and administrators is 34 persons. We currently
have enrolled for this semester 205 students. With the new classroom addition we expect to
increase our staff to a total of 50 persons and we expect to increase our license number to a
total of 328 students. We have no vehicles operated by the facility.
Please calculate our parking needs based on these numbers. If you have any more questions
Please don't hesitate to contact us.
Sincerely,
Kirk Wil n
President
Potential Horizons LLC d/b/a Full Potential
MARCH 31, 2014
ITEM NO.: 3
File No.: Z-8927
Owner: Peartree, Inc.
Applicant: Robert Tucker
Address: 36041361213700 Kavanaugh Blvd.
Description- Northeast Corner of Kavanaugh Blvd. and North lookout Road
Zoned: C-3
Variance Requested: Variances are requested from the parking provisions of Section 36-
502 and 36-507 to allow a reduced number of parking spaces for a restaurant use and for
more than twenty-five (25) percent of the required parking to be located off-site.
Justification: The applicant's justification is presented in an attached letter..
Present Use of Property: Vacant Building, Office and Plant Nursery
Proposed Use of Property: Restaurant, Office and ''Plant Nursery
STAFF REPORT
A. Public Works Issues:
• At the time of building permit, provide a drainage plan and information as to the
adequacy of the downstream drainage system. If the site increases stormwater
so that the downstream drainage system is not adequate, then stormwater
detention will apply.
• At the time of building permit, a retaining wall certification is required if the wall is
greater than four feet in height.
B. Landscape and Buffer Issues:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. A land use buffer will be required when an adjacent property has a dissimilar use
of a more restrictive nature. As a component of all land use buffer requirements,
opaque screening, whether a fence or other device, a minimum of six (6) feet in
height shall be required upon the property line side of the buffer. A minimum of
seventy (70) percent of the land use buffer shall be undisturbed. Easements
cannot count toward fulfilling this requirement. The plantings, existing and
purposed, shall be provided within the landscape ordinance of the city, section
15-81.
A portion of the property to the east is zoned R5 therefore, a minimum nine (9)
foot wide buffer is required along the east property line. The property is located
MARCH 31, 2014
ITEM NO.: 3 CON'T.
in the City's designated mature area. A 25% reduction of the buffer requirements
is acceptable.
3. All new and existing plant materials shall be in good condition at completion of
project. Replace any damaged or dead material.
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. One (1) tree and three
(3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter
planting strip.
5. The parking area shall be screened from the adjacent right-of-way.
6. One (1) tree shall be provided for each twelve (12) parking spaces in the interior
of the parking area. Existing trees and vegetation can be used to satisfy these
requirements.
7. An irrigation system shall be required for developments of one (1) acre or larger.
8. 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.
C. Staff Analysis:
The C-3 zoned property at 3604 Kavanaugh Blvd. is occupied by a one-story
commercial building. The property is located at the northeast corner of Kavanaugh
Blvd. and N. Lookout Road. The building is comprised of 3,160 square feet of floor
area. The owner of this property also owns the property at 3612/3700 Kavanaugh
(one tract) which is also zoned C-3 and is occupied by Hocott's Garden Center and
a small office building (2,170 square feet). There is a small area of parking behind
the building at 3604 Kavanaugh and some on -street parking. A small parking area
containing five (5) parking spaces is located behind the Hocott's building, with
seven (7) head -in parking spaces located in front of the small office building
(partially in the right-of-way). Access drives from N. Lookout Road serve the
building at 3604 Kavanaugh and the Hocott's property. The two (2) buildings
(3608 and 3610 Kavanaugh Blvd.) between the building at 3604 Kavanaugh and
the Hocott's property have separate ownership(s).
The applicant is proposing to occupy the building at 3604 Kavanaugh Blvd. with a
new restaurant use. As part of the project the parking area behind the building will
be improved with new paving (3 spaces). A new parking area will be constructed
on the Hocott's property, as noted on the attached site plan. The new parking area
will contain 32 paved parking spaces, with an access drive from Kavanaugh Blvd.
The existing head -in parking spaces in front of the small office building will be
removed and replaced by three (3) parallel on -street spaces.
The commercial building at 3604 Kavanaugh has a nonconforming status related
to parking. The building has a history of commercial use which requires ten (10)
off-street parking spaces. Parking for three (3) vehicles exists behind the building,
leaving a shortage of seven (7) spaces. Section 36-502(b)(3)c. of the City's
Zoning Ordinance requires 31 off-street parking spaces for a 3,160 square foot
restaurant. With credit given for the existing nonconforming status, the proposed
MARCH 31, 2014
ITEM NO,: 3 [CON'T.
new restaurant will require 21 additional off-street parking spaces. Section 36-
507(a) allows up to 25 percent of the total parking requirement to be located off-
site, with 300 feet of the use they serve. As noted above, a new 32 space parking
lot will be constructed on the Hocott's Garden Center property. The Hocotts
Garden Center and small office building require 15 off-street parking spaces. This
leaves 17 spaces which can be devoted to the new restaurant use, for a total
shortage of four (4) spaces. Therefore, the applicant is requesting variances to
allow a reduced number of parking spaces and for more than 25 percent of parking
requirement to be located off-site.
Staff is supportive of the requested parking variances. Staff views the request as
reasonable. Parking variances have been granted in the past for restaurants
(occupying existing commercial buildings) along Kavanaugh Blvd, from N.
University Avenue (Heights) to Walnut Street (Hillcrest). The applicant's proposal
leaves a shortfall of only four (4) parking spaces. This does not include the fact
that on -street parking does exist along Kavanaugh Blvd. Also, when the restaurant
is open during evening hours, the small office building and the Hocott's Garden
Center will be closed, leaving more parking available for the restaurant. It is also
important to note that the Hillcrest Design Overlay District boundaries are located
across N. Lookout Road to the south and across Kavanaugh Blvd. to the west.
The Hillcrest DOD requires one-half of the typical parking requirement. If this site
were located within the Hillcrest DOD, there would be no variance for an overall
shortage of parking spaces. Staff believes the applicant's request to occupy the
building at 3604 Kavanaugh Blvd as a restaurant, and the proposed parking plan
for the overall property ownership is reasonable and should have no adverse
impact on the adjacent properties or the general area.
D. Staff Recommendation:
Staff recommends approval of the requested parking variance, subject to the
following conditions:
1. Compliance with the Public Works requirements as noted in paragraph A. of
the staff report.
2. Compliance with the Landscape and Buffer requirements as noted in
paragraph B. of the staff report.
3. Signage must be provided directing restaurant patrons to the new parking
area.
4. The parking variances are contingent upon the two (2) properties (3604 and
361213700 Kavanaugh Blvd.) maintaining the same ownership. If the
ownership is ever split, the parking issue must be brought back before the
Board of Adjustment for review.
MARCH 31, 2014
ITEM NO.: 3 CAN'T.
BOARD OF ADJUSTMENT (March 31, 2014)
Robert Tucker and David Hamilton were present, representing the application. There
were six (6) objectors present. Staff presented the application with a recommendation
of approval.
Robert Tucker addressed the Board in support of the application. He explained the
parking plan for the project. He noted that the Hillcrest DOD was located immediately to
the south and west and required one-half the typical required parking. He explained
that the new parking area would benefit the area.
Regina Smith, owner of So restaurant, addressed the Board in opposition. She
discussed on -street parking in the immediate area. She noted that her restaurant had
valet parking. She presented a petition of opposition to the Board.
Chris Stonecipher, employee of So restaurant, also spoke in opposition. He noted
safety concerns with restaurant patrons crossing the street at this location.
Kyle Pounders, employee of So restaurant, also spoke in opposition. He concurred with
two (2) previous speakers.
Bo Hawk, owner of the property across Kavanaugh to the west, also spoke in
opposition. He explained that So restaurant uses his parking lot after hours. He stated
that patrons of the proposed new restaurant would park in his lot.
Spencer English, employee of So restaurant, also spoke in opposition. He noted traffic
issues in the area.
Mary Anderson, employees of So restaurant, also spoke in opposition. She also noted
traffic and parking concerns.
Mr. Tucker explained that the seven (7) lead-in parking spaces in front of the small
office building would be replaced with parallel spaces which will conform to City code
He noted that So restaurant had no off-street parking spaces during the day and one,
half the required parking after hours.
Rajesh Mehta asked Mr. Tucker if valet parking could be utilized for the new restaurant.
Mr. Tucker noted that it would be up to the new restaurant owner.
The distance between the new restaurant building and the new parking area was
discussed. There was a brief discussion between the Board and staff regarding the
parking requirements and off-site parking allowances. The issue was discussed further.
Chairman Yates noted that he could not support the application.
Rajesh Mehta noted that he could not support the application without valet parking.
Mr. Tucker asked to defer the application to the April 28 agenda, so that the restaurant
owner could be present to address the valet parking issue and neighbor concerns.
MARCH 31, 2014
ITEM NO.. 3 {CAN'T. j
There was a motion to defer the application to the April 28, 2014 agenda. The motion
passed by a vote of 4 ayes, 0 nays 0 absent and 1 abstention (Smith). The application
was deferred.
CRESTVIEW
PROPERTIES
Robert Tucker
Crestview Properties, Inc.
3700 Kavanaugh Blvd, Suite A
Little Rock, AR 72205
February 25, 2014
Department of Planning and Development
Chairman and Members Board of Adjustment
723 West Markham
Little Rock, AR 72204
To the City of Little Rock Board of Adjustment,
The application submitted with this cover letter seeks to request a variance for the City of Little
Rock Code Sec. 36-502b (3) c and 36-507a as it pertains to the number and location of off street
parking spaces required to serve the tenants of the properties located at 3604 Kavanaugh Blvd
and 3700 Kavanaugh Blvd.
As shown in the attached parking plan design, the owner of these properties proposes to create
a parking lot consisting of 27 off street parking spaces located at 3700 Kavanaugh Blvd plus three
parking spaces at 3604 Kavanaugh for a total of 30. These parking spaces would serve the tenants
of the 2,170 gross square foot office building located at 3700 Kavanaugh Blvd and the tenant
operating as a restaurant occupying the 3,160 gross square foot building at 3604 Kavanaugh Blvd.
Per City of Little Rock ordinance, the number of parking spaces required to serve both of these
commercial buildings would be 36. The site for the parking lot presents constraints that limit
how many parking spaces we can achieve. Crowded buildings, large trees, a steep terraced slope
at the north, and the need to retain certain space for Hocott's Garden Center's operations limit
the size of the proposed parking lot. We do, however, intend to remove two dilapidated buildings
to accomplish the largest size possible.
The parking plan also proposes an additional 3 parallel parking spaces located directly in front of
the building at 3700 Kavanaugh Blvd. Currently, there are S perpendicular parking spaces that
pose a safety hazard to anyone exiting these spaces since they have to back out directly into
Kavanaugh Blvd. There is a blind curve to the north and frequent blind spots to the south due to
cars parked in adjacent spaces thereby making it difficult to navigate when entering and exiting
these spaces. Safer on street parking conditions will be created by replacing these with 3 parallel
parking spaces. If these spaces were to be considered as part of the overall total of parking
spaces, then the number of spaces would be 33 out of the required 36.
The second variance request involves the City of Little Rock ordinance that states that any off-
site parking may not exceed 25% of the total number of parking spaces required. Again, due to
constraints pertaining to the size and location of the 3604 Kavanaugh Blvd property, the
maximum number of parking spaces that can be created is three whereas the city requirements
stipulate that 31 will be needed for the restaurant tenant at this location, and thus the need to
locate the majority on the property at 3700 Kavanaugh Blvd.
Additional parking on the block includes ten on street parking spaces located on Kavanaugh
which are largely unused during the day and can be utilized by the restaurant customers during
lunch hours.
In addition, the property at 3604 Kavanaugh is bordered by the Hillcrest Design Overlay District
by Kavanaugh to the west and North Lookout to the south where the harking requirements are
reduced by 50% and on street parking is counted towards the total parking requirement at 1
space per 10 linear feet of street frontage. While the proposed parking plan seeks to meet the
city's parking requirements by providing the maximum number of parking spaces on these
properties, it should be noted that the parking requirements for neighboring properties 20 feet
to the south and 20 feet to the west are determined by reduced standards.
Without the additional parking spaces, it will be very difficult to make the property at 3604
Kavanaugh economically viable since a tenant leasing the building will expect to have additional
parking for its customers. The addition of the parking is much needed for this block of Kavanaugh
and it will have a long term benefit to the neighborhood. Thank you for your consideration in
this matter.
Sincerely,
Robert Tucker
President
Crestview Properties, Inc.
MARCH 31, 2014
ITEM NO.: 4
File No.: Z-8928
Owner/Applicant: Don and Judy Adams
Address: 2701 N. Pierce Street
Description: Lot 6, Block 18, Park View Addition
Zoned; R-2
Variance Requested: A variance is requested from the area provisions of Section 36-254 to
allow a deck/step addition with a reduced rear setback.
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
A. Public Works Issues -
No Comments.
B. Staff Analysis:
The R-2 zoned property at 2701 N. Pierce Street is occupied by a two-story single
family residence which was recently constructed. The property is located at the
northeast corner of N. Pierce and "Y" Streets. There is a two -car wide driveway
from "Y" Street near the southwest corner of the property.
As part of the new home construction, a wood deck and steps were constructed on
the rear of the house, as noted on the attached site plan. The deck structure is
unenclosed and covered with an arbor -type roof. The deck is located 4.5 feet back
from the south side property line and 17 feet back from the rear (east) property
line. The steps are located 21 feet back from the rear property line. The rear wall
of the house is located 25 feet back from the rear property line.
Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum rear
setback of 25 feet. Therefore, the applicant is requesting a variance from this
requirement to allow the deck and steps which encroach into the required rear
setback.
Staff is supportive of the requested rear setback variance. Staff views the request
as reasonable, The proposed encroachment into the rear 25 foot setback is
minimal, with an unenclosed deck and step structure. The proposed rear yard
encroachment is not out of character with the neighborhood. The Board recently
approved a reduced rear setback for the residence being constructed across "Y"
MARCH 31, 2014
ITEM NO.: 4 CL N'T.
Street to the south. More than adequate separation will exist between the porch
addition and the nearest residence to the east. Staff believes the proposed deck
with reduced rear setback will have no adverse impact on the adjacent properties
or the general area.
C_ Staff Recommendation:
Staff recommends approval of the requested rear setback variance, subject to the
deck and step structure remaining unenclosed and uncovered.
BOARD OF ADJUSTMENT
(March 31, 2014)
Judy Adams was present, representing the application. There were no objectors
present. Staff presented the application with a recommendation of approval.
There was no further discussion of the application.
There was a motion to approve the application as recommended by staff. The vote was
5 ayes, 0 nays and 0 absent. The application was approved.
2118114
Mr. Monte Moore
Department of Planning &. Development
723 West Markham St.
Little Rock, Ar 72201-1334
Re : Request for varience for wood deck and steps in to the rear setback of residence
located at 2701 N Pierce St., Little Rock,Ar 72207.
The size of the wood deck is ( 11 ) feet wide by ( 8 ) feet in depth, projecting in to the
setback, and ( 6 ) feet above grade. The steps from the deck,which are attached to the
house, are ( 4 ) feet wide and extend ( 12 ) feet to the North property line however not
encroaching on the side setback.
We did not realize the slope would require us to build a wood deck in lieu of a concrete
patio.
h nk you,
Ju y Adam
MARCH 31, 2014
ITEM NO.: 5
File No.: Z-8929
Owner: Jason Smith
Applicant: Jordan Parker
Address: 3 Cantrell Road
Description: Lot 7, Pine View Addition
Zoned: R-2
Variance Requested: A variance is requested from the fence provisions of Section 36-516
to allow a fence which exceeds the maximum height allowed.
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
A. Public Works Issues:
No Comments.
B. Staff Analysis:
The R-2 zoned property located at 3 Cantrell Road is occupied by a one-story brick
and frame single family residence. The property is located on the south side of
Cantrell Road, just west of Edgehill Road. A circular driveway from Cantrell Road
serves as access to the property. The eastern leg of the driveway extends into the
rear yard area to a carport.
The applicant is proposing to construct an in -ground swimming pool near the
southwest corner of the lot, as noted on the attached site plan. As a component of
the pool construction, an eight (8) foot high wood and stone fence is proposed
along a portion of the west side property line. Beginning at the southwest corner of
the lot, the fence will run approximately 120 feet along the west side property line
to a point over 70 feet back from the front property line. The proposed fence will
have an 18 inch high stone knee wall and stone columns, with wood fence boards.
Sections 36-516(e)(1)a, of the City's Zoning Ordinance allows a maximum fence
height of six (6) feet in R-2 zoning. Therefore, the applicant is requesting a
variance to allow the eight (8) foot high section of fencing along the west side
property line.
Staff is supportive of the requested fence height variance. Staff views the request
as reasonable. The proposed eight (8) foot high fence will not be out of character
MARCH 31, 2014
ITEM NO.: 5 CON'T.
with other fences and decorative walls in this neighborhood. In 2004, the Board
approved a fence height variance for the residence immediately to the west. More
recently, a variance was approved to allow taller decorative screening walls for the
property two (2) doors to the east, at the southeast corner of Cantrell Road and
Edgehill Road. Staff believes the proposed section of eight (8) foot high fencing
will have no adverse impact on the adjacent properties or the general area.
C. Staff Recommendation:
Staff recommends approval of the requested fence height variance, as filed.
BOARD OF ADJUSTMENT
(March 31, 2014)
The applicant was present. There were no objectors present, Staff presented the
application with a recommendation of approval. There was no further discussion.
The item was placed on the Consent Agenda for approval as recommended by staff.
The vote was 5 ayes, 0 nays and 0 absent. The application was approved.
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City of Little Rock
Department of Planning and Development
Board of Adjustment
723 West Markham
Little Rock, Arkansas
February 24, 2014
To Whom It May Concern:
Elite Pools by Scott is a Little Rock based pool design and construction company. We
are seeking a variance for the installation of an 8' tall wood and stone fence the
Smith Residence located at 3 Cantrell Rd. in Little Rock.
The fence consists of 6 stone columns at —20 feet apart, with an 18 inch "knee wall"
in between (see images) the columns. The stone is masonry veneered flagstone and
will match the details of the proposed, contracted swimming pool. The fence itself
(between columns) will be constructed of standard wooden fence boards. Both sides
of the fence will be identically decorative. Most of the proposed fence is in the
backyard, with a small portion extending into the front yard.
There is a pre-existing fence in the same location that is also 8 feet in height. This
fence was built as the result of a similar variance by the neighboring homeowner
years ago, and is completely on the neighbor's property within inches. The neighbor
has asked that their fence remain in place. At the neighbor's recommendation, we
are proposing to build the new fence entirely on the client's property, leaving the
neighbors fence'as is.'
Please see images and design documents for further clarification. Thank you for
your time.
ISi cerely,
jor an Parker, ASLA
Landscape Designer
Elite Pools by Scott
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MARCH 31, 2014
There being no further business before the Board, the meeting was adjourned at 3:37
p.m.