boa_09 27 2010I&
N
LITTLE ROCK BOARD OF ADJUSTMENT
SUMMARY OF MINUTES
SEPTEMBER 27, 2010
2:00 P.M.
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 August 30, 2010 meeting were
approved as mailed by unanimous vote.
III. Members Present: Robert Winchester, Chairman
Scott Smith, Vice Chairman
Rajesh Mehta
Brad Wingfield
Open Position
Members Absent: None
City Attorney Present: Debra Weldon
� f
LITTLE ROCK BOARD OF ADJUSTMENT
AGENDA
SEPTEMBER 27, 2010
2:00 P.M.
OLD BUSINESS:
A. Z-8566
NEW BUSINESS:
1.
Z-8591
2.
Z-8592
3.
Z-8594
4.
Z-8595
5.
Z-8596
122 Rice Street
1900 Shadow Lane
5420 Edgewood Road
4809 Gooch Drive
1805 Commerce Street
12 Epernay Circle
00C ).VMHEJI
5 N
® 3
1S IddISSISSM N
Oa UlOAa3S3a ,Z,P
QPQ-
�tiy
t�
O � a
2
2
laVM313
al t
I-
s
N
c°I
OI
rn l
oa sHavde
cl
cr
°a
P
O2 5
50(s�Nlads
°a sloays
L
u
aI
C .• w
o
uj
Mid
w
LL,
0�.J
W
N
°a snag
W
Oa SVWOH.! NVO t=-
� W d a
O Fg�J i
_ ul _.......� of
w'--
r
5 N
® 3
1S IddISSISSM N
Oa UlOAa3S3a ,Z,P
QPQ-
�tiy
t�
O � a
2
2
laVM313
al t
I-
s
N
c°I
OI
rn l
oa sHavde
cl
cr
°a
P
O2 5
50(s�Nlads
°a sloays
L
u
aI
SEPTEMBER 27, 2010
ITEM NO.: A
File No.: Z-8566
Owner: Pearl, LLC
Applicant: David Pearlstein
Address: 122 Rice Street
Description: Lot 8, Block 4, Capitol View Addition
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
STAFF REPORT
A. Public Works Issues:
No Comments
B. Staff Analysis:
The R-4 zoned property at 122 Rice Street contains a one-story frame single family
residence. The property is located at the northwest corner of Rice Street and W.
2nd Street. There is a gravel driveway from W. 2"d Street which serves as access to
the property. The property slopes downward from back to front (west to east). The
front yard area of the lot is approximately four (4) to five (5) feet above the grade of
Rice Street.
The applicant recently constructed a wood fence along the front (east) and south
side property lines, as noted on the attached site plan. The fence varies in height
and steps down with the slope along the south property line. The portion of the
fence which is in the front yard area is constructed of three (3) to four (4) feet of
solid wood with approximately two (2) feet of lattice -type woodwork (non-opaque)
on top. The fence along the south side property line is six (6) to eight (8) feet in
height with similar construction to the portion in the front yard area. The vast
majority of the fence along the south property line is six (6) to seven (7) feet in
height. It only nears the eight (8) foot high mark near the southeast corner of the
lot.
SEPTEMBER 27, 2010(
ITEM NO.: A (CON'T.
Section 36-516(e)(1)a. of the City's Zoning Ordinance allows a maximum fence
height of four (4) feet for fences located between a building setback line and street
front or side property line, and six (6) feet elsewhere on a single family lot.
Therefore, the applicant is requesting a variance to allow those portions of the
fence which are located between the building setback lines and the street side
property lines to exceed the maximum height allowed.
Staff is supportive of the requested fence height variance. Staff views the request
as reasonable. The yard elevation along where the fence is located is several feet
above the grade of the adjacent streets. This gives the fence the appearance that
it is taller than it actually is. Additionally, the new fence is not out of character with
other fences in the general area. The property immediately to the south across W.
2nd Street recently received a variance to allow an eight (8) foot high fence along
the street side property line. Staff believes the new fence is a nice improvement to
the property and 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, subject to a
building permit being obtained for the fence construction.
BOARD OF ADJUSTMENT: (JUNE 28, 2010)
The applicant was not present. There were no objectors present. Staff noted that the
applicant had not completed the required notifications to surrounding property owners.
Staff recommended the application be deferred to the July 26, 2010 agenda. The item
was placed on the consent agenda and deferred to the July 26, 2010 agenda. The
vote was 5 ayes, 0 noes and 0 absent.
BOARD OF ADJUSTMENT: (JULY 26, 2010)
The applicant was not present. There were no objectors present. Staff noted that the
applicant had not completed the required notifications to surrounding property owners.
Staff recommended the application be deferred to the August 30, 2010 agenda. The
item was placed on the consent agenda and deferred to the August 30, 2010 agenda.
The vote was 5 ayes, 0 noes and 0 absent.
SEPTEMBER 27, 2010(
ITEM NO.: A (CON'T.)
BOARD OF ADJUSTMENT: (AUGUST 30, 2010)
The applicant was not present. There were two (2) persons present with concerns.
Staff recommended the application be deferred to the September 27, 2010 agenda
based on the fact that the applicant was not present.
There was a motion to defer the application to the September 27, 2010 agenda. The
motion passed by a vote of 3 ayes, 1 nay, 0 absent and 1 open position. The
application was deferred.
BOARD OF ADJUSTMENT: (SEPTEMBER 27, 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 4 ayes, 0 noes, 0 absent and 1 open
position.
?—Olt
-J1 2
I
Lo Oc V, 1 � c
2 -
0 ey e
Ot VIC;/ UC,
g--? 1,(2
7-11c,
V)n G� C?( 7Z11
-�, 11 u
C�Vqj 7jCCIA
C'(J611cw05 [tn Al -5 j/(e,
Xdco ,,
s 1 l L't
SEPTEMBER 27, 2010
ITEM NO.: 1
File No.: Z-8591
Owner: Rob and Marilyn Porter
Applicant: Wayne Moore
Address: 1900 Shadow Lane
Description: Lot 110 and part of Lots 109 and 111, Shadowlawn Addition
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of Section 36-
254 and the building line provisions of Section 31-12 to allow a building (breezeway)
addition with a reduced rear setback and front step addition which crosses 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:
1. Measures to control the increase in stormwater runoff from the increased
impervious surface should be implemented to not damage adjacent property.
B. Staff Analysis:
The R-2 zoned property at 1900 Shadow Lane is occupied by a two (2) story brick
and frame single family residence which is currently under construction. The
property is comprised of 2.5 platted lots and contains a 30 foot front platted
building line. There is a one (1) story garage structure (27 feet by 31.3 feet) being
constructed within the southwest quarter of the site. There is a one (1) story
enclosed breezeway which connects the house to the garage. A new two -car wide
driveway will be constructed from Shadow Lane to the new garage structure. The
existing concrete driveway will be removed. Additionally, the front porch of the
residence is located approximately 3.5 feet above grade. Steps
(uncovered/unenclosed) will extend approximately four (4) feet across the front
platted building line, with a front setback of approximately 26 feet.
SEPTEMBER 27, 2010(
ITEM NO.: 1 (CON'T.)
The building permit originally issued for this project showed the garage as a
detached/accessory structure. It is located 8.5 feet to 10.5 feet back from the rear
(west) property line. Based on the fact the breezeway connection was
constructed, the garage is now part of the principal structure. The breezeway
connection was constructed to allow a disabled person, who owns the residence,
to get to and from the garage and be out of the weather.
Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum rear
setback of 25 feet for R-2 zoned lots. 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 garage portion of the residence with a
reduced rear setback and the front steps to cross the front platted building line.
Staff is supportive of the requested rear setback and building line variances. The
breezeway connection between the house and garage represents only slightly over
100 square feet of building space/footprint. This adds very little to the overall
massing of building area on this property. As noted previously, the property is
comprised of 2.5 lots or approximately 19,000 square feet. The total building area
is similar to what is located on several single lots (7,000 to 8,000 square feet)
within this residential area. Additionally, the requested front building line
encroachment is very minor. The steps will be located approximately 26 feet back
from the front property line, which complies with typical front setback requirements
for R-2 zoned lots. Staff believes the requested rear setback and building line
variances 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 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 front steps must remain uncovered and unenclosed.
3. The garage portion of the residence is limited to one (1) story in height, as
constructed.
4. The garage square footage within the rear 25 feet of the lot will count
toward the 30 percent maximum rear yard coverage for accessory
buildings in R-2 zoning.
SEPTEMBER 27, 2010(
ITEM NO.: 1 (CON'T.)
BOARD OF ADJUSTMENT: (SEPTEMBER 27, 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 4 ayes, 0 noes, 0 absent and 1 open
position.
WAYNE `lvt®® E CONSTRUCTION OMPANY
2121 WATT STREET, SUITE E / LITTLE ROCK, AR 72227 / 501.228-5515 TELEPHONE / 501-228.6787 FAX
August 24, 2010
Mr. Monte Moore
Zoning & Enforcement Administrator
City of Little Rock Planning & Development
723 West Markham, 1St Floor
Little Rock, AR 72201-1334
Re: Zoning Variance Application - Porter Residence at 1900 Shadow Lane
AKA The North 55' of Lot 109 and the South 25' of Lot 111 and all of Lot 110,
Shadowlawn Addition, Little Rock, AR
Dear Monte,
1 am requesting the attached three variances for the above described property on behalf of
Marilyn & Rob Porter, Owners.
#1. Enclosure of the breezeway attaching the primary structure to the garage. The breezeway is
one story with a roof pitch of less than 7 to 12. The breezeway walls consist mostly of framed
windows. The enclosed breezeway will be used to transport a disabled person to and from the
garage out of the weather.
Q. Regarding rear yard setback, the garage is located approximately 5' off the rear building line
and 9' off the rear property line.
#3. Front steps will be 24" past the 30' building set back line.
Thank you for your consideration of this application. You may contact me by calling 228-5515
or emailing wmcc@sbcglobal.net should you have any questions.
Thank you.
Sincerely,
Wayne oore,
President
Enc.
SPECIALIST IN THE CONSTRUCTION OF FINE HOMES / REAL ESTATE DEVELOPMENT H �91f+d
a[��roR
SEPTEMBER 27, 2010
ITEM NO.: 2
File No.: Z-8592
Owner/Applicant: Brett and Katie Huff
Address: 5420 Edgewood Road
Description: Lot 120 and part of Lot 119, Prospect Terrace No. 2 Addition
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of Section 36-
254 to allow a building addition with reduced rear and side setbacks.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
STAFF REPORT
A. Public Works Issues:
1. Measures to control the increase in stormwater runoff from the increased
impervious surface should be implemented to not damage adjacent property.
B. Staff Analysis:
The R-2 zoned property at 5420 Edgewood Road is occupied by a brick and frame
single family residence. The front (south) portion of the residence is two (2) stories
in height, with the rear portion being one (1) story tall. There is a one (1) story
brick and frame accessory garage structure (21 feet by 31 feet) located in the rear
yard area, at the northwest corner of the lot. The garage is located 3.7 to 4.2 feet
back from the rear (north) property line. There is a one -car wide driveway from
Edgewood Road which serves as access to the property.
The applicant is proposing to remove the accessory garage from the site and
construct a one (1) story addition to the rear of the residence, as noted on the
attached site plan. The addition will be approximately 21.3 feet by 28.2 feet in size
and will allow additional square footage for the existing kitchen and family/living
room areas. The proposed addition will be located eight (8) feet to 11 feet back
from the rear (north) property line and four (4) feet to seven (7) feet back from the
east side property line. The proposed addition will be located approximately 19
feet back from the west side property line.
SEPTEMBER 27, 2010
ITEM NO.: 2 (CON'T.)
Section 36-254(d)(3) of the City's Zoning Ordinance allows a minimum rear setback
of 25 feet for R-2 zoned lots. Section 36-254(d)(2) allows a minimum side setback
of 5.5 feet for this 55 foot wide lot. Therefore, the applicant is requesting variances
from these ordinance standards to allow the proposed building addition with a
reduced rear setback ranging from eight (8) to 11 feet, and a reduced side setback
ranging from four (4) to seven (7) feet.
Staff is supportive of the requested variances. Staff views the request as
reasonable. The applicant is proposing to remove essentially the same amount of
building square footage as is proposed with the new addition. Therefore, the
building massing on the lot will change very little. The proposed addition will
however be located four (4) to seven (7) feet further back from the rear property
line than the existing accessory garage structure. Additionally, the proposed
setbacks and massing will not be out of character with other residential lots
scattered throughout this subdivision. Staff believes the proposed building addition
with reduced side and rear setbacks will have no adverse impact on the adjacent
properties or the general area.
C. Staff Recommendation:
Staff recommends approval of the requested building setback variances, subject to
the following conditions:
1. The building addition must be constructed to match the existing residence
(similar style and color).
2. The building addition is limited to a one (1) story maximum height.
3. There are to be no accessory structures located on the site.
4. Compliance with the Public Works requirement as noted in paragraph A.
of the staff report.
BOARD OF ADJUSTMENT: (SEPTEMBER 27, 2010)
Staff informed the Board that the applicant submitted a letter on September 24, 2010
requesting the application be withdrawn, without prejudice. Staff supported the
withdrawal request.
The item was placed on the consent agenda and withdrawn, without prejudice. The
vote was 4 ayes, 0 noes, 0 absent and 1 open position.
Katie and Brett Huff
5420 Edgewood Road
Little Rock, AR 72207 moi_
City of Little Rock -Department of Planning and Development
500 West Markham
Little Rock, AR 72201
To Whom It May Concern:
We are requesting a zoning variance for an addition to a single family residence at 5420
Edgewood Road. We would like to build an addition to our home and a portion of that
addition, a room for additional living space, would be closer to the property line than
Zoning Ordinance allows currently.
The primary reason for the addition, and thus the variance, is a larger living area and
kitchen for our growing family. Currently, our kitchen does not have adequate space for
eating and our family/living room is very small. We would like to enlarge the kitchen to
accommodate an eating area, and the new addition for which we are applying for this
variance would be a larger family/living area.
We appreciate your consideration.
501.663.1302 (home)
501.590.7555 (Brett's cell)
501.590.5157 (Katie's cell)
SEPTEMBER 27, 2010
ITEM NO.: 3
File No.: Z-8594
Owner: Ronald E. and Carol A. Godsey Living Trust
Applicant: Scott Greenwood
Address: 4809 Gooch Drive
Description: North end of Gooch Drive
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of Section 36-
254 to allow construction of a new residence with reduced setbacks.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Undeveloped Lot
Proposed Use of Property: Single Family Residential
STAFF REPORT
1. Measures to control the increase in stormwater runoff from the increased
impervious surface should be implemented to not damage adjacent property.
B. Staff Analysis:
The R-2 zoned property at 4809 Gooch Drive is currently an undeveloped, grass -
covered lot. The lot is located at the north end of Gooch Drive, Gooch Drive is a
ten (10) to twelve (12) foot wide paved roadway with no curbs and gutter. It runs
along the west property line of this lot and curves through the north portion of the
lot and onto the lot immediately to the east, where it dead -ends into the
Heatherbrae Subdivision. An eastern portion of Gooch Drive, which extended into
the Heatherbrae Subdivision, was abandoned in 2004 by Ordinance No. 19,158.
There is a 20 foot wide access easement following essentially the same alignment
through the lot, but only a small portion of the paved roadway is located within the
easement.
The applicant is proposing to construct a new two-story brick and frame single
family residence, as noted on the attached site plan. The proposed residence will
be located 30 feet to 97 feet back from all property lines. However, given the fact
that Gooch Drive was treated as a right-of-way in the past, staff is considering the
setbacks from the roadway and easement. Also, given the lot width -to -depth
SEPTEMBER 27, 2010(
ITEM NO.: 3 (CON'T.
measurements and the orientation of the adjacent home to the east, staff is
viewing the north property line as the front property line for the sake of setback
measurements.
The proposed residence will be setback 97 feet from the north (front) property line,
two (2) to 62 feet back from the roadway easement, and 38 to 70 feet back from
the existing roadway pavement. The structure will be set back 42 feet from the
west side property line, two (2) to 14 feet back from the roadway easement, and 28
to 40 feet back from the existing roadway pavement. The home will have setbacks
of 39 feet from the rear (south) property line and 30 feet from the east side
property line.
Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front
building setback of 25 feet for this R-2 zoned lot. Section 36-254(d)(2) requires a
minimum side setback of eight (8) feet. Therefore, the applicant is requesting
variances from these ordinance standards to allow reduced front and side setbacks
from the existing roadway easement.
Staff is supportive of the requested variances. Staff views the request as
reasonable. Although it appears that the Gooch Drive roadway/easement is not a
right-of-way, there is some evidence that it has been treated as such in the past.
Staff has chosen to err on the side of caution with the issue and require the
variances, primarily to avoid any future confusion with respect to the roadway
easement. Staff views the setback variances as very minor, non -issues. As noted
previously, the home will set back 30 to 97 feet from all property lines, and 28 to 70
feet back from the existing paved roadway. A very small portion of the northwest
corner of the residence (mostly porch area) is within the setbacks as measured
from the roadway easement. Staff believes the new single family residence, as
sited on the property, will have no adverse impact on the adjacent properties or the
general area. The owner of this lot also owns the lot/house immediately to the
east, the last lot that Gooch Drives serves.
C. Staff Recommendation:
Staff recommends approval of the requested setback variances, subject to
compliance with the Public Works requirement as noted in paragraph A. of the staff
report.
BOARD OF ADJUSTMENT: (SEPTEMBER 27, 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 4 ayes, 0 noes, 0 absent and 1 open
position.
Department of Planning and Development
723 West Markham��` �J
Little Rock, AR 72201 �=
ATTN: Board of Adjustments `
Dear Sir or Madam,
Variance request: A variance is requested from easement provisions to allow
construction of a new single family residential property on an undeveloped lot which
would abut a permanent access easement.
Proposed variance:
The requested variance is due to the irregular lot shape caused by an existing
permanent access easement which runs parallel and to the southeast side of Gooch
Drive. The applicant is requesting the Board of Adjustments to approve requested
variances that would allow new construction to abut the current easement and establish
a 20' setback at the northwest corner of the front porch to the southeast edge of Gooch
Drive. There is no intention to remove any portion of Gooch Drive as it will remain the
access road to the home on Tract 1 (which we currently reside). All other setbacks
established by the city zoning ordinance would be met:
Front Setback — 25+' (other than the NW corner of the front porch — 20')
Rear Setback — 25+'
East side setback of 25+'
West Side Setback of 25+'
Property History:
My wife and I purchased the property under consideration, Tract 2, in addition to the
home located on Tract 1 in June, 2005. The property under consideration is an
undeveloped lot (zoned R-2) located on the northern most segment of Gooch Drive
(which is a dead-end, single -lane, asphalt street), just off of Taylor Loop. In addition, an
ordinance to vacate and abandon the public right-of-way on the easternmost end of
Gooch Drive was approved on August 2, 2004 (attached). The physical address of
Tract 2 is:
4809 Gooch Drive
Little Rock, AR 72223
We purchased both tracts of property with the intention to eventually build on Tract 2.
With the current easement placement, it makes this lot virtually unable to develop.
Existing condition:
The site is clear and flat with a few trees. Stone Creek Subdivision, a new single family
housing development borders the northern edge and single-family homes border the
east, west and south edges of the site.
In consideration of our variance request, I would ask that you please take into
consideration the Stone Creek Subdivision revised variances that were allowed for the
new single family residences. The subdivision adjoins both Tract 1 and Tract 2 on the
northern and eastern boundaries and was granted setbacks as follows:
Reduced Front Setback— 15' Lots 1-42 (All lots)
Reduced Rear Setback — 15' (Lots 1-7)
Reduced Rear Setback — 20' (Lots 8-42)
Reduced Side Setback Line — 5' Lots 1-43 (All lots)
In closing, I appreciate your time and consideration regarding this matter.
Reds,
.f
Ronald E. an4--Car'A
1. odsey
4815 Goochd)ri
Little Rock, AR 72223
Home: (501)868-9769
Cell: (501)804-8315
Attachments:
Ordinance No. 19,158
New Construction Plans
SEPTEMBER 27, 2010
ITEM NO.: 4
File No.: Z-8595
Owner: Downtown Little Rock CDC
Applicant: Scott Grummer
Address: 1805 Commerce Street
Description: Part of Lot 14, Block 400, Lincoln Zimmerman's Addition
Zoned: R-4
Variance Requested: Variances are requested from the area provisions of Section 36-
256 to allow construction of a new residence with reduced setbacks.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Vacant Lot
Proposed Use of Property: Single Family Residential
STAFF REPORT
A. Public Works Issues:
1. Measures to control the increase in stormwater runoff from the increased
impervious surface should be implemented to not damage adjacent property.
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.
SEPTEMBER 27, 2010
ITEM NO.: 4 (CON'T.)
C. Staff Analysis:
The R-4 zoned property located at 1805 Commerce Street is currently a grass -
covered vacant lot. The property is described as the south one-half of the north
one-half of Lot 14, Block 400, Lincoln Zimmerman's Addition. The lots within this
block run from E. 18th Street to E. 19th Street. This lot is a legal lot of record, as
Lot 14 was re-subdivided/split a number of years ago. The lot measures
approximately 41 feet in width and 50 feet in depth. Single family homes exist on
the other portions of Lot 14 to the north and south.
The property is owned by the Downtown Little Rock CDC, and was donated to the
CDC by the State Land Commissioner. The Downtown Little Rock CDC in
partnership with the University of Arkansas Fay Jones School of Architecture
proposes to design and place a two-story modular single family home on the site.
The modular home will be constructed in Fayetteville and shipped to the site. The
CDC and U of A School of Architecture recently completed a modular home project
at the northeast corner of E. 16th and Commerce Streets.
Given the fact that the modular home has yet to be designed, the applicant is
requesting a maximum footprint for the single family lot. The applicant is proposing
a 32 foot by 40 foot maximum building footprint, as noted on the attached site plan.
The proposed structure will be set back at least six (6) feet from the front (west)
property line, four (4) feet from the rear (east) property line and four (4) feet from
each side (north and south) property line.
Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front
setback of 25 feet for this R-4 zoned lot. Section 36-256(d)(3) requires a minimum
rear setback of 25 feet. Section 36-254(d)(2) requires minimum side setbacks of 4.1
feet. Therefore, the applicant is requesting variances from these ordinance
standards to allow placement of a modular home on the site with reduced setbacks.
Staff is supportive of the requested variances. Staff views the request as
reasonable given the relatively small size of the lot. It would be impossible to
develop a structure on this lot and conform with the setbacks. The applicant is
proposing a maximum footprint for the structure. It is possible that the final design
will be slightly further back from one (1) or more of the property boundaries. There
are other structures in this neighborhood with similar setbacks. The house
immediately to the north has similar setbacks from its east and west property lines.
The church building at the northeast corner of E. 18th and Commerce Streets and
the church building at the southeast corner of E. 19th and Commerce Streets have
similar setbacks from the Commerce Street right-of-way. Staff views the proposed
lot development as a quality infill project for the area, as was the modular home at
the northeast corner of E. 16th and Commerce Streets. Staff believes the proposed
single family home will be compatible with the area and have no adverse impact on
the adjacent properties or the general neighborhood.
SEPTEMBER 27, 2010(
ITEM NO.: 4 (CON'T.)
D. Staff Recommendation:
Staff recommends approval of the requested building setback variances, subject to
compliance with the Public Works and Building Codes requirements as noted in
paragraphs A and B of the staff report.
BOARD OF ADJUSTMENT: (SEPTEMBER 27, 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 4 ayes, 0 noes, 0 absent and 1 open
position.
August 27, 2010
Planning and Development
City of Little Rock
Re: 1805 Commerce Variance Request
To Whom It May Concern:
Board of Directors
Stacy Williams, President
Prof. Judith Faust, Vice -President
Ron Bene' Woods, Treasurer, AIA,
NOMA, LEED AP
The Downtown Little Rock Community Development Corporation (CDC) is
requesting a variance on the front and rear setbacks for the proposed single family
residential structure on Commerce St. This home is the second in a series of
design build homes by the University of Arkansas Fay Jones School of
Architecture in partnership with the CDC. The proposed lot is one that occurs in
many areas of the neighborhood, where conjoining properties have been
constructed in the past with varied set backs, i.e. property 1801 to the north is
approx. 6' from the front property line, and the house to the south, 1821
Commerce, is approximately 21' from the front property line. The lots on this
block run north/south of approximately 150' long, which stretch from 18th St. on
the North to 19th on the South. The lots in question front Commerce, and were
sub -divided into three separate parcels in the past with 3 housing structures
constructed on them. The two northern parcels are equally sized at 40' by 50'
with the southern parcel having the remaining approx. 90' by 50'. The adjacent
property owners have agreed to work with the CDC and University to develop
this lot in a way that would help us understand how to design within the small
confines of the neighborhood. The lot was donated by the State Land
Commissioner to the CDC to provide affordable housing. The CDC has already
engaged residents and churches in the immediate vicinity, and they are excited
about the proposed project. We are proposing the maximum envelope possible to
work in to provide the housing design as well as the drive/parking area, but this
will be determined through engagement meetings between the University and
adjacent property owners to determine what works best. Since this is being done
within a two semester program by the University, limited information is available
at this time as to the final site plan arrangement.
We ask for your consideration due to the nature of the property and project.
Sincerel
J. Sott Grammer
Executive Director
Arnie Habig, Secretary
Prof. Jay Barth
Bob Blair
Rev. Chris Ellis
Joe Fox
Dr. Daniel Knight
Prof. Brian Mitchell
Dr. Sarkis Nazarian
Donna Skulman
Kathy Wells
P.O. Box 165003 * Little Rock, AR 72216 * Office 501-372-0148 * Fax 501-907-9013 * www.downtownlittlerockcdc.org I
SEPTEMBER 27, 2010
110-kTA1010111WI
File No.: Z-8596
Owner: Edward's Custom Homes
Applicant: Kathy Edwards
Address: 12 Epernay Circle
Description: Lot 6, Block 79, Chenal Valley Addition
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of Section 36-
254 and the building line provisions of Section 31-12 to allow a new residence with a
reduced front setback and which crosses a platted building line.
Justification: The applicant has requested withdrawal.
Present Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
STAFF REPORT
A. Public Works Issues:
1. Measures to control the increase in stormwater runoff from the increased
impervious surface should be implemented to not damage adjacent property.
B. Staff Analysis:
The applicant submitted a letter to staff on September 10, 2010 requesting this
application be withdrawn. Staff supports the withdrawal request.
BOARD OF ADJUSTMENT:
(SEPTEMBER 27, 2010)
Staff informed the Board that the applicant submitted a letter on September 10, 2010
requesting the application be withdrawn. Staff supported the withdrawal request.
The item was placed on the consent agenda and withdrawn. The vote was 4 ayes, 0
noes, 0 absent and 1 open position.
•
C]
•
O
U
W
w
W
F-
0 O
H
z
LU
2
a
D
Q
LL
O
EL'
Q
O
CO
6i
Q
a
V
OE
VA
cn
m
z
w
m
w
z
zi
=
m
m
o
<
LLJ
m
o
�
o
W
m
<
coww
_
_
U-
111
12
C
V
OE
VA
cn
m
z
w
m
w
z
zi
0
w
o0
UJ
a
�o�o
cnww
z
w
~
z
z
�
cn
V
OE
VA
cn
m
z
w
m
w
z
zi
September 27, 2010
There being no further business before the Board, the meeting was adjourned at 2:04 p.m.
Date: � D Z S
Chairman