boa_05 24 2010LITTLE ROCK BOARD OF ADJUSTMENT
SUMMARY OF MINUTES
MAY 24, 2010
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 April 26, 2010 meeting were
approved as mailed by unanimous vote.
III. Members Present: Robert Winchester, Chairman
Scott Smith, Vice Chairman
Leslie Greenwood
Rajesh Mehta
Brad Wingfield
Members Absent: None
City Attorney Present: Debra Weldon
LITTLE ROCK BOARD OF ADJUSTMENT
I. OLD BUSINESS:
A. Z -6459-A
II. NEW BUSINESS:
1.
Z -7922-B
2.
Z -8356-A
3.
Z -8364-A
4.
Z-8547
5.
Z-8548
6.
Z-8549
7.
Z-8550
AGENDA
MAY 24, 2010
2:00 P.M.
5923 Kavanaugh Blvd
2701 W. 7" Street
1720 S. University Avenue
10914 Kanis Road
1 Mockingbird Lane
10 Berwyn Drive
2423 N. University Avenue
13016 Morrison Road
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MAY 24, 2010
ITEM NO.: A
File No.: Z -6459-A
Owner: Satellite Heights Real Estate, LLC
Applicant: Jennifer Herron, Herron Horton Architects
Address: 5923 Kavanaugh Blvd.
Description: Part of Lots 10-12, Block 8, Mountain Park Addition
Zoned: C-3
Variance Requested: Variances are requested from the area provisions of Section 36-
301 and the parking provisions of Section 36-502 to allow a building addition with reduced
front setback and a reduced number of parking spaces.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Restaurant
Proposed Use of Property: Restaurant
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Staff Analysis:
The C-3 zoned property at 5923 Kavanaugh Blvd. is currently occupied by a split
level brick commercial building which is currently vacant. The property is located
at the southeast corner of Kavanaugh Blvd. and University Avenue. There is an
access drive from University Avenue, with paved parking on the south and east
sides of the building. There are ten (10) parking spaces on the site, with an exit
drive onto Kavanaugh Blvd. at the northeast corner of the property. There is an
existing outdoor restaurant seating area (with three foot high railing) on the north
side of the building, between the building and the sidewalk along Kavanaugh Blvd.
On March 9, 1998 the Board of Adjustment approved a parking variance to allow a
restaurant, Satellite Cafe, to occupy the building. Satellite Cafe recently closed in
order to remodel the building and re -open. As part of the remodeling project, the
applicant proposes to add a nine (9) foot by ten (10) foot entry area on the north
side of the building and an additional 342 square feet of outdoor seating area at
the northwest corner of the building, both noted on the attached site plan.
MAY 24, 2010
ITEM NO.: A (Con't.)
The applicant is requesting two (2) variances with the proposed remodeling
project. The proposed front entry addition will be located 9.8 feet back from the
front (north) property line. Section 36-301(e)(1) of the City's Zoning Ordinance
requires a minimum front setback of 25 feet for C-3 zoned property. Therefore, the
applicant is requesting a variance to allow the proposed 9.8 foot front setback.
Section 36-502(b)(3)c. requires a minimum of three (3) additional off-street parking
spaces for the 342 square feet of additional outdoor dining space as proposed.
Therefore, the applicant is requesting a variance from this requirement also. There
are ten (10) paved parking spaces on the site. The restaurant use which occupied
and will re -occupy the building would typically be required a minimum of 36 off-
street parking spaces.
Staff is supportive of the requested setback and parking variances. Staff views the
request as reasonable. With respect to the front setback variance, most of the
other commercial buildings, along the south side of Kavanaugh Blvd., to the east
are located on their front property lines adjacent to the sidewalk along Kavanaugh
Blvd. The requested front setback for the new front entry area will not be out of
character with other commercial buildings to the east. Additionally, staff views the
parking variance as a minor issue. The remodeling of the existing restaurant
space will not change the amount of available seating for the restaurant use, with
the exception of the new 342 square feet outdoor seating area. This is a very
small area of additional seating which requires an additional three (3) off-street
parking spaces. As noted previously, the site contains ten (10) existing off-street
parking spaces. The majority of the commercial uses along the south side of
Kavanaugh Blvd, have no off-street parking spaces. Therefore, this site has a
slight parking advantage over those other commercial uses, including other
restaurants. Staff believes there is ample parking, including on -street parking, in
this general area and that the requested variances will have no adverse impact on
the adjacent properties or the general area.
C. Staff Recommendation:
Staff recommends approval of the requested setback and parking variances,
subject to providing railing to delineate the area of outdoor seating.
BOARD OF ADJUSTMENT: (APRIL 26, 2010)
The applicant was not present. There were no objectors present. Staff presented
the item and informed the Board that the item needed to be deferred to the May 24,
2010 Agenda. There was no further discussion. The item was placed on the
consent agenda and deferred to the May 24, 2010 meeting by a vote of 5 ayes, 0
noes and 0 absent.
MAY 24, 2010
ITEM NO.: A (Con't.)
BOARD OF ADJUSTMENT: (MAY 24, 2010)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval as noted in the "staff recommendation"
above. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff. The vote was 5 ayes, 0 noes and
0 absent.
March 25, 2010
Mr. Monte Moore
City of Little Rock
725 W. Markham Street
Little Rock, AR 72201
Dear Monte:
On behalf of our client, Keith Holland, owner of Satellite Caf6, we are requesting a variance for
the new entry addition because it is within the 25'-0" front setback and a variance for the number
of parking spaces due to the additional exterior cafe seating along Kavanaugh Boulevard.
The existing building, known as Satellite Caf6, is being remodeled and will re -open as Satellite
Caf6. The total gross square footage of the building is 3,314 square feet. The square footage of
the existing outdoor seating area is 377 square feet. The proposed exterior seating area is 342
square feet. The new entry vestibule located on the north wall is 90 square feet and reduces the
existing patio square footage to 206 square feet. The new entry is proposed to provide a more
comfortable air -lock entry for the patrons of the restaurant.
The proposed interior restaurant seating capacity is 97 seats. The proposed exterior seating at the
new patio area is 24 seats.
There are 10 existing off street parking spaces plus one handicap parking space off of Kavanaugh
Boulevard. The existing dumpster location is at the southeast corner of the property.
If there are any questions, please call me at 975-0052.
Sincerely,
Jennifer Herron, AIA
herron horton
1219 South Spring St.
Little Rock, AR 72202
Phone 501.975.0052
Fax 501.372.7931
hh-architects.com
MAY 24, 2010
ITEM NO.: 1
File No.: Z -7922-B
Owner: Friends of Recovery
Applicant: Terry Burruss
Address: 2701 W. 7th Street
Description: Southwest Corner of W. 7th and Jones Streets
Zoned: C-3
Variance Requested: A variance is requested from the area provisions of Section 36-301
to allow construction of a pavilion/carport-type structure with reduced rear yard setback.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Meeting Facility
Proposed Use of Property: Meeting Facility
STAFF REPORT
I_1
All
Public Works Issues:
No Comments.
Staff Analysis:
The C-3 zoned property at 2701 W. 7th Street is occupied by a one-story brick and
metal commercial building, located within the southeast portion of the property.
The property is located at the southwest corner of W. 7th and Jones Streets. There
is paved parking located on the west side of the building. A driveway at the
northwest corner of the property provides access to the parking area. The
northeast quarter of the property is grass covered. A bus stop/bus shelter is
located at the northeast corner of the property. Friends of Recovery occupies the
commercial building. The center provides a meeting space for twelve -step
programs, with meetings two (2) to three (3) times per day.
The applicant is proposing to place a nine (9) foot by 21 foot prefabricated metal
structure (carport -type structure) at the southwest corner of the property, as noted
on the attached site plan. The structure will be unenclosed on all sides and
located four (4) feet back west side property line and four (4) feet back from the
rear (south) property line. The structure will be used as a shelter for persons who
smoke and are at this location to attend meetings.
MAY 24, 2010
ITEM NO.: 1 (Con't.)
Section 36-301(e)(3) of the City's Zoning Ordinance requires a minimum rear
building setback of 25 feet for this C-3 zoned lot. Therefore, the applicant is
requesting a variance to allow the smoking shelter with a reduced rear setback. All
other setbacks conform to ordinance requirements.
Staff is supportive of the requested variance. Staff views the request as
reasonable. The proposed smoking shelter/carport-type structure will be
compatible with the general area which is comprised of residential, commercial and
light industrial structures of various sizes. The proposed smoking shelter will be
located adjacent to a service driveway and large commercial/light industrial
structure to the south. The property immediately to the west appears to be
occupied by a landscape maintenance business, with a small metal frame
greenhouse -type structure. Staff believes the proposed covered/unenclosed
structure with reduced rear yard setback will have no adverse impact on the
adjacent properties of the general area.
C. Staff Recommendation:
Staff recommends approval of the requested rear setback variance, subject to the
following conditions:
1. Smoking shelter/carport-type structure must remain unenclosed on all
sides.
2. A building permit must be obtained for the new structure.
BOARD OF ADJUSTMENT: (MAY 24, 2010)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval as noted in the "staff recommendation"
above. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff. The vote was 5 ayes, 0 noes and
0 absent.
614 CEN. _r2 ST.
LITTLE ROCK, AR 72201
�/ 501-376-3676 FAX 376-3766
tb�UP4Uss
Architect design, planning and interiors
April 23, 2010
Mr. Monte Moore
Zoning and Enforcement Administrator
Department of Planning & Development
City of Little Rock
723 W. Markham
Little Rock, AR 72201
RE: Friends of Recovery Building
Variance Request
2701 West 7t Street
Little Rock, Arkansas
A/E # 0943
Dear Mr. Moore:
Attached please find the Site Plan on the above referenced project. Our client is proposing to
install a smoking shelter at the rear (alley side) of the property. This shelter is being placed
over an existing concrete slab. Currently zoning is C-3 and requires a 25' rear yard set back for
an accessory structure. As we are on the property line we are requesting a variance to allow
placement of this structure.
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.
Yours very truly,
MAY 24, 2010
ITEM NO.: 2
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Z -8356-A
Arvest Bank, Phyllis T. Billingsly and Tri -B Realty, Inc.
Robert Brown, Development Consultants, Inc.
1720 S. University Avenue
Northwest corner of University Avenue and Boyle Park Road
C-3
Variance Requested: Variances are requested from the area provisions of Section 36-
301 and the buffer provisions of Section 36-522 to allow construction of a commercial
building with reduced setback and buffers.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Existing commercial building and undeveloped/vacant property.
Proposed Use of Property: Branch Bank Facility
STAFF REPORT
A. Public Works Issues:
a. Boyle Park Road is classified on the Master Street Plan as a collector
street. At time of development, a dedication of right-of-way 30 feet from
centerline will be required.
b. University Avenue is classified on the Master Street Plan as a principal
arterial. At time of development, dedication of right-of-way to 55 feet from
centerline is required.
c. At time of development, a 20 foot radial dedication of right-of-way is
required at the intersection of University Avenue and Boyle Park Road.
d. At time of development, sidewalks with appropriate handicap ramps are
required in accordance with Sec. 31-175 of the Little Rock Code and the
master Street Plan shall be installed on Boyle Park Road at the property
line.
e. At time of development, a new driveway apron should be installed on
Boyle Park Road per city standard detail.
f. At time of development, repair and replace any curb and gutter or
sidewalk that is damaged in the public right-of-way prior to occupancy.
MAY 24, 2010
ITEM NO.: 2 (Con't.)
g. Stormwater from the adjacent subdivision currently drains across this
property. At time of development, a drainage easement should be
provided and this open ditch piped to the University Avenue drainage
system.
h. Public Works has no comments on the building setback and the parking in
the buffer.
B. Landscape and Buffer Issues:
Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
The zoning buffer ordinance and the landscape ordinance require a nine (9) foot
wide buffer and a six foot nine inch wide landscape strip along the western
perimeter of the site, next to the residentially zoned properties. Easements cannot
be counted toward fulfilling the buffer requirement. Seventy percent (70%) of this
area is to remain undisturbed.
The zoning buffer ordinance requires an average 23 foot wide street buffer along
Boyle Park Road. Currently, the site plan does not meet this minimal amount.
C. Staff Anal
The C-3 zoned property at 1720 S. University Avenue is occupied by a one-story
commercial building located within the north portion of the property. The property
is located at the northwest corner of S. University Avenue and Boyle Park Road.
Two (2) other buildings were recently removed from the site in preparation of
redevelopment. The overall property is comprised of several platted lots within
Blocks 6 and 7, Cox's subdivision of Taylor and Bodeman subdivision. There are
no platted building lines.
On June 30, 2008 the Board of Adjustment approved variances for reduced buffers
and setbacks associated with a proposed branch bank development at this
location. The applicant has made minor adjustments to the site plan and is back
before the Board to address the variances for reduced buffers and building
setbacks.
The applicant is requesting three (3) variances with the revised site plan. The first
two (2) are from the buffer provisions of Section 36-522(b)(3)a. and 36-522(b)(3)b.
of the City's Zoning Ordinance. These sections require a minimum land use buffer
along the west property line of nine (9) feet, and an average buffer width of 23 feet
along the Boyle Park Road frontage. The applicant is proposing a buffer width of
eight (8) feet along the west property line, seven (7) feet at the dumpster area.
The ordinance does not allow the west five (5) feet of this area to be counted
toward fulfilling the buffer requirement because it is a utility easement. Therefore,
the applicant is providing a three (3) foot wide buffer outside the easement area.
MAY 24, 2010
ITEM NO.: 2 (Con't.)
This buffer area does widen out just north of the drive-thru lanes. The street buffer
along Boyle Park Road is 13 feet in width.
The third variance is from the area provisions of Section 36-301(1) of the City's
Zoning Ordinance. This section requires a minimum front building setback of 25
feet. The proposed building will be located 14.90 feet back from the front (east)
property line at its nearest point. The building previously approved had a front
setback of six (6) feet.
Staff is supportive of the requested variances. Staff feels the proposed
redevelopment plan for the property will be quality improvement within this corridor
of S. University Avenue. The shallow depth of the property, being only
approximately 110 feet, makes redevelopment with minimum building setbacks
and buffers being met very difficult. The existing northernmost and southernmost
(as previously existed) commercial buildings on the site do/did not conform to the
minimum front and rear setback requirements. Any future redevelopment of the
site would likely face the same issues as this proposed development. Additionally,
any variances from the City's Landscape Ordinance will require approval from the
City Beautiful Commission. Staff feels the proposed redevelopment plan for this
property will have no adverse impact on the adjacent properties or the general
area.
D. Staff Recommendation:
Staff recommends approval of the requested setback and buffer variances, subject
to the following conditions:
a. Compliance with the Public Works requirements as noted in paragraph A.
of the Agenda staff report, including any variances which may be granted
by the City's Board of Directors.
b. Compliance with the Landscape and Buffer Ordinance requirements with
the exception of the buffer variances as approved by the Board.
Variances from the Landscape Ordinance must be approved by the City
Beautiful Commission.
c. The dumpster area must be screened as per ordinance requirements.
d. Any signage must conform to ordinance standards. Any ground sign must
meet the minimum sign setback requirements after any additional right-of-
way dedication.
BOARD OF ADJUSTMENT: (MAY 24, 2010)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval as noted in the "staff recommendation"
above. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff. The vote was 5 ayes, 0 noes and
0 absent.
DEVELOPMENT
CONSULTANTS
April 14, 2010
Mr. Monte Moore
City of Little Rock
Planning & Development Division
723 West Markham Street
Little Rock, AR 72201-1334
RE: Arvest @ South University
Board of Adjustment Variance Application
DCI Project #09-151
Dear Monte:
3 6 -
Attached are our application materials requesting variances for the above referenced project. The following
items are provided for your use:
Six copies of the proposed Site Plan.
Six copies of the most current Survey.
One copy of a Landscape Areas Exhibit.
Completed application form, description, and authorizations from current owners.
Copy of prior BOA variance approval minutes.
Copy of executed right-of-way dedication deed.
This site was previously reviewed and approved for several variances regarding street buffer, land use
buffer, building setbacks, and perimeter landscape area. Since that time, the plan has been revised and
landscape variances are no longer necessary (per recent review with Dana Carney on March 31, 2010).
There is a need to update the building setback and buffer variances in conjunction with this new plan. The
variances requested are as follows:
Allow a reduced street buffer on the Boyle Park Road frontage of approximately 13 feet.
Allow a reduced building setback on University Avenue of approximately 14 feet.
Allow a reduced land use buffer of approximately 3 feet on the western boundary (in
conjunction with an existing utility easement).
The previous application for variances approved a similar street buffer and even smaller front and rear
building setbacks. We feel these variances are justified for this property to allow re -development due to the
shallow depth of the site, the presence of an existing utility easement on the western boundary, and
additional right-of-way dedications required along University Avenue.
Please contact my office if you have any questions or require additional information. Thank you for your
assistance.
Sincerely,
D,�p,Kelopment Consultants, Inc.
4RobM. Brown
Vice President
Engineering
Planning
G:\2009\09-151 \Planning0ocuments\09151 e.doc
Land Surveying
Landscape Architecture
2200 North Rodney Parham Road, Suite 220 • Little Rock, Arkansas 72212 ® Telephone 501.221.7880 ® Fax 501.221-7882
509 West Spring Street, Suite 135 - Fayetteville, Arkansas 72701 • Telephone 479.444.7880 o Fax 479-251.5210
MAY 24, 2010
ITEM NO.: 3
File No.: Z -8364-A
Owner: Yogiji, Inc.
Applicant: Raju Vyas
Address: 10914 Kanis Road.
Description: North side of Kanis Road, west of Shackleford Road
Zoned: C-3
Variance Requested: A variance is requested from the height provisions of Section 36-
301 to allow construction of a hotel building with increased height.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Undeveloped
Proposed Use of Property: Hotel
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Landscape and Buffer Issues:
The site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
C. Staff Analysis:
The C-3 zoned property at 10914 Kanis Road contains a vacant single family
residential structure within the south half of the property. The property is located
on the north side of Kanis Road, approximately 400 feet west of Shackleford Road.
A gravel driveway from Kanis Road serves as access to the property. There is a
vacant metal garage structure located on the north side of the residential structure.
Gravel parking is located in the rear yard area. The majority of the property is
undeveloped and wooded. There is a narrow paved (no curb and gutter) roadway
along the west property boundary which ends near the northwest corner of the
property.
MAY 24, 2010
ITEM NO.: 3 (Con't.)
The applicant is proposing to redevelop the property and construct a new hotel
facility, as noted on the attached site plan. The proposed hotel building will be
located within the west half of the property, with parking on its east and south
sides. A driveway at the southwest corner of the property will serve as access to
the site. The hotel will consist of 76,083 square feet of building area on four (4)
floors. It will contain 103 guest rooms.
The applicant is requesting one (1) variance with the proposed hotel development,
as a result of the building permit review. The overall height of the hotel building is
proposed at approximately 52 feet ( as measured from the lowest finished floor to
the mean level between the eaves and ridge of the sloped roof). Section 36-301(d)
of the City's Zoning Ordinance allow a maximum building height of 35 feet for C-3
zoning. Therefore, the applicant is requesting a variance to allow the hotel building
with an increased height of 52 feet.
Staff is supportive of the requested building height variance. Staff views the
request as reasonable. The proposed building height for the hotel structure will not
be out of character with other sites in this general area along the Shackleford Road
corridor, from Financial Centre Parkway south to Interstate 430. There are
numerous buildings within this general area with heights of four (4) stories or
greater. The property immediately to the north is zoned 0-3, with building heights
allowed up to 60 feet. The undeveloped property immediately to the west is zoned
C-2 and allows building heights up to 45 feet. Staff believes the proposed hotel
building will be compatible with other existing buildings in this general area, and
that the overall hotel development will have no adverse impact on the adjacent
properties or the general area.
D. Staff Recommendation:
Staff recommends approval of the requested building height variance, subject to
compliance with the City's Landscape and Buffer ordinance requirements.
BOARD OF ADJUSTMENT: (APRIL 26, 2010)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval as noted in the "staff recommendation"
above. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff. The vote was 5 ayes, 0 noes and
0 absent.
BOARD OF ADJUSTMENT: (MAY 24, 2010)
Raju Vyas was present, representing the application. There were no objectors
present. Staff presented the application with a recommendation of approval.
MAY 24, 2010
ITEM NO.: 3 (Con't.)
Raju Vyas addressed the Board in support of the application. In response to
questions from Vice -Chairman Smith, there was a brief discussion of what zoning
districts allowed hotels by right and the building height allowances for those districts.
Other options for development (PZD, rezoning, CUP, etc.) were discussed. Vice -
Chairman Smith noted that the height variance should be approved through a PZD
or CUP, with Planning Commission review.
Mr. Vyas discussed the requested height variance and referenced other buildings in
the area with increased building heights.
There was a motion to approve the requested height variance, as recommended by
staff. The motion passed by a vote of 3 ayes, 1 nay and 1 abstention (Mehta). The
application was approved.
U
14 Caddo Court
Maumelle, AR 72113
April 22, 2010
City of Little Rock
Planning and Development
723 West Markham St
1st Floor
Little Rock, AR
Re: Height Variance for proposed Hilton Garden Inn at 10914 Kanis Road
To Whom It May Concern:
3
This letter is a request a for a height variance for the proposed Hilton Garden Inn hotel in West
Little Rock, AR. The proposed building is located on the corner of Kanis Road and Shackleford Road
and locqted in a C-3 construction zone. The height limitation for a C-3 zone building is 36ft The
proposed hotel, however, will be a four story structure with a height of 53ft. Therefore, we are
requesting for a variance of 17 ft.
The variance is being requested for two reasons. The first reason is the topography of the land that
the proposed hotel will be located on. There are several low lying areas on the land that will need to
be filled before the hotel can be built. Therefore, the lowest possible height for this building will be
53ft.
The second reason that a variance is being requested is that there are several buildings and other
hotels within the 2 mile radius of the proposed hotel that are much taller than the proposed Hilton
Garden Inn. For example, the Hampton Inn and Suites is less than 0.5 miles away from the proposed
hotel and is a 5 story building. Additionally, the Embassy Suites is 1 mile away from the proposed
Hilton Garden Inn and is a 9 story building. Therefore, we do not feel that the proposed hotel will
not have an adverse effect or impact on the physical or environmental conditions in the district.
If you have any further questions, please do not hesitate to contact me.
Best Regards,
lu Vyas
President, Yogiji Inc.
MAY 24, 2010
ITEM NO.: 4
File No.: Z-8547
Owner/Applicant: Chris Hartsfield
Address: 1 Mockingbird Lane
Description: Lot 526, Kingwood Place Addition
Zoned: R-2
Variance Requested: A variance is requested from the building line provisions of Section
31-12 to allow a building addition which crosses a 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
A. Public Works Issues:
No Comments.
B. Staff Analysis:
The R-2 zoned property at 1 Mockingbird Lane is occupied by a one-story brick
and frame single family residence. The property is located at the southwest corner
of Mockingbird Lane and Indian Trail. There is a two -car wide driveway from
Mockingbird Lane which serves the property. The property slopes upward from
Mockingbird Lane and Indian Trail. The lot contains a 25 foot front platted building
line along the Mockingbird Lane frontage, and a 25 foot side platted building line
along the Indian Trail frontage.
The applicant is proposing to construct a master bedroom/bath addition on the east
side of the residence, as noted on the attached site plan. The addition will be one-
story in height, and extend across the 25 foot side platted building line by three (3)
to 3.75 feet. The addition will be 22 feet by 24 feet in area. It will be located 21.25
to 22 feet back from the east side property line and approximately 31.5 feet back
from the front (north) property line.
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 a variance from this ordinance standard to allow the
building addition which crosses a side platted building line.
MAY 24, 2010
ITEM NO.: 4 (Con't.)
Staff is supportive of the requested building line variance. Staff views the request
as reasonable, as the proposed building addition exceeds all of the minimum
building setbacks as per the R-2 zoning standards (Section 36-254). The
proposed building will not be out of character with the area. The residence
immediately to the south is located closer to the street side property line along
Indian Trail than the residence at 1 Mockingbird Lane, as is the next residence
further south at the southwest corner of Indian Trail and White Oak Lane. The
requested building line encroachment is very minimal, and staff believes it 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 side building line for the
addition. 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 building line variance, subject to the
following conditions:
1. Completion of a one -lot replat reflecting the change in the side
platted building line as approved by the Board.
2. The building addition must be constructed to match the existing
residence.
3. A building permit must be obtained for the room addition.
BOARD OF ADJUSTMENT: (MAY 24, 2010)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval as noted in the "staff recommendation"
above. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff. The vote was 5 ayes, 0 noes and
0 absent.
A L L I S O N
ME
ARCHITECTS
April 22, 2010
Department of Planning and Development
723 West Markham
Little Rock, AR 72201
RE: Variance for addition to 1 Mockingbird Lane
Little Rock AR.
To Whom It May Concern:
- ! ✓ 5 1-t
My family and I request a, variance for an addition to our residence at 1 Mockingbird
Lane. Our 1950's ranch style home sits on a corner lot, which requires two 25 feet
setbacks on the property. With the addition of our third child, we are in need of adding a
fourth bedroom and have looked at several options on the site. We have looked at
possible solutions for the addition and did not feel an expansion to the south or
southwest was feasible as it took up a good portion of an already small backyard. A
semi -level fenced in backyard is a premium in our neighborhood. The layout of the
house is such that an addition in either direction would also disrupt the layout of interior
bedrooms. The most reasonable solution for us was to take advantage of the large side
yard facing Indian Trails, which also works with the interior layout of the house.
The addition encroaches into the current setback approximately 3'-9" at it's greatest
dimension and another 18 inches for roof overhang. Since our lot is sloped, the addition
will allow us to gain much needed storage space below. We currently have a parking
pad with no garage space and no room to store "stuff" that come with a family of five.
The size of the proposed master bedroom suite should accommodate modern family
living.
As an architect, I feel strongly about continuing the ranch -style design of the home with
this addition. I feel the addition's location to Indian Trails is comparative to several
current corner lot homes in our neighborhood. There will be approximately 8 feet
difference in grade elevation between finish basement slab and curb of street. I feel that
the horizontal and vertical distance between the two will be perceived as an acceptable
setback.
Attached is the property survey and overlay of the proposed addition with
encroachments. We appreciate your time to consider this variance and please call me if
you have any questions. (ph. 501-993-4884)
Sincere
Chris Hartsfield, AIA
200 W. Capitol, Suite 1400 Little Rock, AR 72201 Tel 501 376 0717 Fax 501 376 1766 email: mail@allarch.com
MAY 24, 2010
ITEM NO.: 5
File No.: Z-8548
Owner: Philip W. and Paula B. Schmidt
Applicant: Paula Schmidt
Address: 10 Berwyn Drive
Description: Lot 110, Robinwood Addition
Zoned: R-2
Variance Requested: A variance is requested from the area provisions of Section 36-254
to allow construction of a carport addition with reduced 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 Comments.
B. Staff Analysis:
The R-2 zoned property at 10 Berwyn Drive contains a two-story brick and frame
single family residence. There is a two -car wide driveway at the southwest corner
of the property, which extends along the west side of the house to a garage at the
northwest corner of the structure. There is a second driveway with parking pad at
the southeast corner of the property. The property slopes upward from Berwyn
Drive (front to back).
The applicant proposes to construct a carport addition on the west side of the
residence, as noted on the attached site plan. The carport addition will be one-
story construction, with an area of 18 feet by 28 feet. The proposed carport
addition will be unenclosed on its north, south and west sides. It will be located
five (5) feet from the west side property line. The proposed carport addition will
have a low roof pitch from front to back, and will not be sloped toward the property
to the west.
Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side
setback of eight (8) feet for this R-2 zoned lot. Therefore, the applicant is
MAY 24, 2010
ITEM NO.: 5 (Con't.)
requesting a variance to allow the carport addition with a side setback of five (5)
feet.
Staff is supportive of the requested side setback variance. Staff views the request
as a relatively minor setback encroachment. There is ample separation between
this residence and the home immediately to the west, as it is located approximately
15 feet back from the dividing side property line. Additionally, as noted previously,
the proposed carport addition will be unenclosed on its north, south and west
sides. As such, it should have very little visual impact on the property to the west.
Staff believes the proposed carport addition will have no adverse impact on the
adjacent properties or the general area.
C. Staff Recommendation:
Staff recommends approval of the requested side setback variance, subject to the
following conditions:
1. The carport addition must be constructed to match the existing
residence.
2. The carport addition must remain unenclosed on its north, south and
west sides.
3. A building permit must be obtained for the carport addition.
BOARD OF ADJUSTMENT: (MAY 24, 2010)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval as noted in the "staff recommendation"
above. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff. The vote was 5 ayes, 0 noes and
0 absent.
APRIL 20, 2010
TO WHOM IT MAY CONCERN:
WE ARE SUBMITTING THIS VARIANCE APPLICATION IN ORDER TO ADD A CARPORT AT THE REAR/SIDE
OF THE HOME. THERE IS PRESENTLY NO COVERED PARKING ATTHIS LOCATION AND THE
CONSTRUCTION WILL PROVIDE COVERED PARKING AT THE REAR/SIDE OF THE HOME. IT WILL BE A
CONVENIENCE AND SAFETY FACTOR IN HAVING THIS STRUCTURE ADDED. WE WOULD APPRECIATE
YOUR APPROVAL OF THE VARIANCE NECESSARY TO APPROVE THIS APPLICATION IN ACCORDANCE WITH
THE MINIMUM REQUIREMENTS.
Paula B Schmidt
10 Berwyn Drive
Little Rock, AR 72227
MAY 24, 2010
ITEM NO.: 6
File No.: Z-8549
Owner/Applicant: Imari and Monica Dellimore
Address: 2423 N. University Avenue
Description: Lot 1, Block 29, Parkview Addition
Zoned: R-2
Variance Requested: A variance is requested from the area provisions of Section 36-156
to allow construction of an accessory 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 Comments.
B. Staff Analysis:
The R-2 zoned property at 2423 N. University Avenue is occupied by a one-story
brick single family residence. The property is located at the southeast corner of N.
University Avenue and "W" Street. There is a two -car wide driveway and parking
pad from "W" Street at the northeast corner of the property.
The applicant proposes to construct an 18 foot by 24 foot detached garage
structure at the northeast corner of the property, as noted on the attached site
plan. The structure is proposed to be one (1) story in height, with a zero (0)
setback from the north (street side) property line. The structure will be located 6.5
feet back from the rear (east) property line, and separated from the house
(principal structure) by approximately six (6) feet. The structure as proposed will
occupy 29.6 percent of the required rear yard (rear 25 feet of the lot).
Section 36-156(a)(2)c. of the City's Zoning Ordinance requires a minimum street
side setback of 15 feet for accessory (detached) structures. Therefore, the
applicant is requesting a variance to allow the proposed accessory garage
structure with a reduced street side (north) setback of zero (0) feet.
MAY 24, 2010
ITEM NO.: 6 (Con't.)
Staff does not support the requested street side setback variance, as filed.
Although staff has no problem with the applicants constructing a detached garage
structure within the rear yard area, staff feels that a little more space is needed
between the edge of pavement of "W" Street and the front of the garage structure.
This would allow more space for vehicles to pull off the street when entering the
garage, and more space to view oncoming traffic when exiting the structure. Staff
could support a street side setback of 4.5 feet This is the minimum setback for the
principal structure on this lot, and a similar setback as the attached garages across
"W" Street to the north. Staff believes a 4.5 foot street side setback will provide a
safer situation and will not be out of character with other garages (attached and
detached) in this general area.
C. Staff Recommendation:
Staff recommends denial of the requested street side setback variance, as filed.
BOARD OF ADJUSTMENT: (MAY 24, 2010)
The applicant was present. There were no objectors present. Staff presented the
item, noting that the applicant had revised the application to provide a minimum 4.5
foot street side setback for the proposed accessory building. Staff recommended
approval of revised application, subject to the following conditions:
1. A building permit must be obtained for the construction.
2. The accessory building must be constructed to match the principal structure.
There was no further discussion. The item was placed on the consent agenda and
approved as revised and recommended by staff. The vote was 5 ayes, 0 noes and 0
absent.
Cover Letter
e--` -
Address: 2423 N. University Avenue
'z—
Little Rock, Arkansas 72207
Legal Description: Lot 1, Block 29, Parkview Addition to the City of Little Rock, Pulaski County,
Arkansas
Proposal:
The property owners are requesting a residential zoning variance to build a detached garage. The
dimension of the garage would be 24 feet (W) by 18 feet (Q. The garage would occupy the space
currently used as the car pad.
Justification/Reason for Seeking Variance:
in order to abide by current zoning requirements (15 feet off property line), the garage and concrete
slab/foundation would have to be built within the canopy drip line of a mature tree. The tree trunk is
located on our neighboring homeowners property. The tree is rather large resulting in the canopy that
covers the entire width of our back property. Creating the foundation for our garage structure in the
location current laws require would jeopardize the life of our neighbor's tree. Therefore we are
requesting to use the area of our current car pads for replacing the concrete foundation and building the
garage so as to minimally disturb the soil and root system around the existing tree.
Imari J. Dellimore
Monica C. Dellimore
MAY 24, 2010
ITEM NO.: 7
File No.: Z-8550
Owner: Doug and Julie Long
Applicant: Anna Fields, Arkansas Windows and Siding
Address: 13016 Morrison Road
Description: Lot 272, Marlowe Manor Addition, Phase IV
Zoned: R-2
Variance Requested: A variance is requested from the area provisions of Section 36-254
to allow a sunroom addition with 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 13016 Morrison Road is occupied by a one-story frame
single family residence. The property is located on the south side of Morrison
Road, west of Stonehenge Place. There is a two -car wide driveway from Morrison
Road which serves as access to a garage on the northwest corner of the
residence. The property slopes downward from front to back (north to south).
There is an existing uncovered deck with railing on the rear of the structure. The
deck floor is approximately eight (8) feet above the grade of the rear yard area.
The deck is located 13.5 feet to 21.5 feet back from the rear (south) property line.
The applicant is requesting to remove the deck from the rear of the home and
construct a 12.6 foot by 21.8 foot sunroom in its place. A wood landing will be
located on the east side of the sunroom, with steps and a second landing at
ground level along the back wall of the residence. The proposed sunroom with
landing will be located 15.5 feet to 24 feet back from the rear (south) property line.
The steps and second landing will be 30 to 37 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 for this R-2 zoned lot. Therefore, the applicant is requesting a
MAY 24, 2010
ITEM: NO,: 7 (Con't.)
variance to allow the proposed sunroom (with landing) with a rear setback ranging
from 15.5 feet to 24 feet. The steps and second landing area conform to setback
requirements.
Staff is supportive of the requested rear yard setback variance. Staff views the
request as reasonable, given the irregular shape of this single family lot. The lot
has a depth ranging from 78 feet along the west property line to 108.93 feet along
the east property line. Current subdivision and zoning ordinance requirements call
for a lot depth of no less than 100 feet. If the required minimum lot depth was
provided along the west property line, the lot would be more "squared off" and the
rear setback would not be an issue. As noted previously, the proposed sunroom
addition will have a greater setback from the rear property line than the existing
deck structure.
C. Staff Recommendation:
Staff recommends approval of the requested rear yard setback variance, subject to
the following conditions:
1. The sunroom addition must be constructed to match the existing
residence.
2. A building permit must be obtained for the construction.
BOARD OF ADJUSTMENT: (MAY 24, 2010)
Randy Fields, of Arkansas Windows and Siding, was present, representing the
application. There was one (1) objector present. Staff presented the application
with a recommendation of approval.
Randy Riva addressed the Board in opposition to the application. He submitted
photos to the Board. He explained that the proposed sunroom addition would look
down into his rear yard area. He noted that he would like the applicant to conform to
ordinance standards.
Randy Fields addressed the Board in support of the application. He described the
proposed sunroom addition. He noted that the addition would have 24 inch high
kneewalls with windows, and a gabled roof. Vice -Chairman Smith noted that the
kneewall would help cut-off the view to the neighbor's property.
Leslie Greenwood asked when the deck was constructed. Mr. Fields noted that it
was constructed approximately 20 years ago.
There was a motion to approve the application as recommended by staff. The
motion passed by a vote of 5 ayes, 0 nays and 0 absent. The application was
approved.
Arkansas
windows
®®®® rySiding
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1800 East Kiehl Ave . Sherwood, AR 72120 . Bus: 501-834-5050 . Fax: 501-834-6565
City of Little Rock
Department of Planning & Development
April 8, 2010
To Whom It May Concern,
We are applying for a variance for a sunroom on the back of the home where an existing
deck is. We will remove the deck with is 20' x 16' and add a sunroom that is 20' x 12'.
We believe the variance should be justified because of an "unusual lot configuration."
On one end of the existing deck there is 221/2 feet to the property line. The other end of
the deck is 15 1/2 feet to the property line. The 15 1/2 feet is on the west side, and is where
we need variance.
The sunroom will have a 24" knee wall and enclosed with windows. The roof line of the
sunroom will be well below the roof line of the home. It will have siding and windows
that match and blend exactly with the home.
Sin erel -
Anna Fields
Owner
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May 24, 2010
There being no further business before the Board, the meeting was adjourned at 2:30 p.m.
Date:
„Chairman
Secre ary