boa_03 26 2012LITTLE ROCK BOARD OF ADJUSTMENT
SUMMARY OF MINUTES
MARCH 26,2012
2:00 P.M.
I.Roll Call and Finding of a Quorum
A Quorum was present being four (4)in number.
II.Approval of the Minutes of the Previous Meetings
The Minutes of the February 27,2012 meeting were
approved as mailed by unanimous vote.
III.Members Present:Scott Smith,Vice Chairman
Rajesh Mehta
Robert Winchester
Brad Wingfield
Members Absent:Jeff Yates,Chairman
City Attorney Present:Debra Weldon
LITTLE ROCK BOARD OF ADJUSTMENT
AGENDA
MARCH 26,2012
2:00 P.M.
OLD BUSINESS:
A,Z-8743 1600 N.Grant Street
B.Z-8748 49 Pine Manor Drive
11.NEW BUSINESS:
1.Z-8755 117 N.Summit Street
MARCH 26,2012
ITEM NO.:A
File No.;Z-8743
Owner/Applicant:Chris Huddleston
Address:1600 N.Grant Street
Description:Lot 5,Block 25,Mountain Park Addition
Zoned:R-2
Variance Requested:A variance is requested from the area provisions of Section 36-156
to allow construction of a detached garage with reduced street side 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 Comment
B.Buildin 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.
MARCH 26,2012
ITEM NO 'CON'T
S.~fftaff Anal ata:
The R-2 zoned property at 1600 N.Grant Street is occupied by a one-story frame
single family residence.The property is located at the northwest corner of N.
Grant Street and aOA Street.
A 20 foot wide alley right-of-way is located along the rear (west)property line.A
20 foot by 20 foot concrete slab is located at the southwest corner of the lot.A
garage accessory structure which previously existed at this corner of the lot was
recently removed due to its poor condition.
The applicant proposes to construct a new one-story garage structure on the
existing slab,as noted on the attached site plan.The proposed garage will be
located 3.4 to 4 feet back from the south,street side property line.It will have a
setback of approximately one (1)foot from the rear (west)property line,along the
alley right-of-way.
Section 36-156(a)(2)c.of the City's Zoning Ordinance requires a minimum 15 foot
street side setback for accessory buildings in R-2 zoning.Therefore,the applicant
is requesting a variance from this ordinance requirement to allow the accessory
garage structure to be re-built with a street side (south)setback ranging from 3.4 to
4 feet.
Staff is supportive of the requested variance.Staff views the request as
reasonable.The proposed accessory building will not be out of character with
other similar structures in the area.The accessory structure will be fairly in line
with the accessory structure across the alley to the west,and the single family
residence across N.Grant Street to the east.The proposed setback will allow
room for vehicles to back out of the structure.AOa street at this location carries a
very small amount of traffic.Additionally,the property is located across AOa Street
from a large office complex.Staff believes the proposed accessory building with
reduced street side setback will have no adverse impact on the adjacent properties
or the general area.
D.Staff Recommendation:
Staff recommends approval of the requested street side setback,subject to
compliance with the Building Codes requirements as noted in paragraph B.of the
staff report.
MARCH 26,2012
ITEM NO.:A CON'T
BOARD OF ADJUSTMENT:(February 27,2012)
Staff informed the Board that the application needed to be deferred to the March 26,
2012 agenda based on the fact that the applicant failed to correctly notify the
surrounding property owners.
The item was placed on the Consent Agenda and deferred to the March 26,2012
agenda with a vote of 5 ayes,0 nays and 0 absent.
BOARD OF AD J USTMENT:(March 26,2012)
The applicant was present.There were no objectors present.Staff presented the
application with a recommendation of approval,with conditions.
The item was placed on the Consent Agenda and approved,as recommended by staff,
with a vote of 4 ayes,0 nays and 1 absent.
19January 2012 z-&A
Monte Moore
Zoning and Rnforcemenl Administrator
City of Liate Rock
723 West Markham St,1*Hoor
fiute Rock,AR 7220 1-1334
Dear Mr.Moore and whom it may concern,
I,Chris Huddleston,resident and owner of the property at 1600 North Grant Street,Little Rock,Arkansas,request.a
variance from the requirements of the Zoning Ordinance in regards to a detached garage with access from 0 Street.At the
arne of purchase,a detached garage was already present on the property.Upon further review after my purchase,I decided
the garage needed to be rebuilt.To comply with the Zoning Ordinance,thc new garage must be built 15 feet from the
property lute adjacent 0 Street.
A garage was present,at this location on the property at the time of purchase.I cannot say when the garage was built,
however,do to the poor consuuction and the addidons on the rest of the house,I would estimate the garage was built some
time after the house was completed.The entrance to the garage would be greater than once car length from the roadside.I
understand the 15-foot rule is intended to have sulEcient room to check both directions when pulling out of the garage.I
beheve,given the lack of obstructions to the view,and a lack of traffic on the road,less than 15-feet from the property line is
acceptable.Also,of note,is the lack of traffic on 0 Street.In my own observation,most the traffic on 0 Street is residential
traffic,not related to the Prospect Building.Most traffic heading to/from ihe Prospect Building transits on Grant St or exits
from the property's entrance/exit on University Ave.'Ã-~
Chris Huddleston
MARCH 26,2012
ITEM NO '
File No.:Z-8748
Owner:Adam and Julia Crow
Applicant:Adam Crow
Address:49 Pine Manor Drive
Description:Lot 52,Pine Manor Addition
Zoned:R-2
Variance Requested:A variance is requested from the building line provisions of Section
31-12 to allow a porch addition which crosses a front 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
S.~Staff Anal ala:
The R-2 zoned property at 49 Pine Manor Drive contains a one-story brick and
frame single residence.There is a two-car wide driveway from Pine Manor Drive
at the southwest corner of the property.The property slopes downward from side
to side (west to east).The residential lot contains a 35 foot front platted building
line.A small porch located on the front of the house crosses the front platted
building line by approximately 4.5 feet.The single family home is in the process of
being remodeled.
As part of the remodeling project,the applicant proposes to construct a new front
porch as noted on the attached site plan.The porch will be covered and
unenclosed.It will be located 29 feet back from the front (south)property line and
maintain the 7.8 foot side (east)setback as the existing house.The proposed
porch will cross the 35 foot front platted building line by approximately six (6)feet,
Section 31-12(c )of the Subdivision Ordinance requires that building line
encroachments be reviewed and approved by the Board of Adjustment.
MARCH 26,2012
ITEM NO.:B CON'T.
Therefore,the applicant is requesting a variance from this ordinance standard to
allow the porch addition which crosses a front platted building line.
Staff is supportive of the requested building line variance.Staff views the request
as reasonable.The ordinance typically requires a minimum 25 foot front setback
for single family residential structures.The proposed porch will be located 29 feet
back from the front (south)property line.Additionally,with the slight curvature of
the roadway,the front porch will have the appearance of not being out of alignment
with the fronts of the residences to the east.Staff believes the requested building
line encroachment will have no adverse impact on the adjacent properties or the
general area.
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
addition.The applicant should review the filing procedure with the Circuit Clerk'
office to determine if the replat requires a revised Bill of Assurance.
C.Staff Recommendation:
Staff recommends approval of the requested building line variance,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 building addition must be constructed to match the existing residence.
BOARD OF ADJUSTMENT:(February 27,2012)
Staff informed the Board that the application needed to be deferred to the March 26,
2012 agenda based on the fact that the applicant failed to correctly notify the
surrounding property owners.
The item was placed on the Consent Agenda and deferred to the March 26,2012
agenda with a vote of 5 ayes,0 nays and 0 absent.
BOARD OF ADJUSTMENT:(March 26,2012)
The applicant was present.There were no objectors present.Staff presented the
application with a recommendation of approval,with conditions.
The item was placed on the Consent Agenda and approved,as recommended by staff,
with a vote of 4 ayes,0 nays and 1 absent.
Mr.and Mrs.Adam H.Crow 8
49 Pine Manor
Little Rock,Arkansas 72207
p-s76'anuary
31,2012
City of Little Rock VIA HAND DELIVERY
Department of Planning and Development
723 West Markham
Little Rock,Arkansas 72201
Re:49 Pine Manor
Little Rock,Arkansas 72207
Dear Sir or Madam:
1 propose to build an unenclosed porch on the front part of the property,extending eight
(8)feet from the front of the house,as shown on the enclosed survey.The porch would extend
over the current building line.
Sin erely yours,
Adam .Crow
AHC:sls
Enclosures
MARCH 26,2012
ITEM NO.:1
File No.:Z-8755
Owner:Michael E.Dennis
Applicant:Terry Burruss
Address:117 N.Summit Street
Description:Lots 3 and 4,Block 3,Union Depot Addition
Zoned:R-3
Variance Requested:Variances are requested from the area provisions of Section 36-
156 to allow construction of an accessory structure which exceeds the size of the
principal structure and which exceeds the maximum rear yard coverage.
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 Comment
B.Buildin 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.
MARCH 26,2012
ITEM NO 'CON'T
C.~Staff Anal ala:
The R-3 zoned property at 117 N.Summit Street is occupied by a one-story frame
single family residence,located within the southwest quarter of the property.The
residence is approximately 800 square feet in area.There is a gravel parking area
on the west side of the residence,with access from N.Summit Street.The
property consists of two (2)platted single family lots,with a total lot width of 92
feet.A large drainage ditch runs along the north property line.The rear yard area
slopes downward from south to north,to the drainage ditch.A portion of the north
side yard area also slopes down to the ditch.
The applicant proposes to construct a one-story accessory garage structure in the
rear yard area,as noted on the attached site plan.The proposed garage structure
will be 1,720 square feet in area.It will be located 69 feet back from the front
(west)property line,three (3)feet from the rear (east)property line and 14.5 feet
from the north side property line.The proposed accessory structure will be
separated from the house by approximately 20 feet.The proposed accessory
structure will cover approximately 38 percent of the required rear yard area (rear
25 feet of the lot).
Section 36-156(a)(2)c.of the City's Zoning Ordinance allows accessory structures
in single family zones to cover a maximum of 30 percent of the required rear yard
area.This section also requires accessory structures to contain less gross floor
area than principal structure.Therefore,the applicant is requesting variances from
these ordinance standards to allow the proposed accessory garage to cover 38
percent of the required rear yard area and to contain more gross floor area than
the principal structure.
Staff is supportive of the requested variances.Staff views the request as
reasonable,based primarily on the fact that the property contains two (2)platted
single family lots.The vacant lot (Lot 3),which will contain the majority of the
proposed garage structure,has an allowed buildable area of 2,400 square feet for
a principal structure (4,800 square feet for a two-story structure)and well over 300
square feet of buildable area for an accessory structure.The amount of building
area proposed is well under what could be constructed on Lot 3,as well as the
additional buildable area which exists for Lot 4.In addition,the overall size of the
proposed accessory structure is compatible with other structures in the immediate
area.Larger single family structures are located to the north and west,with a large
multifamily structure located on the R-5 zoned property to the east.Staff believes
the proposed accessory structure will have no adverse impact on the adjacent
properties or the general area.
MARCH 26,2012
ITEM NO.:1 CON'T.
D.Staff Recommendation.
Staff recommends approval of the requested variances,subject to the following
conditions:
1.Compliance with the Building Codes requirements,as noted in paragraph B.of
the staff report.
2.The accessory structure must be constructed to match the principal structure.
3.The accessory structure must straddle the side property line between Lots 3
and 4,Block 3,Union Depot Addition,tying the two (2)lots together as a single
zoning lot,with the majority of the structure being located on Lot 3.
BOARD OF ADJUSTMENT:(March 26,2012)
The applicant was present.There were no objectors present.Staff presented the
application with a recommendation of approval,with conditions.
Staff added the following additional condition to the staff recommendation:
4.The accessory building must not be used in conjunction with a business.
The item was placed on the Consent Agenda and approved,as recommended by staff,
with a vote of 4 ayes,0 nays and 1 absent.
6 14 /ER ST.
LITTL ROCK,AR 72201
501-376-3676 FAX 376-3766
it'uPuss
design,planning end intenors
+(
February 28,2012 9-8'75+
Mr.Monte Moore
Zoning and Enforcement Administrator
Department of Planning &Development
City of Little Rock
723 W.Markham
Little Rock,AR 72201
RE:Dennis Storage Building
117 North Summit Avenue
Little Rock,Arkansas
Dear Mr.Moore:
Attached please find six (6)copies of the Site Plan and Survey on the above referenced project.
The Owner is proposing to build a 1,720 square feet free-standing garage/storage building for
personal use.We are requesting two variances:1)We exceed the allowable coverage area
and 2)The garage building is larger than the residential structure.
The existing house is a small structure typical of its construction time frame.The size of the
garage/storage facility will greatly facilitate "clean-up"of the property.We also point out that
the Owner is actually constructing on two lots.
We appreciate your consideration on this request.If there are any questions or additional
information is needed,please call.We can also be reached by email at
tbadesignplanning@sbcglobal.net.
Terry G.Burruss,AIA
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March 26,2012
There being no further business before the Board,the meeting was adjourned at 2:03 p.m.
Date:~3
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Chair n Seer a