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boa_02 27 2006
LITTLE ROCK BOARD OF ADJUSTMENT SUMMARY OF MINUTES FEBRUARY 27, 2006 1" ' li Roll Call and Finding of a Quorum A Quorum was present being four (4) in number. Approval of the Minutes of the Previous Meeting The Minutes of the January 30, 2006 meeting were approved as mailed by unanimous vote. Members Present: Members Absent: Andrew Francis, Chairman Terry Burruss, Vice Chairman Fletcher Hanson David Wilbourn Debra Harris City Attorney Present: Debra Weldon/Cindy Dawson LITTLE ROCK BOARD OF ADJUSTMENT AGENDA FEBRUARY 27, 2006 2:00 P.M. I. OLD BUSINESS: ITEM NO.: FILE NO.: LOCATION: A. Z -6599-B 10425 Stagecoach Road NEW BUSINESS: ITEM NO.: FILE NO.: LOCATION: 1. Z -5796-A 5719 Kavanaugh Blvd. 2. Z -6223-A 7920 Sloane Drive 3. Z-7986 810 N. Monroe Street 4. Z-7995 14401 County Farm Road 5. Z-7996 22 Carriage Creek Drive 6. Z-7997 4112 West 14th Street 7. Z-7998 4600 Kenyon Street 8. Z-7999 5115 Crestwood Road 9. Z-8000 5327 Southwood Road 10. Z-8001 811-817 North Grant Street 11. Z-8002 1600 North Taylor Street 12. Z-8003 2704 North Filmore Street 13. Z-8004 1601 North Tyler Street 0 O g N • 3NId dllzvdJ 11nV81H1 A ' 1• (� N „y �Oy UJ—J eon° Nvw830 wo W wvw �, AVMavoae HOatl N�SNp Jl .,� a S3HJ a3H3a0 0 Ed WIN 1W } � N I" 7 "a' i \RONDO 1 d 00MOa000M 3NId 33 =� 3NId e aV O NOITPn 110J$ s '�N�yds CO Ad d altlJ 7 YJ N O A11Sa [Nn A11S83MNn SONIadS 83139 9nH rn ddISS IN f7 ss O s 1001HO e`er a10na3S3a hl0aatl8 NHOf 3 by 6� e 3NN13H — n 08 3l OV S 08OJ31XOVHS S SIOaVS o� WtlHaVd A3NOOa 4—J NV s 08 � S11WIl A110 Nib 30018 AWIn < pJdpbfS `o w ORB\S 44� o w GR ti� a m � Nvnnlns v latlM31S tisybh _ � O RINI Al lo=�a �P JQJ O�"eJ� o s � ljOlnO co 31VGNa3J O m FEBRUARY 27, 2006 ITEM NO.: A Owner: Metropolitan National Bank Address: 10425 Stagecoach Road Description: Lot 1, Otter Creek Plaza Addition Zoned: C-3 Variance Requested: A variance is requested from the sign provisions of Section 36-557 to allow wall signs without street frontage. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Branch Bank Proposed Use of Property: Branch Bank STAFF REPORT A. Public Works Issues: No Comments B. Staff Analysis: The C-3 zoned property at 10425 Stagecoach Road is occupied by a branch bank facility which was recently constructed. The property is located at the northeast corner of Stagecoach Road and Otter Creek Road. There are subdivision access roads located along the north and east property lines. Access to the branch bank facility is from the subdivision access roads. As part of the bank development, the applicant is proposing wall signs on all four (4) sides of the building. There are currently wall signs on the north, south and west building facades. The sign on the north fagade consists of the Metropolitan Bank eagle logo. The applicant also proposes to place a sign on the east building fagade which will match the existing sign on the west (front) fagade. All of the wall signs are under 10 percent of the building fagade area for each side of the structure. Section 36-557(a) of the City's Zoning Ordinance requires that all on -premise wall signs face required street frontage except in complexes where a sign without street FEBRUARY 27, 2006 ITEM NO.: A (CON'T.) frontage would be the only means of identification. Therefore, the applicant is requesting a variance to allow the wall signs on the east and north building facades with no public street frontage. Staff is supportive of the requested variance. Staff feels the request is reasonable. Although there are not public streets along the north and east property lines, there are access drives along these property lines which will serve the remainder of the subdivision. These drives will essentially function as public streets. Therefore, staff feels that it will be appropriate to have wall signs on the east and north facades, and that these signs will have no adverse impact on the adjacent properties or the overall subdivision. C. Staff Recommendation: Staff recommends approval of the requested sign variance, subject to permits being obtained for all signs. BOARD OF ADJUSTMENT: (NOVEMBER 28, 2005) Staff informed the Board that the applicant submitted a letter requesting the application be deferred to the December 19, 2005 Agenda. Staff supported the deferral request. The item was placed on the Consent Agenda and deferred to the December 19, 2005 Agenda by a vote of 4 ayes, 0 nays and 1 absent. BOARD OF ADJUSTMENT: (DECEMBER 19, 2005) Staff informed the Board that the applicant submitted a letter requesting the application be deferred to the January 30, 2006 Agenda. Staff supported the deferral request. The item was placed on the Consent Agenda and deferred to the January 30, 2006 Agenda by a vote of 5 ayes and 0 nays. BOARD OF ADJUSTMENT: (JANUARY 30, 2006) Staff informed the Board that the applicant submitted a letter requesting the application be deferred to the February 27, 2006 Agenda. Staff supported the deferral request. The item was placed on the Consent Agenda and deferred to the February 27, 2006 Agenda by a vote of 5 ayes and 0 nays. 2 FEBRUARY 27, 2006 ITEM NO.: A (CON'T.) BOARD OF ADJUSTMENT: (FEBRUARY 27, 2006) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 4 ayes, 0 nays and 1 absent. rJ ARCHITECTURAL SIGNS 2 POINT CIRCLE LITTLE ROCK, AR 72205 PHONE: 501.352.1796 FAX: 501.851.8840 To: Little Rock Board of Adjustment Date: 10.27.05 From: Charles Aitkens RE: Metropolitan National Bank sign variance request CC: To Whom It May Concern: Metropolitan National Bank would like to add their logo and letters to the EAST side of the drive through canopy at their branch bank located at 10425 Stagecoach Road. The logo and letters will be the same size as the letters and logo on the front of the building. The east fagade of the drive through canopy provides for optimum visibility to traffic moving west on Otter Creek Road from Interstate 30. A similar variance has already been obtained for the branch location at 23816 Chenal Parkway, near the intersection of Chenal Parkway and Hwy. 10. Attached are photos of the signage on the front and back of the Chenal/Hwy. 10 branch which illustrates that the signage will be in good taste and will not detract from any of its surroundings. Sincerely. Charles Aitkens President DFI Architectural Signs, Inc. FEBRUARY 27, 2006 ITEM NO.: 1 File No.: Z -5796-A Owner: Louis E. Schickel Address: 5719 Kavanaugh Blvd. Description: Lots 9-12, Block 6, Mountain Park Addition Zoned: C-3 Variance Requested: Variances are requested from the parking provisions of Section 37-502 and the outdoor seating provisions of section 36-298 to allow a restaurant use with a reduced number of parking spaces and outdoor seating areas. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Vacant Commercial Building Proposed Use of Property: Coffee Shop STAFF REPORT A. Public Works Issues: No Comments B. Staff Analysis: The C-3 zoned property at 5719 Kavanaugh Blvd. is occupied by a one-story commercial building. The property is located at the southeast corner of Kavanaugh Blvd. and Pierce Street. The building is approximately 6,600. square feet in area. There is paved parking on the west and south sides of the building. There is a metal awning on the north building fagade which covers a portion of the sidewalk. The applicant proposes to have a coffee shop occupy 1,800 square feet of the existing building. As part of the coffee shop use, there will be two (2) small areas of outdoor seating, as noted on the attached site plan. The westernmost outdoor seating area will be partially enclosed with a three (3) foot high wrought iron fence. The applicant is also proposing to refurnish the existing FEBRUARY 27, 2006 ITEM NO.: 1 (CON'T.) metal awning, with a vertical awning portion at the northwest corner of the building, extending approximately two (2) feet higher than the existing awning. The new awning section will maintain the same foot print as the existing awning, with the exception of a two (2) inch band at the top and bottom of the vertical awning portion. The applicant is requesting two (2) variances with the proposed coffee shop use. The first variance is from the parking provisions of Section 36-502 of the City's Zoning Ordinance. Section 36-502(b)(3)c. requires a minimum of 20 off-street parking spaces for this restaurant -type use, and 16 spaces for the remainder of the building to be used for retail space. A total of 14 off-street spaces exists on the property. There is also on -street parking in front of the building and in the general area. The second variance is from the outdoor dining provisions of Section 36-298. Section 36-298(8)b. states that the number of seats in an area of outdoor dining shall not exceed 50 percent of the number of seats within the restaurant. There will be approximately 16 seats within the proposed outdoor dining areas. The interior of the coffee shop will have approximately 20 seats. Staff is supportive of the requested variances. Variances for reduced parking for restaurant uses have been approved for restaurants along Kavanaugh Blvd. a number of times in the past. This area along Kavanaugh Blvd. is a pedestrian -oriented commercial area. Staff expects a large percentage of the traffic to this coffee shop to be pedestrian traffic from the nearby neighborhoods and shoppers who will park at other locations in this commercial district. With respect to the outdoor seating area, staff believes it will have no adverse impact on pedestrian or vehicular traffic and will be a good addition to the commercial area. Staff believes a restaurant use at this location will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested variances associated with the restaurant -type use, subject to the following conditions: 1. The restaurant -type use is limited to 1,800 square feet of the building, with the remainder of the building being used for retail. 2. A franchise permit must be approved for work on the awning structure located in the Kavanaugh Blvd. right-of-way. 3. Any new signage must conform to ordinance standards. 4. Outdoor seating is limited to the areas shown on the approved site plan. 2 FEBRUARY 27, 2006 ITEM NO.: 1 (CON'T. BOARD OF ADJUSTMENT: (FEBRUARY 27, 2006) Daniel Johnson was present, representing the application. There were several persons present in opposition. Staff presented the application with a recommendation of approval. David Johnson addressed the Board in support of the application. He presented the Board with photos of the proposed building facade changes and discussed. Trudie Cromwell, vice-president of the Heights Neighborhood Association, also spoke in support. She noted that the neighborhood association and most of the neighbors in the area supported the variances. She explained that the coffee shop would be a good commercial addition to the area. Kathy Johnson, president of the Heights Neighborhood Association, also spoke in support. She concurred with comments made by Ms. Cromwell. Sammye Johnston addressed the Board in opposition. She expressed concern with hours/days of operation and possible noise. She suggested "no parking" signs be posted in the residential neighborhood to the north. Daniel Johnson noted that the hours of operation would be 6:30 A.M. to 10:00 P.M. on weekends, and he was unsure of the weekday hours. He stated that the hours would not extend past 10:00 P.M. on weekdays. He noted that the coffee shop would operate seven (7) days per week. In responding to questions from the Board, Mr. Johnson noted that there would be one (1) speaker on the outside of the building (soft music) for the outdoor seating areas. He also noted that 5 to 6 employees will park on the site at peak times. Chairman Francis asked about the number of parking spaces. Staff explained that parking should not become a problem for the neighborhood. Paxton Singleton also spoke in opposition. He expressed concern that parking for the coffee shop would spill over into the neighborhood to the north. Mike Bennett also addressed the Board. He explained that he had no objection to the parking variance or the fagade design. He noted his main concern was with the possibility of parking overflowing into the residential neighborhood. Ralph Cloar, of Calvary Baptist Church, addressed the Board and briefly described the existing parking situation in the area. Chairman Francis explained that he supported the application, but did not support overflow parking into the neighborhood. Vice -Chairman Burruss expressed support for the type of use proposed, but was concerned with the possibility of noise. FEBRUARY 27, 2006 ITEM NO.: 1 (CON'T.) BOARD OF ADJUSTMENT: (FEBRUARY 27, 2006 CON'T.) Staff explained that if parking in the neighborhood becomes a problem, the Public Works Department could look into posting "no parking" signs along the residential streets. The issue of the outdoor speaker was discussed further. Staff noted that putting a time limit on the speaker would cause enforcement problems. The issues of parking and hours of operation were discussed further. Mr. Johnson noted that he could post signs in the store directing customers not to park in the residential areas. There was a motion to approve the application, as recommended by staff. The motion passed by a vote of 4 ayes, 0 nays and 1 absent. The application was approved. 4 CamargoCopeland Architects, LLP ■ Date: January 25, 2006 5:21 PM Address: City of Little Rock Department of Planning & Development 723 West Markham Street Little Rock, Arkansas 72201 Phone: 501.371.4826 Fax: 501.371.6863 CC: Rick Kass, and File Pages: Subject: Starbucks - Little Rock, AR CaCo Project No. 0516.045 To Whom It May Concern: The proposed building at 5719 Kavanaugh is located in a dense urban environment. The existing site currently has 13 off street parking spaces and according to the survey 8 on street parallel parking spaces. With the current constriction of buildings around our site it is not possible to increase parking on the site. Starbucks Coffee asks the Board of Adjustment to grant this variance for additional parking spaces that would normally be required per code for the site. Thank you, Zu... 6AVZV.-.L— Bill Carroll The information contained herein is confidential and is intended for the exclusive use of the addressee. KAPROJECTS 210516 STARBUCKS1045 - LITTLE ROCK, AR -KAVANAUGH & PIERCEISTARBUCKS CITY COMMENTS 01 24 06. DOCVer. 1/24/06 FEBRUARY 27, 2006 ITEM NO.: 2 File No.: Z -6223-A Owner: Address: Description Zoned: Novus Arkansas, LLC 7920 Sloane Drive Tract E-4, Area 101, Port of Little Rock Industrial Park 1-3 Variance Requested: Variances are requested from the parking provisions of Section 36-502 and the height provisions of Section 36-321 to allow a use with a reduced number of parking spaces and a building to exceed the maximum height allowed. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Undeveloped Proposed Use of Property: Feed Supplement Production Plant/Warehouse STAFF REPORT A. Public Works Issues: No Comments. B. Landscape and Buffer Issues: Areas set aside for landscaping and buffers meet the minimum ordinance requirements. C. Staff Analysis: The 1-3 zoned property at 7920 Sloane Drive is currently undeveloped. The property is located on the north side of Sloane Drive, west of Fourche Dam Pike. Site work is taking place in preparation for new building construction. The property is relatively flat, as are the adjacent properties. There is a railcar unloading area along the west side of the property. The Waste Management Recycle Center is located to the east. The applicant proposes to construct a 44,000 square foot production plant on the property, as noted on the attached site plan. The plant will produce solid food supplement for the domestic and export markets. The building will be located near FEBRUARY 27, 2006 ITEM NO.: 2 (CON'T.) the center of the property, with paved parking on the east and south sides. A concrete drive from Sloane Drive will serve as access, across the lot to the south. A truck maneuvering area and dock will be located on the south side of the new building. Railroad access is located on the west side of the building. The applicant is requesting two (2) variances with regard to the new development. The first variance is from the height provisions of Section 36-321(d) of the City's Zoning Ordinance. This section allows a maximum building height of 60 feet for the I- 3 zoning district. The rear portion of the building, as noted on the attached site plan, will be approximately 100 feet in height. This section of the building will house processing equipment as explained in the attached letter from the applicant. The remainder of the building will be less than 60 feet in height (approximately 30 feet). The second variance requested is from the parking provisions of Section 36-502. This section requires a minimum of 41 on-site parking spaces based on the amount of building area devoted to manufacturing, warehouse and office uses. As noted in the applicant's letter, a total of 19 parking spaces will be provided. The applicant notes that only eight (8) personnel will be employed with the normal operation of the plant. Staff is supportive of the requested variances. Staff feels that the increased height is reasonable within this heavy industrial area. The applicant has submitted a letter of approval from the Little Rock Port Authority and a letter of conditional approval from the Little Rock National Airport. With respect to the parking variance, staff also feels that it is reasonable. There will be sufficient area within the site to add more parking if it is needed in the future. Staff will support the parking variance for Novus Arkansas, LLC only. Any other future uses of the building will need to seek their own parking variance from the Board. This type of parking variance has been previously approved for other developments within the Port Industrial area. Staff believes the proposed 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 and parking variances, subject to the following conditions: 1. The applicant must have a "Notice of Proposed Construction or Alteration, Form, 7460-1" approved by the Federal Aviation Administration, Air Traffic Division. 2. The parking variance is approved for Novus Arkansas, LLC only. Any other future uses of the building must seek their own parking variance. BOARD OF ADJUSTMENT: (FEBRUARY 27, 2006) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. N FEBRUARY 27, 2006 ITEM NO.: 2 (CON'T. BOARD OF ADJUSTMENT: (FEBRUARY 27, 2006 CON'T.) The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 4 ayes, 0 nays and 1 absent. S 1 h - YOUNGLOVE Builders of value... 2 .3—A Builders of trust Z� ' January 16, 2006 City of Little Rock Department of Planning & Development .723 West Markham Little Rock, AR, 72201 RE: NOVUS ARKANSAS, LLC NEW FEED SUPPLEMENT PLANT REQUEST FOR ZONING VARIANCE To Board of Adjustments: Novus Arkansas, -.LLC; is,planning to construct a new production plant at 7920 Sloane Drive: This new addition.'to the Port of Little Rock Industrial Park will produce an animal feed sup plement for the domestic and export'markets. In order to manufacture the. feed supplement product, the following variance is. requested. The. design of the plant and the requirements of the process equipment will require, a structural steel framed processing. tower with a total height, at its highest peak.,. of 100'. ;The processing equipment will be housed in this structural steel tower, and the exterior of the structural steel tower will be enclosed with insulated-style wall and roof.panels. . A height :regulation of .the I-3 Industrial District is that a.bixilding shall not - exceed a height of 60'. Thus, a variance is requested to allow for the structure to be built to the 100' height as required for the design of the plant. The I-3 Industrial. District. also states one of the permitted uses to be a grain . elevator,or feed mill. .The -height restriction of 60' and the permitted use of a grain elevator orfeed mill do not seem to correspond as all grain elevators-and feed mills (unless they are flat-type storage) would be over 60' tall. . We,have also enclosed two'letters/e-mails from Mr.. Paul Latture, the-director-of the Little. Rock. Port, and from the Little Rock Airport. These letters are in support of the construction Younglove Construction, L.L.C. �w Leaders in the design and construction of bush materials handling faalities since 1896. `. 2015 E. Seventh Street,-Sioux City, 1A 51101® P.O. Box 8800, Sioux City, IA 51102 712-277-3906 ® Fax 712-277-5300 m.wwwyounglove-const.com m younglove@younglove-const.com 13 _. 9300 Professor Drive Little Rock, Arkansas 72227 P/F: 501-225-8181 Mobile: 501-681-1491 Pager: 501-399-1720 December 22, 2005 To: Board of Adjustme it of Little Rock From: Carl W. Garner P.E. Re: Request for Zoning Variances Novus Arkansas, LLC Little Rock Port Industrial Park Novus Arkansas, LLC is to construct an approximately 44000 sq. ft production plant at 7920 Sloane Drive. The new addition to the Port of Little Rock Industrial Park will produce a solid food supplement for the domestic and export markets. The site is partially undeveloped agricultural land and existing crushed stone drive and parking for a contiguous railcar unloading terminal on the west side. The Waste Management Recycle Center is located to the east. The operation of the new plant will not involve public use of the parking for the small office area. A truck maneuvering and dock area will be provided on the south end of the new plant. As a consequence of plant operation, the following variance is requested: Item A: The plant operation will employ eight (8) personnel with normal operation of two (2) 12 hour shifts. During the day shift, five (5) employees will be present with only three (3) employees during the night shift. The facility is solely a production plant. The lot has been sized for 19 spaces. The parking lot size is consistent with other nearby existing production facilities and exceeds facility requirements. A variance is requested to reduce the number of light vehicle parking spaces for the facility to 19. Novus Arkansas, LLC 7920 Sloane Drive Little Rock, AR 72205 -- -'—' (501) 326-1247 January 11, 2006 Mr. Dana Carney City Of Little Rock Planning and Development 723 West Markham Street Little Rock, AR 72201-1334 Re: Foundation and Building Permit Application Novus Arkansas, LLC Dear Mr. Carney, In the process of reviewing the Novus Arkansas Foundation Permit application information with Mr. Mark Whitaker and Mr. David McClymont earlier this week, it came to our attention that one of the I-3 zoning clauses did not allow for buildings to exceed sixty feet in height. Due to the processing requirements of our production facility, our process tower structure will exceed this limit. Our general contractor, Younglove Construction, is currently working with Mr. Carl Garner to petition for a variance for this height limitation, which will be presented to the board in late February. Due to the current timing issues with the construction schedule and upcoming production needs of the facility, Novus Arkansas would like to begin construction as soon as possible. We would appreciate the opportunity to obtain both a foundation permit and subsequent building permit (when all other necessary documentation is available) prior to the board review for the height variance. We fully understand that the board could reject the variance and any construction and/or costs incurred will be at Novus Arkansas risk. We appreciate the Department's cooperation regarding this matter. If you have any questions, please do not hesitate to contact me at (501) 326-1247. Sincerely, Novus Arkansas, LLC John Farmer Plant Manager V1/16/Zuuu 10:10 F_AX 712 27( 100 [a004 January 17, 2006 MT. Tana Camey City of Little Rook Departmmt of Plorining and Development 723 West Markham Little Rock, AR 72201 _ Re. Novas International, ]no, Site Development At Little Rock PorL Dear Mr. Carney The Little Rock National Airport has reviewed the proposed development of the Novus International, Inc. site at the Little RockPart. Tly,q development is located approximately 1.49 miles East of Runway 4R -22L and will consist of an industrial bililding and related improvements that are 120 feet or less in height, The existing ground cicvation of 245 MSL will result in a top elevation of 365 MSL which is 45 feet below the Horizontal Surface, part ofthc Little Rock National Airport's PAA. Part 77 Surlace, having an elevation of 410 MSL. The Little bock National Airport conditionally approvos the development of the Novus International, Inc. site for the proposed construction. This approval is contingent upon the submission by Novus International, Inc, and review by the Federal Aviation Administration, Air Traffic Division, of a Notice of Proposed Construction or Alteration, Form 7460-1. Upon a firiding afno impact to the operation of Little Rock National Airport by the FAA, the ,Little Rock National Airport will fully support the development of the site as planned. Please contact me with atry questions. Sincerely LITTLE ROCK N ATIONAL AMPpltT lkPat Sellars Dircctor-Pacilities L.K.en Dubois - FW: Letter From: "Mowery, Kevin" <kevin.mowery@novusint.com> To: "Farmer, John" <john.farmer@novusint.com>, "Ken Dubois" <KDu bois@younglove-const.com> Date: 1/11/2006 11:41:23 AM Subject: FW: Letter of Support Kevin M. Mowery Director, Customer Supply Chain Novus International, Inc. 530 Maryville Centre Drive St. Louis, MO 63141 314-576-8434 314-576-6821 (fax) kevin.mowery@novusint.com From: Paul Latture [mailto:platture@comcast.net] Sent: Wednesday, January 11, 2006 11.00 AM To: Mowery, Kevin Cc: 'Bill Ruck' Subject: Letter of Support January 11, 2006 Mr. Dana Carney City of Little Rock Dept. Planning and Development 723 W. Markham Little Rock 72201 P", 2,4", h4A, Dear Dana: Via fax: 371-6863 The Port of Little Rock has been working with Novus, International on their new plant facility. We have been aware for some time that their plans call for a building of some significant height. We are fully supportive of Novus International's plans and approve of their plans to build such a building which will also include a stack. In fact, we didn't know it would require a variance under the 1-3 Zoning. It is our hope that they can be rapidly permitted. We are aware of their need to get the foundation started. If a variance is required, we will certainly be supportive of their request and hope that, in such case, a foundation permit can be issued while the variance process is underway. Your help is, as always, greatly appreciated. Sincerely yours, Paul Latture Executive Director cc: Bill Ruck via fax 372-8042 Kevin Mowery, Novus, via e-mail FEBRUARY 27, 2006 ITEM NO.: 3 File No.: Z-7986 Owner: Talmage Ward Address: 810 N. Monroe Street Description: Lot 9, Block 46, Pulaski Heights Subdivision Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36- 156 to allow an accessory building with an increased 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 Comments. B. Staff Analysis: The R-2 zoned property at 810 N. Monroe Street is occupied by a one-story frame single family residence. There is a small 10 foot by 12 foot accessory storage building in the rear yard. There is a one -car wide concrete driveway from N. Monroe Street which serves as access. There is a paved alley along the rear (west) property line The applicant proposes to construct a 24 foot by 36 foot accessory garage/workshop (1 story) along the rear property line, as noted on the attached site plan. The proposed accessory building will be located 5 feet back from the rear (west) property line, 3 feet from the south side property line and 11 feet from the north side property line. The structure will occupy approximately 57 percent of the required rear yard (rear 25 feet of the lot.). FEBRUARY 27, 2006 ITEM NO.: 3 (CON'T.) Section 36-156(a)(2)c. of the City's Zoning Ordinance allows accessory structures to occupy a maximum of 30 percent of the required rear yard of single family residential lots. Therefore, the applicant is requesting a variance to allow the proposed accessory structure to occupy approximately 57 percent of the property's required rear yard. The structure meets all minimum required building setbacks. Staff is supportive of the requested variance. Staff views the request as reasonable. The size and location of the proposed accessory building will not be out of character with many other accessory buildings in this general area. There are numerous accessory structures located along alley rights-of-way in this general area, having reduced setbacks and increased coverage. Staff believes the proposed accessory building will have no negative impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested coverage variance associated with the proposed accessory structure, subject to the following conditions: 3. The accessory structure must be constructed to match the existing principal structure. 4. There will be no separate utility meters to the accessory structure. BOARD OF ADJUSTMENT: (FEBRUARY 27, 2006) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 4 ayes, 0 nays and 1 absent. 2 810 North Monroe Street Little Rock, AR 72205 January 5, 2006 -2 — `�ry Board of Adjustments Department of Planning and Development 723 West Markham Street Little Rock, AR Dear Board Members: My husband and I would like to appeal for a variance from the requirements of the Zoning Ordinance in order to build a garage/workshop on the back portion of our property at 810 North Monroe Street. Because of the small size of the lot (50 feet in width) and the position of three very old oak trees as well as two other large trees on the property, the area just off the back alley is the optimal site for the structure (36'X24'). However, the footprint of our proposed garage exceeds 30% of the area that falls 25 feet inside the lot. Moving the structure in away from the 30% area would necessitate the removal or viability of two of those trees. We cherish those trees and don't want to do that. We have consulted an architect and the city arborist in coming up with our plan. Thank -you for your consideration. Sincerely, Emma L. Ward and Talmadge O. d 501.255.0922 FEBRUARY 27, 2006 ITEM NO.: 4 File No.: Z-7995 Owner: Eleanor Settlers Address: 14401 County Farm Road Description: South side of County Farm Road, east of Pinnacle Valley Road Zoned: R-2 Variance Requested: A variance is requested from the definition provisions of Section 36-2 to allow an accessory building which exceeds the size of the principal structure. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Single Family Residential Proposed Use of Property STAFF REPORT Single Family Residential A. Public Works Issues: The proposed location appears to be in the floodway. Contact Pulaski County Planning and Development at 340-8260 for floodplain requirements for new construction. B. Staff Analysis: The R-2 zoned property at 14401 County Farm Road is occupied by a one- story brick and frame single family residence, (2,000 square feet) within the north half of the property. There is a concrete driveway from County Farm Road which serves as access. The rear portion of the property is undeveloped, backing up to the Little Maumelle River. The property is outside the Little Rock City limits but within the City's Extraterritorial boundary. The applicant recently began construction on a two-story accessory garage/storage building, as noted on the attached site plan. The accessory building is 30 feet by 60 feet in size, with a total of 3,600 square feet. There FEBRUARY 27, 2006 ITEM NO.: 4 (CON'T.) will be an eight (8) foot wide covered deck (unenclosed) on the north side of the accessory structure. The structure is 48 feet from the west side property line and 260 feet from the front property line. Section 36-2 of the City's Zoning Ordinance requires an accessory building be "subordinate in area, extent or purpose to the principal building or principal use served." Therefore, the applicant is requesting a variance from this ordinance standard to allow the accessory structure (3,600 square feet) to exceed the size of the principal structure (2,000 square feet). The proposed accessory structure meets all required building setbacks. Staff is supportive of the requested variance. Staff believes the proposed accessory building will not be out of character with the properties in this general area. There are other large accessory buildings and barns in this immediate area. Additionally, the property is comprised of approximately five (5) acres. The overall building coverage (principal and accessory structures) is minimal. Staff believes the proposed accessory garage/storage structure will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested variance associated with the proposed accessory building, subject to the following conditions: 1. The exterior of the accessory structure must match the existing principal structure. 2. There will be no separate utility meters to the accessory structure. 3. Written approval from Pulaski Count Planning and Development regarding the floodway/floodplain issue must be submitted to staff prior to continuing construction on the accessory building. BOARD OF ADJUSTMENT: (FEBRUARY 27, 2006) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 4 ayes, 0 nays and 1 absent. 2 January 27, 2006 Department of Planning and Development Attn: Board of Adjustment 723 West Markham Little Rock, Arkansas 72201 RE: Application for a Residential Zoning Variance Currently under construction behind my main residence at 14401 County Farm Road, Little Rock, AR, is a 60'x30' detached garage. Upon completion, this structure will house three vehicles, one motorcycle and a small farm tractor. I am applying for this zoning variance to add a second story to this building with the same floor space dimensions as the first floor (60'x30'). This much needed additional space will be used by my family and me and will help eliminate years of costly rental storage fees. My main residence, along with the new building under construction, sits on 4.95 acres of land. This structure sits quite a distance back from County Farm Road and it is behind a fence. The building will contain no plumbing, and electricity will be provided and billed through my main residence. Upon completion, the outside of this structure will blend in with the main residence and its surroundings. If you have any questions regarding this request, please contact me at 868-9029. Sincerely, Eleanor Settlers FEBRUARY 27, 2006 ITEM NO.: 5 File No.: Z-7996 Owner: Larry Dorn Address: 22 Carriage Creek Drive Description: Lots 107 and 108, Phase II, Carriage Creek Zoned: R-2 Variance Requested: A variance is requested from the fence provisions of Section 36-516 to allow a masonry wall 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-2 zoned property at 22 Carriage Creek Drive is occupied by a two-story brick single family residence. There is a two -car wide concrete driveway from Carriage Creek Drive which serves as access. The residence occupies two (2) platted lots. The house is located within the west lot, with the driveway and accessory garage building being located on the east lot. As part of the driveway construction, the applicant recently constructed masonry walls along the sides of the driveway and along the east property line as noted on the attached site plan. A portion of the wall structure located between the front 25 foot platted building line and the street right-of-way ranges in height from 3 feet -6 inches to 9 feet -8 inches. Other points of the front wall are 8 feet -5 inches, 8 feet -10 inches and 9 feet -3 inches in height. FEBRUARY 27, 2006 ITEM NO.: 5 (CON'T. Other portions of the wall located between the building line and the street are less than four (4) feet in height. The masonry wall along the east property line has varying heights, with the highest point being 14 feet — 2 inches (northeast corner of the wall). Section 36-516(e)(1)a. of the City's Zoning Ordinance allows a maximum fence/wall height of four (4) feet for fences/walls located between a building setback line and a street right-of-way, and six (6) feet for fences/walls located elsewhere on residential lots. Therefore, the applicant is requesting a variance to allow the existing portion of the masonry wall located between the front building line and the street to have heights ranging from 3 feet -6 inches to 9 feet -8 inches. The applicant has noted that the existing wall along the east property line will be reduced to a height of six (6) feet (as viewed from the low side of the wall). Staff is supportive of the requested variance. Staff views the wall portion located between the front building line and the street as having no adverse visual impact on the adjacent properties. The property has a natural slope upward from the street, and the existing wall is a retaining wall structure for the existing driveway area. If the wall were located slightly further back (behind the front building line) it could be built to the height allowed in the zoning district (35 feet). Staff's main concern has been with the rather high wall along the east property line. As noted previously, the applicant has agreed to lower this wall to six (6) feet which will greatly improve the appearance of the property. Staff believes the front wall, as constructed, will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested wall height variance, subject to the following conditions: 1. The height of the existing wall along the east property line must be reduced to a height not exceeding six (6) feet (as measured from the low side) within 30 days. 2. A building permit must be obtained for all construction. BOARD OF ADJUSTMENT: (FEBRUARY 27, 2006) Larry Dorn was present, representing the application. There were two (2) persons present in opposition. Staff presented the application with a recommendation of approval. FEBRUARY 27, 2006 ITEM NO.: 5 (CON'T.) BOARD OF ADJUSTMENT: (FEBRUARY 27, 2006 CON'T.) Larry Dorn addressed the Board in support of the application. Mr. Dorn gave a brief description of the wall construction, noting that the front wall is a retaining wall and not a decorative wall. Joel Johnson, of 20 Carriage Creek Drive, spoke in support. He explained that the wall construction was consistent with the type of home construction. L.K. Moore, of the Carriage Creek Property Owner's Association, addressed the Board in opposition. He noted that Mr. Dorn had not been before the Property Owners' Association Architectural Review Committee for approval of the wall construction. He stated that the wall construction did not conform to the building permit issued by the City. Staff confirmed this issue. He submitted photos to the Board for review. Thomas Shanks, past president of the POA, also spoke in opposition. He noted that the Bill of Assurance for the neighborhood did not permit wall heights as constructed by Mr. Dorn. In response to a question from the Board, staff explained that a wall structure could be constructed to the height of the zoning district if it meets minimum building setbacks. Mr. Dorn further described the wall construction. There was additional discussion of the wall height., Mr. Shanks and Mr. Moore made additional statements during the discussion. Frances Starnes spoke in support of the application. Vice Chairman Burruss noted support of the application. There was a motion to approve the application, as recommended by staff. The motion passed by a vote of 4 ayes, 0 nays and 1 absent. The application was approved. 2 i Ila -C7 � - i _ -"_ i { i FEBRUARY 27, 2006 ITEM NO.: 6 File No.: Z-7997 Owner: Rev. O.V. Harrison Address: 4112 West 14th Street Description: Northwest corner of West 14th and Elm Streets Zoned: R -3/R-4 Variance Requested: An administrative appeal is requested to allow parking of commercial vehicles on residential property. 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. Access to lot must be taken using a driveway apron and curb cut. Access cannot be taken over curb. B. Staff Analysis: The R -3/R-4 zoned property at 4112 West 14th Street is occupied by a one- story frame single family residence. The property is located at the northwest corner of West 14th and Elm Streets. There is a two-story frame accessory structure immediately north of the residence, with three (3) carport structures in the rear yard area. The property occupies four (4) lots, with the east three (3) lots being vacant and fenced. There is a one -car wide driveway from West 14th Street which serves as access. The applicant has a commercial truck (large step van type) and three (3) flat bed trailers (2-8 foot and 1-16 foot) parked on the vacant lots east of the house. There is also a camper, a boat and several private passenger vehicles FEBRUARY 27, 2006 ITEM NO.: 6 (CON'T.) parked in and around the carport structures along the north property line. There is also a large amount of equipment and materials stored under and around the carport structures, as well as in the commercial truck and on the trailers. The applicant was recently issued a Courtesy Notice by the City's Zoning Enforcement staff. The notice was issued to cease the parking of commercial vehicles on the site (commercial truck and 3 trailers) and to cease the operation of a contractor's yard on residential property. Staff has since determined that there is no contractor's yard or business being operated on the property and is retracting the portion of the notice dealing with the storage of equipment, materials, etc. Staff believes these are the applicant's personal belongings. The applicant, Rev. O.V. Harrison, is appealing the courtesy notice with regards to parking commercial vehicles on the residential property. Rev. Harrison notes in the attached letter that he keeps his personal belongings in/on the commercial vehicles He notes that he is not a contractor and does not operate a business from 4112 West 14th Street. Rev. Harrison's church is a short distance from his residence and he uses much of the equipment and materials to help the church. Section 36-512 of the City's Zoning Ordinance prohibits the parking of commercial vehicles on residential property as follows: "(a) Except as provided herein, no portion of any lot, tract or parcel of land zoned for residential usage, including districts "R-1" through "R -7a" and "MF -6" through "MF -24," shall be utilized for the parking of commercial vehicles with a load carrying capacity of one (1) ton or greater. (b) For the purposes of this section, the following types of vehicles are expressly prohibited at any time: 1. All commercial tow vehicles or vehicle carriers. 2. Dump trucks, trash haulers, bulldozers and other earth haulers or excavation equipment. 3. Flatbed or stake bed trucks. 4. Trailers whose designed intent is storage or transport of material or equipment. 5. Trucks or buses used in inter -or intrastate commerce. 6. Vans, of one (1) ton or greater in load carrying capacity. 2 FEBRUARY 27, 2006 ITEM NO.: 6 (CON'T.) 7. School or church buses or vans of one (1) ton or greater in load - carrying capacity. 8. Street sweepers and vehicle -mounted vacuum devices intended for the cleaning of streets or parking lots." The Board of Adjustment is asked to determine if it is appropriate to allow the above described commercial vehicles to be parked on the residential property at and adjacent to 4112 West 14th Street. Please see the attached letter from Rev. O.V. Harrison explaining his use of the vehicles and the property. BOARD OF ADJUSTMENT: (FEBRUARY 27, 2006) Rev. O.V. Harrison was present, representing the application. There were no objectors present. Staff presented the appeal application. Rev. Harrison addressed the Board in support of the appeal. He explained that he has had a problem with people stealing his equipment and belongings and needed a place to store them. He explained that he did not operate a business and only worked on his church property. Chairman Francis noted that the commercial vehicles were not in keeping with the residential nature of the area. Rev. Harrison explained that there were no other places for him to park the vehicles. He noted that the vehicles were not used in conjunction with a business. He stated that he could construct a privacy fence to screen the vehicles. Cindy Dawson, City Attorney, asked Rev. Harrison if he could construct another accessory building on the site to store his belongings. Rev., Harrison explained that he needs a place to store and transport his equipment to the church. This issue was briefly discussed. Staff explained to the Board that conditions could be placed on appeal if approved. This issue along with the possible specific conditions was briefly discussed. There was a motion to approve the requested appeal to allow the parking of the commercial vehicles, subject to the following conditions: 1. The approval be only for the four (4) vehicles (1 van and 3 trailers) described in the "Staff Analysis". 2. The approval is only for Rev. O.V. Harrison as property owner. 3. The vehicles must be licensed in Rev. O.V. Harrison's name. FEBRUARY 27, 2006 ITEM NO.: 6 (CON'T.) 4. A six (6) foot high opaque wood fence must be constructed around the area used to park the commercial vehicles within six (6) months, or by August 27, 2006. The motion passed by a vote of 4 ayes, 0 nays and 1 absent. The appeal was approved with conditions. .19 14,1_4 4 L 4112 West 14'h Street Little Rock, AR 72204' g 7 January 9, 2006 Department of Planning and Development 723 West Markham Little Rock, AR 72201 Dear Sirs: This letter comes to you in regards to a courtesy notice I received August 9, 2005. The notice stated that I was operating a contractor's yard in a residential zoning district. On August 31, 2005, I replied to Mr. Tony Bozynski in a letter requesting a variance and hand delivered the letter to his office. In the letter I explained my reason for having a step -van. The reason I have a step van is to keep the thieves from stealing my personal property. On the courtesy notice, I underlined and filed for a variance (a license to do some act contrary to the usual rule, a zone). I am not a contractor, nor do I work for hire. Yet, I have not received an answer to that request. I am not trying to be contrary, I am seeking help. The thieves in my neighborhood are stripping me; they are stealing everything they possibly can steal. I have police reports to this fact. Just this past Christmas and New Years, someone broke into my church five (5) times — December 20, December 22, December 28 and December 30, 2005. They tore up a metal door, came into the building, ransacked the place and stole everything of value including toilet paper and paper towels. We had Watch Meeting at the church on December 31, 2005. We left the church at approximately 1:00 a.m. Between 1:00 a.m. and 8:00 a.m. Sunday morning, January 1, 2006, someone broke three window panes, one on the east side of the building, and two in the rear on the north side of the building. I have to repair the windows, and I need equipment to do the work. The thieves were not successful on January 1 because I had installed metal bars on the inside of the windows, but the repairs must be made to the building. I have to make the repairs. I need my equipment to do the work. While I am working, I need to lock up the equipment not in use. I am asking you to consider my request and give me a variance allowing me to keep the step van that houses my personal equipment that I use to do the repairs to my home property and to the church located at 4324 West 14th Street. Thank you for your kindnessand consideration. erely O. V. H 'son FEBRUARY 27, 2006 ITEM NO.: 7 File No.: Z-7998 Owner: Gain Robinson Address: 4600 Kenyon Street Description: Lot 12, Block 8„ Hillcrest Addition Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36- 254 to allow a building addition with a reduced front setback. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Single Family Residential Proposed Use of Property: STAFF REPORT Single Family Residential A. Public Works Issues: 1. Due to insufficient site distance at intersection of Beechwood and Kenyon, the shrubs should be removed out of right-of-way. B. Staff Analysis: The R-2 zoned property at 4600 Kenyon Street is occupied by a one-story frame single family residence. The property is located at the northwest corner of Kenyon Street and Beechwood Street. There is a two -car wide concrete driveway from Kenyon Street which serves as access. There is a one-story accessory garage structure located in the rear yard near the west property line. The house faces Kenyon Street, with the lot's platted front property line being along Beechwood Street. The applicant is proposing to construct an 18 foot by 26.4 foot building addition on the east (platted front) side of the existing residence, as noted on the attached site plan. The addition will be located 9 feet to 16 feet back from the FEBRUARY 27, 2006 ITEM NO.: 7 (CON'T. front (east) property line and 8.9 feet from the south side property line. The addition will be one-story in height. Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front setback of 25 feet for this R-2 zoned lot. Therefore, the applicant is requesting a variance to allow the addition to have a front setback ranging from 9 feet to 16 feet. All other setbacks conform to ordinance standards. Staff is supportive of the requested variance. The proposed front setback for the building addition will not be out of character with other front residential setbacks in this general area. There are varying front setback depths for a number of the blocks within this neighborhood. With a lot width of only 41 feet the applicant is limited to making the addition on the end of the house and not the physical front or back of the structure. Although the addition will be located adjacent to the front yard of the residence immediately to the north, staff feels the 18 foot wide addition will have no adverse visual impact on this adjacent property or the general area. The northeast corner of the proposed building addition will be located 31 to 32 feet back from the edge of pavement of Beechwood Street. C. Staff Recommendation: Staff recommends approval of the requested front setback variance, subject to compliance with the Public Works requirement as noted in paragraph A. of the staff report. BOARD OF ADJUSTMENT: (FEBRUARY 27, 2006) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 4 ayes, 0 nays and 1 absent. E V- - 7 -2- -7 January 17, 2006 C Department of Planning and Development 723 West Markham Little Rock, AR 72201 RE: Request for variance -Lot 12, Block 8, Hillcrest Addition -4600 Kenyon, Little Rock, AR To Whom It May Concern: Pursuant to the application instructions for a residential zoning variance, please find enclosed 6 copies of a recent survey for my personal residence referenced above. On these survey copies you will also find my proposed home addition dimensions sketched in for which a setback variance is required. By submittal of this letter and its associated documents, I am requesting permission to extend the east side of my house by 16 feet to the east for the addition of much needed and essential living space. In order to provide you with a little background please note that my home is situated at the northwest corner of Kenyon Drive and Beechwood Road. The structure currently sits approximately 25 to 27 feet (on average, due to an angled property line) from my eastern property line and a total of 40 to 43 feet (on average) from the edge of pavement along Beechwood Road which lies east of my home. Overall there is a total of 40 to 43 feet (on average) of green space between the eastern edge of my home and the side street (Beechwood Road). My proposed 16 foot addition will result in my home being located approximately 9 to11 feet (on average) from my eastern property line and a total of 26 to 28 feet (on average) from the edge of pavement along Beechwood Road. Upon construction of this residence many decades ago, the front door, for some odd reason, was placed along its side -yard setback (Kenyon Drive) rather than the front yard setback (Beechwood Road). As a result of my front door being placed at the southeastern -most corner of my home and along the side yard setback portion of the lot, the floor plan of this home was unusually designed and constructed so that the floor plan had an irregular flow from east to west. I feel this irregular floor plan, due to front door location combined with the actual structure placement upon this lot, has created an unusual internal configuration whereby an addition toward the east, rather than to the west (where expansion would be allowable without a variance), is the only workable scenario in order to add this needed space. My main reasons, therefore, for requesting this setback variance toward my eastern property line are as follows: 1.) The internal configuration of the home prohibits an addition to the west due to certain utility rooms being located on the western -most edge of the house. Such internal room configuration prevents a workable floor plan for the much needed additional living space in this direction. 2.) The portion of the property adjacent to the western edge of my home is the only portion of the lot populated with large mature trees and shrubs of which I would like to preserve. Expansion in this direction would eliminate these natural features. There are currently no trees and little if any shrubbery that would warrant preserving along the east side of my house. 3.) Other unusual internal configurations are that this home was constructed with very limited closet space (1 '/2 total closets), small narrow bedrooms, as well as very limited amount of common living space. Considering these items above as well as my family's overall desire to remain in this great neighborhood, we request a variance for this proposed addition which we feel will help accommodate our goal of residing in this home for many more years to come. If you have any questions regarding the above or attached information, please do not hesitate to call me at 501-607-4488. 1 thank you in advance for your consideration of this matter. Sincerely, " Y Gain Robinson 4600 Kenyon Drive FEBRUARY 27, 2006 ITEM NO.: 8 File No.: Z-7999 Owner: David Street Address: 5115 Crestwood Road Description: Lot 5, Prospect Terrace Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36- 254 to allow a deck addition with a 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 5115 Crestwood Road is occupied by a two-story brick and frame single family residence. The residence is currently being completely remodeled, with additions. There is a two -car wide driveway from Crestwood Road which serves as access. The property slopes severely downward from Crestwood Road to the rear (Kavanaugh Blvd.). As part of the remodeling project, a deck structure is in the process of being added along the east, west and south sides of the residential structure. Portions of the deck structure are covered, as noted on the attached site plan. The deck is located 3.5 feet to 5 feet from the east side property line and 16 feet to 19 feet from the west side property line. The rear corners of the deck FEBRUARY 27, 2006 ITEM NO.: 8 (CON'T.) structure are approximately 20 feet above grade. The covered portions of the deck will have a one (1) foot overhang. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of 7.7 feet for this R-2 zoned lot. Therefore, the applicant is requesting a variance from this ordinance standard to allow the deck addition with a side (east) setback ranging from 3.5 to 5 feet. Staff is supportive of the requested variance. Staff feels the request is reasonable. The residence immediately to the east is located 10 feet from the proposed deck structure. Additionally, the residence to the east has no windows or doors on its west side (facing the deck structure), which will lessen the impact of the deck on that adjacent property. The proposed deck is not out of character with other deck structures in the neighborhood. Staff believes the proposed deck structure 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 associated with the deck structure, subject to the following conditions: 1. The deck structure must remain unenclosed on its east side. 2. Guttering must be provided to prevent water run-off onto the adjacent property to the east. BOARD OF ADJUSTMENT: (FEBRUARY 27, 2006) Rick DeWese was present, representing the application. There was one (1) objector present. Staff presented the application with a recommendation of approval. Linda Stuckey, representing Catherine Arries, addressed the Board in opposition. Ms. Stuckey expressed concerns related to water run-off, fire hazard and access with respect to the proposed deck. She asked the Board to deny the reduced side setback variance. Rick DeWese addressed the Board in support. He explained that the proposed deck was not out of character with other decks in the area. He noted that a six (6) inch gutter will be installed to prevent water run-off onto the adjacent property to the east. Chairman Francis explained that a property line dispute could not be resolved by the Board. There was a brief discussion of the deck's setbacks and guttering. 2 FEBRUARY 27, 2006 ITEM NO.: 8 (CON'T.) BOARD OF ADJUSTMENT: (FEBRUARY 27, 2006 CON'T.) There was a motion to approve the application, as recommended by staff, and with the following additional conditions: • Six (6) inch guttering must be provided to prevent water run-off onto the property to the east. The motion passed by a vote of 4 ayes, 0 nays and 1 absent. The application with added conditions was approved. 3 Department of Planning and Development 723 W. Markham Little Rock, AR 72201 501-371-4790 RE: 5115 Crestwood Dear Sirs: We would like to request a zoning variance at 5115 Crestwood, Little Rock, AR 72205. The variance we are requesting is related to a covered deck that spans the northeast side of the structure. The covered deck is a 6' wide walkway leading to the back deck as indicated on the survey. The home sits at an angle and is off center to the northeast side of the lot; therefore the covered deck would violate the current setback. We feel that the walkway is necessary due to the fact that the lot is extremely sloped and this walkway will provide covered outside access to the back of the house. Thank you in advance for your consideration. Rick DeWese Trade Seasons Construction On behalf of David and Rebecca Street, homeowners FEBRUARY 27, 2006 ITEM NO.: 9 File No.: Z-8000 Owner: Chris and Nancy deBin Address: 5327 Southwood Road Description: Lot 221, Prospect Terrace #3 Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36- 254 to allow a porch/ramp addition with a 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 5327 Southwood Road is occupied by a two-story rock and frame single family residence. There is a two -car wide driveway from Southwood Road which serves as access. The property slopes downward from front to back (north to south). There is an inground pool in the rear yard. There is a short retaining wall along the west side of the driveway. The applicant proposes to extend the retaining wall approximately 22.8 feet to the south along the west side of the house. The first seven (7) feet of the wall will allow for the extension of the elevated porch (uncovered) on the west side of the house. From that point the wall will angle down, creating a concrete ramp to the existing sidewalk along the west side of the house. The extended porch and ramp will take the place of existing concrete steps and allow the FEBRUARY 27, 2006 ITEM NO.: 9 (CON'T.) applicant to have easier access to the front yard with yard maintenance equipment. The existing wall and porch/ramp extension will be located 1.6 feet from the side (west) property line. The existing driveway will also be widened to the existing retaining wall. The extended porch section will be six (6) to seven (7) feet above grade. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of six (6) feet for this R-2 zoned lot. Therefore, the applicant is requesting a variance to allow the porch extension and ramp to have a reduced side setback of 1.6 feet. Staff is supportive of the requested variance. Staff views the variance as relatively minor. As per ordinance requirements, the applicant could construct a six (6) foot high fence or wall along the west side property line of this R-2 zoned lot. Staff believes the proposed masonry wall with elevated porch and ramp will have no more of a visual impact on the adjacent property than a six (6) to seven (7) foot high masonry wall or fence. The applicant has noted that landscaping will be planted within the 1.6 foot setback area. Staff believes the proposed porch exterior with ramp will have no adverse impact on the adjacent property or the general area. C. Staff Recommendation: Staff recommends approval of the requested side setback variance, subject to the elevated porch and ramp area remaining uncovered and unenclosed. BOARD OF ADJUSTMENT: (FEBRUARY 27, 2006) Chris deBin was present, representing the application. There were two (2) persons present in opposition. Staff presented the application with a recommendation of approval. Chris deBin addressed the Board in support of the application. He briefly described the project, noting that the proposed wall would align with the existing restraining wall along the west property line. Cynthia Sloan-Solares spoke in opposition. She stated that her mother owned the property immediately to the west. She expressed concern with the visual impact and sight -distance associated with the proposed wall. She stated that the proposed construction was too intense. Staff noted that there would be no sight -distance problem given the fact that there would be no additional vertical wall between the front of the house and the street. Pa FEBRUARY 27, 2006 ITEM NO.: 9 (CON'T. BOARD OF ADJUSTMENT: (FEBRUARY 27, 2006 CON'T.) Mr. deBin noted that all construction would take place on his side of the property line. Antonio Solares also addressed the Board in opposition. He presented photos to the Board and discussed. There was a brief discussion of the photos and existing retaining wall and steps. In response to a concern raised by Mr. Solares, Cindy Dawson, City Attorney, suggested a condition that there be no additional fence/wall constructed along the west property line. Staff suggested that the condition be no additional fence/wall from the southwest corner of the house to the front property line, along the west property line. This issue was briefly discussed. Mr. deBin stated that he would agree not to construct an additional fence/wall from the base of the proposed ramp structure north to the front property line. There was brief additional discussion. There was a motion to approve the application, as recommended by staff, with the following additional conditions: No additional fence or wall will be constructed along the west property line from the base of the ramp to the front (north) property line (approximately 45 linear feet). The motion was passed by a vote of 4 ayes, 0 nays and 1 absent. The application was approved with the additional condition. 2 T4 -e"--4 � 2--- Sbc>a January 26, 2006 Mr. Monte Moore City of Little Rock 723 West Markham Little Rock, AR 72201 RE: Board of Adjustment Application Dear. Mr. Moore: We are writing this letter in compliance with the Board of Adjustments application process requirements. We would like to enlarge an existing area by approximately 62" wide x 7' long at the driyeway level at our home. This area will be in the location of the existing steps. We will also be building a 4' wide ramp to replace the steps. We are doing this to allow a patio type area at the side of our home so that we might place items in a secure and less visable location such as bicycles and a gas grill. In the past years we have experienced some security issues including theft and the poisoning of our family dog. Also, currently we have limited access to our back yard to remove landscape and pool related items. The ramp will allow us easier access to our backyard without imposing on our neighbor to the west. The patio and ramp will be an extension of an existing retaining wall. Our plans are to landscape along our western property line to enhance this patio/ramp area. you for your consideration. Chris de Bin Nancy de Bin FEBRUARY 27, 2006 ITEM NO.: 10 File No.: Z-8001 Owner: Peyton E. Rice, Sr. Address: 811-817 N. Grant Street Description: N. Grant Street at "H" Street Zoned: O-3 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: Multi Family Residential Proposed Use of Property: Multi Family Residential STAFF REPORT A. Public Works Issues: No Comments. B. Staff Analysis: The 0-3 zoned property at 811-817 N. Grant Street is occupied by two (2) multifamily residential buildings. The buildings are two stories in height. There is paved parking on the south and west sides of the buildings, with overflow parking on the east side of the residences. There is a one story commercial building immediately to the north of the multifamily buildings. The commercial building is several feet above the grade of the multifamily buildings. The applicant recently reconstructed a 52 inch high masonry wall on the north side of the northernmost residential building, between it and the commercial building. With the reconstruction, a six (6) foot high wood fence was removed from atop the masonry wall area. The applicant proposes to replace it with an eight (8) foot high wood fence with two (2) feet of lattice for an overall fence FEBRUARY 27, 2006 ITEM NO.: 10 (CON'T.) height of 10 feet, as viewed from the adjacent property to the north. The fence will not run the entire width of the property. It will start at the northeast corner of the residential building and run just past the northwest building corner, as noted on the attached site plan. Section 36-516(e)(2)a. of the City's Zoning Ordinance allows a maximum fence height of eight (8) feet for office zoned properties. Therefore, the applicant is requesting a variance to allow the 10 foot high fence (as viewed from the north) and the 14.34 foot high fence/wall (as viewed from the interior of the property). Staff is supportive of the requested variance. Staff feels that the variance is reasonable given the fact that the fence will have a height of 10 feet as viewed from outside the property. The 14.34 foot height in combination with the masonry wall be visible from the interior of the multifamily property. Staff also feels the two (2) feet of lattice on top of the 8 foot high solid wood fence will have much less of a visual impact on adjacent property than a solid 10 foot high fence structure. Staff believes the proposed fence/wall structure will have no adverse impact on the adjacent property or the general area. C. Staff Recommendation: Staff recommends approval of the requested fence/wall height variance, subject to the following conditions: 1. The finished side of the fence must face outward toward the adjacent property to the north. 2. A building permit must be obtained for the fence/wall construction. BOARD OF ADJUSTMENT: (FEBRUARY 27, 2006) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 4 ayes, 0 nays and 1 absent. 2 P�;YTON C- RIC; 5120 Stonewall Roaci Lithe Rock, Arkansas 72207©� January 26,2006 Board of Adjustment City of Little Rock Re: Reigbtheight variance request 817 North Grant A height variance of a fence. at the above address is;requested due to cosmetic and noise problems, To protect the privacy of our tenants and to screen off the:.noisy air conditioning and exhaust equipment, permission to add a 2 foot lattice panel <.�to an eight foot replacement fence is respectfully requested. Very truly yours P,+eJy''Y.�/�(/Jffj/q E. Rice , �Sr . FEBRUARY 27, 2006 EM NO.: 11 File No.: Z-8002 Owner: Anderson Ross Cranford Address: 1600 N. Taylor Street Description: Lot B, Block 28, Mountain Park Addition Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36- 254 and the building line provisions of Section 31-12 to allow a new home with a reduced front setback and which crosses a platted building line. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Undeveloped Proposed Use of Property: Single Family Residential STAFF REPORT A. Public Works Issues: 1. Proposed construction cannot encroach into the platted easement. B. Staff Analysis: The R-2 zoned property at 1600 N. Taylor Street is currently undeveloped. The property slopes downward from front to back (east to west). There is a 20 foot wide utility easement running diagonally through the rear portion of the property and a 7.5 foot wide easement along the south property line. There is a 25 foot front platted building line along Taylor Street. The applicant proposes to construct a new two-story single family residence, as noted on the attached site plan. The residence will have deck structures on its south and west sides. The front of the residence will be located on the 25 foot building line, with a 6 foot by 16 foot covered porch extending across the building line. An elevated drive and parking area will be located between the FEBRUARY 27, 2006 ITEM NO.: 11 (CON'T.) front building line and the street. The elevated parking area will have retaining walls along its north, south and west sides. It will be level with the elevation of Taylor Street. The back corners of the retaining walls will be approximately 10 to 12 feet above grade. The applicant is also proposing a 24 foot by 24 foot attached carport to cover the south portion of the elevated parking area. The carport will be unenclosed with the exception of a three (3) foot tall extension of the retaining walls on its south and west sides. The carport structure will be located one (1) foot back from the front property line and 9.5 feet from the south side property line. Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front setback of 25 feet for principal structures in R-2 zoning. Section 31-12(c) of the Subdivision Ordinance requires variances for encroachments across platted building lines be reviewed and approved by the Board of Adjustment. Therefore, the applicant is requesting variances to allow the porch, carport and elevated parking structures with a reduced front setback and to cross the front platted building line. Staff does not support the requested variances. Staff feels the requested carport structure extending to within one (1) foot of the front property line is not reasonable. Staff's inspection of the area revealed no similar front encroachments along either side of N. Taylor Street, south of Cantrell Road. Staff believes this carport structure will be out of character with the neighborhood. Staff could however support the variances associated with the elevated parking area and covered porch (unenclosed), if the applicant were willing to amend the application and eliminate the proposed carport structure. The porch encroachment is relatively minor, and the parking structure will be located at street level. 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 porch, carport and elevated parking structures. 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 denial of the variances associated with the new residential construction, as filed. BOARD OF ADJUSTMENT: (FEBRUARY 27, 2006) Staff informed the Board that the applicant requested the application be deferred to the March 27, 2006 Agenda. Staff supported the deferral request. 2 FEBRUARY 27, 2006 ITEM NO.: 11 (CON'T.) BOARD OF ADJUSTMENT: (FEBRUARY 27, 2006 CON'T.) The item was placed on the Consent Agenda and deferred to the March 27, 2006 Agenda by a vote of 4 ayes, 0 nays and 1 absent. 2 January 27, 2006 Mr. Monte Moore City of Little Rock Dept. of Planning & Development 723 West Markham Street Little Rock, AR 72201 Dear Mr. Moore: L _411 ?- qce> Enclosed is an application for a zoning variance for the property located at 1616 N. Taylor, Little Rock, Arkansas. On behalf of the applicant, A. Ross Cranford, we are requesting a variance for the front property setback to provide a two -car carport with attached walkway to the new single - family residence. The existing site has approximately a 30'-0" height difference from the front property line at North Taylor to the rear property line. Due to the excessive slope, we propose the location of the carport within the 25'-0" setback from the front property line. We are also aware of a 20'-0" easement shown on the survey which is limiting as well. The only access to the site is from North Taylor, which is a dead end at this location. We propose a single-family residence approximately 3,000 square feet with an attached covered, but not enclosed, walkway to the attached two -car carport. The carport would also be open but have a retaining wall on two sides. We propose a new hard surface area approximately 40'-0"x 40'-0" in front of the house with a green space approximately 18'-0" x 25'-0". Please refer to attached Site Plan at 1" = 20'-0". If there are any questions, please give us a call. Sincerely, Jennifer Herron, AIA cc: Ross Cranford file H E R R 0 H H o R T 0 N 300 S. Spring St. Ste. 72o Little Rock, Alt 72201 hharch@e-architect.com teI.501-995-0052 fax.501-978-0078 ARCHITECTS FEBRUARY 27, 2006 ITEM NO.: 12 File No.: Z-8003 Owner: Nicole and Chris Colclasure Address: 2704 N. Filmore Street Description: Part of Lots 8 and 9, Block 18, Parkview Addition Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36- 254 to allow a building addition with a 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 2704 N. Filmore Street is occupied by a one-story brick and frame single family residence. There is a one -car wide driveway from Filmore Street which serves as access. There is a garage on the south side of the residence. The existing house is 2.9 feet from the south side property line. The applicant proposes to remove the garage and a large portion of the rear of the structure and replace them with new additions, as noted on the attached site plan. A one-story garage is planned on the south side of the residence to replace the existing garage. A two-story addition is proposed to the back (west side) of the structure. The proposed addition will maintain the same 2.9 foot (south) and 9.3 foot (north) side setbacks as the existing structure. FEBRUARY 27, 2006 ITEM NO.: 12 (CON'T.) Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of six (6) feet for this R-2 zoned lot. Therefore, the applicant is requesting a variance from this ordinance standard to allow the proposed building additions with a 2.9 foot side (south) setback. The addition will meet all other minimum setbacks. Staff is supportive of the requested variance. Staff feels that it is reasonable to allow the new construction to maintain the same side setback as the existing residential structure. There will be only an additional 11.7 feet of structure along the south side property line. The size and setback of the residential structure, after additions, will not be out of character with other structures in this neighborhood. The residential structure located immediately to the south is located approximately 10 feet back from the dividing side (south) property line. Therefore, adequate separation will exist between the two structures. Staff believes the proposed building addition with reduced side setback 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 guttering being provided to prohibit water run-off onto the property to the south. BOARD OF ADJUSTMENT: (FEBRUARY 27, 2006) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 4 ayes, 0 nays and 1 absent. 2 January 27, 2006 Mr. Monte Moore City of Little Rock Dept. of Planning & Development 723 West Markham Street Little Rock, AR 72201 Dear Mr. Moore: ,--9003 Enclosed is an application for a zoning variance for the property located at 2704 N. Filmore Street, Little Rock, Arkansas. On behalf of the applicant, Nicole & Chris Colclasure, we are requesting a variance for the south (side) setback to provide living room/playroom/laundry spaces and a one -car garage on the first floor as well as a master bedroom suite on the second floor. We propose removing the existing non -original one-story addition to the rear of the house in order to provide a more habitable internal configuration for the residents. The square footage of the existing original house is approximately 1,165 square feet. The existing addition to the original portion of the house is approximately 860 square feet and the existing one -car garage is approximately 200 square feet. We recommend keeping the original portion of the house, removing the existing addition and one -car garage. The proposed first floor of the two-story addition will be 940 square feet and located approximately 9.3 feet from the north (side) property line, approximately 2'-8" from the south (side) rear property line and approximately 42'-0" from the west (rear) property line. The proposed square footage on the second floor is 887 square feet. The proposed one -car garage is approximately 273 square feet and located 2'-8" from the south (side) property line. Therefore, the total square footage of the proposed single-family residence is 2,992 square feet. If there are any questions, please give us a call. Sincerely, ePferrron, AIA cc: Nicole & Chris Colclasure H E R R N H o R T o N 300 S. Spring St. Ste. 720 Little Rock, AR 72201 hharcha)e-architect. com tel.501-975-0052 fax.501-978-0078 ARCHITECTS FEBRUARY 27, 2006 ITEM NO.: 13 File No.: Z-8004 Owner: David and Lisa Rapp Address: 1601 N. Tyler Street Description: Lot 22, Block 3, Englewood Addition Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36-156 to allow an accessory building with a reduced street side setback and an increased 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 Comments. B. Staff Analysis: The R-2 zoned property at 1601 N. Tyler was previously occupied by a one- story brick single family residence. That structure was recently removed from the property and the foundation of a new single family residence is currently under construction. A two-story garage structure was also removed from the northeast corner of the lot. The property is located at the northeast corner of N. Tyler and "O" Streets. As part of the property's redevelopment, a 24 foot by 27 foot garage (1 story) is proposed at the southeast corner of the property, as noted on the attached site plan. The proposed garage will be located on the rear (east) property line (adjacent alley) and five (5) feet from the street side (south) property line. The proposed garage will occupy approximately 51 percent of the required rear yard (rear 25 feet of the lot). The garage will be FEBRUARY 27, 2006 ITEM NO.: 1 3 (CON'T.) connected to the house by way of a covered breezeway (unenclosed). A driveway from "O" Street will be used to access the proposed garage structure. Section 36-156(a)(2)c. of the City's Zoning Ordinance requires a minimum street side setback of 15 feet for accessory buildings in R-2 zoning. This section also allows an accessory building to occupy a maximum of 30 percent of the required rear yard, rear 25 feet of the lot. Therefore, the applicant is requesting variances from these ordinance standards to allow construction of the new accessory building. Staff is supportive of the requested variances. Staff views the request as reasonable. The size and location of the proposed accessory building is not out of character with numerous other accessory buildings in this general area. The five foot street side setback as proposed will have the accessory building lining up with existing residential structures to the east along "O" Street. Staff believes the proposed accessory garage structure will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested variances associated with the proposed accessory garage, subject to the following conditions: 1. The garage structure must be constructed to match the principal structure. 2. The covered breezeway connecting the principal and garage structures must remain unenclosed on the north and south sides. BOARD OF ADJUSTMENT: (FEBRUARY 27, 2006) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 4 ayes, 0 nays and 1 absent. 2 January 27, 2006 Board of Adjustments City of Little Rock Dear Board: T1, 4f/3 - '?o0� My wife, Lisa, and I are building a new house to be located at 1601 North Tyler Street, Little Rock, Arkansas, 72207. One of the chief reasons for building this house is to make room for our 21 month old triplet girls. With the birth of these children came the need for larger vehicles and hence a larger garage able to accommodate our Suburban and Crew Cab truck as well as the assorted bikes, etc. associated with children. Our current home has a 20' by 20' garage that is incapable of holding our vehicles so we park in the driveway that is outside the garage and the yard. We are forced to load the three toddlers as fast as we can and are worried about them running off into danger since we are always outnumbered (especially so when only one parent is performing this task). On our new property, we would like to build a 24'x 27' garage with an entrance from within the fenced yard. This will allow us to walk the children to our garage and load them up without fear of them running into the street or otherwise endangering themselves. The applicable ordinance only allows 30% of the back 25' of property to contain an accessory structure. That would accommodate a 19' x 19' structure (smaller than our current, 80 year old home's original garage). Our proposed garage would encompass just under 52% of the back 25' of property. In addition to the personal reasons listed above, we would like to offer additional reasons to support this variance. This neighborhood, as well as a most of the surrounding neighborhoods, are filled with lots that most people would call somewhat small. This creates the need to have accessory structures rather than building in large garages to the main dwelling that would increase the height, width, and/or depth of these structures sitting on same, small lots. The area is filled with accessory structures (most notably garages) that are detached from the main dwelling. A large number of these are quite old as well as many that have been built very recently. These structures fit well with the older neighborhood and many would say add to its character. Within a 200' radius of this property there are numerous outbuildings and many occupy what appears to be larger than the 30% ordinance mentioned above. Immediately across "O" Street are the back yards of our neighbors that front on Centerwood Street. I believe everyone of these properties has an accessory structure and many appear to occupy more than 30% (one seems to occupy 100% of the back 25'). Additionally, the neighbor four houses to the north on Tyler went through this same process in obtaining a variance for his garage. Our final note on this matter involves the original garage noted on the survey. The garage was two -stories high, located within inches of the northern neighbor's property line, and was generally thought of as a heinous structure throughout the community. We had it torn down at the beginning of January 2006 knowing that we could not live with it in our yard. What we are proposing to replace it with will match the new, main dwelling and the neighborhood. In summary, we believe this variance request would fit the neighborhood well, is an improvement over what (until quite recently) was on the property, and is not without historical precedent throughout the neighborhood. We respectfully request that you grant this variance. Sincerely, Mr. & Mrs. David W Rapp 500 NORTH CEDAR STREET • LITTLE ROCK/ARKANSAS • 72205-3921 PHONE: (501) 348-7606 • FAX: (904) 380-4771 rl C w O U W w W O Z LUE CO Q LL O Q O m 11 i M LU M C)Q> Z Wit U� U) � m D Wry 0 c!)Z m5D0C6o � zWcoW0 QWzW � LL co o.. (D F 0 b NO m 604 c Q February 27, 2006 There being no further business before the Board, the meeting was adjourned at 4:26 p.m. Chairman 4. 1�'J "-' L'J- � Secretary