boa_07 25 2016LITTLE ROCK BOARD OF ADJUSTMENT
SUMMARY OF MINUTES
JULY 25, 2016
2:00 P.M.
Roll Call and Finding of a Quorum
A Quorum was present being four (4) in number.
Approval of the Minutes of the Previous Meetings
The Minutes of the June 27, 2016 meeting were
approved.
Members Present:
Frank Allison
Carolyn Lindsey Polk
Christopher Smith
Jeff Yates, Chairman
Members Absent: Robert Tucker, Vice Chairman
City Attorney Present: Debra Weldon
LITTLE ROCK BOARD OF ADJUSTMENT
I. OLD BUSINESS:
A.
Z-9142
II. NEW
BUSINESS:
1.
Z -3344-D
2.
Z-9146
3.
Z-9147
4.
Z-9148
AGENDA
JULY 25, 2016
3208 Imperial Valley Drive
900 S. Shackleford Road
1700 S. Park Street
1825 N. Monroe Street
20 Flatrock Point
JULY 25, 2016
ITEM NO.: A
File No.: Z-9142
Owner: James and Laura Ross
Applicant: Larry R. Troillett
Address: 3208 Imperial Valley Drive
Description: Lot 10, Block 29, Pleasant 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 building addition with a reduced front and side
setbacks and 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
0
Public Works Issues:
No Comments.
Staff Analysis:
The R-2 zoned property at 3208 Imperial Valley Drive is occupied by a two-story
brick and frame single family residence. The property is located on the west side of
Imperial Valley Drive, south of Sabine Valley Drive. The lot contains a 25 foot front
platted building line along the Imperial Valley Drive frontage.
The applicant proposes to construct a two-story addition to the front and south side
of the existing house, as noted on the attached site plan. The proposed addition will
extend four (4) feet out from the front of the house, crossing the front platted building
line by three (3) feet. This will result in a front setback of 22 feet. The addition on
the south side of the residence will be 7.5 feet in width. The side addition will have
a setback of approximately 9.5 feet from the south side property line. There will also
be a set of steps which will extend from the southwest corner of the addition toward
the south side property line. The steps will be five (5) to six (6) feet back 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. Section 36-254(d)(2) requires a minimum side setback of eight
JULY 25, 2016
ITEM NO.: A (CON'T.
(8) feet. Section 31-12(c) of the Subdivision Ordinance requires that building line
encroachments be reviewed and approved by the Board of Adjustment. Therefore,
the applicant is requesting variances from these ordinance standards to allow the
building addition with reduced front and side (steps) setbacks and which crosses a
front platted building line.
Staff is supportive of the requested setback and building line variances. Staff views
the request as reasonable. The proposed 22 foot front setback represents a very
minor encroachment across the 25 foot front platted building line. Staff can typically
sign -off on a front setback of 22.5 feet, if a platted building line does not exist.
Although the fronts of the houses along the west side of Imperial Valley Drive do
align fairly well, the proposed front encroachment will be minor enough as to not be
very noticeable. The proposed side setback variance will only be for a set of
uncovered steps leading to the second floor of the residence. Staff believes the
proposed addition with reduced front and side setbacks will have no adverse impact
on the adjacent property or the general area.
If the Board approves the building line variance, the applicant will have to complete
a one -lot replat reflecting the change in the platted front building line for the addition.
The applicant should review the filing procedure with the Circuit Clerk'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 completion of a one -lot replat reflecting the change in the front platted
building line as approved by the Board.
BOARD OF ADJUSTMENT
(June 27, 2016)
Staff informed the Board that the applicant failed to complete the notification to
surrounding property owners as required. Staff recommended the application be
deferred to the July 25, 2016 agenda. The item was placed on the consent agenda and
deferred to the July 25, 2016 agenda by the vote of 5 ayes, 0 noes and 0 absent.
BOARD OF ADJUSTMENT
(July 25, 2016)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above.
Chairman Yates noted for the record that he had previously reviewed the proposed
building addition project as a member of the Pleasant Valley Property Owners'
Association Board. The item was placed on the consent agenda and approved as
recommended by the vote of 4 ayes, 0 noes and 1 absent.
2
LARRY TROILLETT, ABA
ARCHITECT
May 23, 2016
Little Rock Department of Planning and Development
723 W. Markham
Little Rock, Arkansas
Re: Application for Residential Zoning Variance
I am an architect writing this letter on behalf of my clients Donnie and Laura Ross. I am
hereby requesting a residential front yard setback variance for the residence of Laura & Donnie
Ross at 3208 Imperial Valley Drive Little Rock, AR 72212. (LOT 10, block 29, Pleasant Valley
Addition)
This home was designed and built in 1971 and has a two car garage with dimensions of
about 19 feet wide and 20 feet deep. It has two 8 -foot wide overhead doors that are only about 1
foot 4 inches apart. They are in need of a larger garage in both length and width to accommodate
their vehicles, one of which is 19 feet 3 inches in length and 7 feet 9 inches wide from mirror to
mirror. Our plan is to widen the garage by about seven and a half feet and lengthen the garage by
about 4 feet. Due to the location of the garage which is entered from the front, street facing, side
and the slope of the terrain, this can only be accomplished by extending the front of the house
toward the street by the 4 feet we need. The attached survey will attest that the original home
was built 1 -foot back from the 25 foot front yard setback line. Our request is that you allow us to
overstep the original front setback line by 3 -feet. As part of this remodeling project we are
changing the front entry area of the home as well and these changes are all in accordance with
Pleasant Valley Homeowners Association design guidelines.
Sincerely, /
Larry . Troillett, AIA
5 Catina Ct.
Little Rock, Ar 72211
Larry R. Troillett, AIA 5 Catina Ct Little Rock, AR 72211 479 981 0729
JULY 25, 2016
ITEM NO.: 1
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Z -3344-D
Crain Investments, LP and Kelley Commercial Realty, LLC
Rob Glasgow, PricewaterhouseCoopers, LLP
900 S. Shackleford Road
West side of S. Shackleford Road, south of Hermitage Road
Cab
Variance Requested: A variance is requested from the sign provisions of Section
36-557 to allow a wall sign without direct street frontage.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Office
Proposed Use of Property: Office
STAFF REPORT
A. Public Works Issues:
No Comments.
B.. Staff Analysis:
The 0-3 zoned property at 900 S. Shackleford Road is occupied by an existing six
story office building (Three Financial Centre). The building is approximately 130,000
square feet in size. There is existing paved parking on the east and west sides of
the building, with a two-level parking deck on building's west side. There are two (2)
driveways from S. Shackleford Road which serve as access to the property. The
drives are located at the northeast and southeast corners of the property.
The applicant proposes to install a new wall sign on the north fagade of the
building, as noted on the attached sketches. The wall sign will be for
PricewaterhouseCoopers (PWC), a new building occupant. The proposed wall
sign will be approximately 64.5 square feet in area and located at the top,
northeast corner of the north building fagade. There is an existing wall sign on the
north fagade for Duncan Law Firm, which is 287 square feet in area and located at
the top, northeast corner of the north fagade. A 90 square foot sign was recently
approved for Sprint, located on the north building fagade at the northwest corner of
the building.
JULY 25, 2016
ITEM NO.: 1 (CON'T.)
Section 36-557(a) of the City's Zoning Ordinance requires that wall signs face
required street frontage. The east wall of the subject building is the only wall/fagade
with street frontage. Therefore, the applicant is requesting a variance to allow the
proposed wall sign on the north building fagade.
Staff is supportive of the requested sign variance. Staff views the request as
reasonable. The applicant is proposing the wall sign for PWC on the north fagade
in -lieu of a wall sign on the east, street fronting fagade. Staff views this as a
reasonable trade-off. The proposed PWC sign in combination with the existing
Duncan Law Firm and Sprint signs represents a coverage of approximately 3.9% of
the north building fagade. Additionally, there is only a minimal amount of wall
signage on the east building fagade. The proposed wall signage on the north fagade
will have good visibility from the roadways to the north, and should have no adverse
impact on the adjacent properties or the general area.
C. Staff Recommendation:
Staff recommends approval of the requested sign variance, subject to there being
no wall signage for "PWC" on the east building fagade.
BOARD OF ADJUSTMENT
(July 25, 2016)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by the vote of 4 ayes, 0 noes and 1 absent.
2
May 30, 2016
Department of Planning and Development
City of Little Rock
723 West Markham
Little Rock, Arkansas
Attn: Monte Moore
RE: Signage Variance Application
Three Financial Centre, goo S. Shackleford Road, Little Rock, Arkansas 72211
Dear Mr. Moore:
As a tenant of the referenced property we have an agreement with our landlord to place PWC signage on
the building, and as such are requesting your approval. The sign will be on the north elevation of Three
Financial Centre as depicted in the attached rendering file. The dimension of the exterior sign is 64.5
square feet and will cover .573% of the north fagade.
We are requesting this signage to emphasize and highlight our firm's commitment to Little Rock and make
the public aware of our presence. In addition we will use this in our recruiting of new hires off of college
campuses and experienced professionalsto again demonstrate our community involvement and long term
planning. As a cornerstone of our investment in the Little Rock and State of Arkansas market we will use
this marketing tool to grow our business, improve our brand awareness, and bring more professionals to
the area.
We would appreciate your approval of this application and we look forward to working with you on this
project.
Regards,
-7
1(a
Rob Glasgow
Partner, PricewaterhouseCoopers, LLP
.......................... ............ .................... .................................................................................................. I..........
PricewaterhouseCoopers LLP, goo South Shackleford Rd, Little Rock, AR 72211
T: (501) 9078080, www.pwc.com/us
JULY 25, 2016
ITEM NO.: 2
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Barclay and Sonya Key
Sonya Key
1700 S. Park Street
East 100 feet of Lot 1, Block 18, Kate M. Illing's Addition
M
Variance Requested: Variances are requested from the area provisions of Section
36-156 to allow a storage building with reduced rear setback
and reduced separation from a principal structure.
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-3 zoned property at 1700 S. Park Street is occupied by a two-story frame
single family residence. The property is located at the southwest corner of S. Park
Street and W. 17th Street. There is a one -car wide driveway from W. 17th Street at
the northwest corner of the lot. The property is made up of part of an older platted
lot; the east 100 feet of Lot 1, Block 18, Kate M. Ming's Addition. The remainder of
the lot (west 40 ± feet) contains a two-story frame residence and has a separate
ownership.
The applicant recently placed an eight (8) foot by twelve (12) foot prefabricated
accessory structure near the southwest corner of the lot, as noted on the attached
site plan. The accessory structure is located on the rear (west) property line and
separated from the house by approximately 2.5 feet. The applicant notes that the
accessory structure is needed for the storage of property/yard maintenance
equipment, as there is no place within the principal structure to store such things as
lawnmower, weed eater, gasoline cans, etc.
Section 36-156(a)(2)b. of the City's Zoning Ordinance requires a minimum
separation of six (6) feet between accessory structures and principal structures.
JULY 25, 2016
ITEM NO.: 2 (CON'T.)
Section 36-156(a)(2)f. requires a minimum rear setback of three (3) feet for
accessory structures. Therefore, the applicant is requesting variances from these
ordinance standards to allow the accessory structure with reduced rear setback and
reduced separation from the principal structure.
Staff is supportive of the requested setback and separation variances. Staff views
the request as reasonable. The area where the accessory structure is located is the
only area of the lot to locate the structure and not be between the principal structure
and a street right-of-way. There is at least ten (10) feet of separation between the
proposed accessory structure and the residence immediately to the west, which is a
vacant, boarded -up structure. Additionally, the proposed accessory structure is a
portable structure and could be pulled out for maintenance, if needed. Staff believes
the proposed accessory structure with reduced rear setback and separation will
have no adverse impact on the adjacent properties or the general area.
C. Staff Recommendation:
Staff recommends approval of the requested rear setback and separation variances,
as filed.
BOARD OF ADJUSTMENT
(July 25, 2016)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by the vote of 4 ayes, 0 noes and 1 absent.
2
-T4' =4 2,
-F--7/�
June �2016
To whom it may concern:
We are applying for a residential zoning variance for the small, exterior structure built to be
utilized as a storage shed which sits on our property directly behind our home. This structure
was built based an the need to store items (which would be inappropriate to store in our home)
in an exterior, easily accessible structure that is meant for such purpose. The location and
placement of the structure is based on the unusually small lot configuration of our property at
1700 South Park Street (Legal Description: The East 100 feet of Lot 1, Block 18, Kate M. Illing's
Subdivision of Park Addition to the City of Little Rock, Pulaski County, Arkansas). Currently we
are storing outdoor lawn care items such as a lawnmower, weedeater, cans of gasoline to run
aforementioned items, hedge trimmer, grass seed, shovels, spades, ladders, and other
gardening tools, as well as bicycles, safety helmets, and other outdoor sporting equipment.
The placement of the additional structure, meant to store the items listed above, is set within the
footprint of the original structures as much as possible without encroaching on any of the
surrounding properties, neither of which are currently occupied and both of which are unable to
be occupied as they currently stand.
The internal structural configuration of the home at 1700 South Park Street does not allow for an
appropriate storage area for any of the previously listed items (see paragraph one) which are
currently stored in the additional structure. Moreover, the lot is unusually configured in that it
lacks needed space on the lot upon which to erect a structure within the bounds given by the
city (which are currently six feet from, the side of the home to the side of the additional structure).
Thank you for your time and consideration.
Sincerely,
Sonya Gray Key
JULY 25, 2016
ITEM NO.: 3
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Z-9147
David and Margaret Mitchell Revocable Family Trust
David S. Mitchell
1825 N. Monroe Street
Lot 70, Shadowlawn Addition
R-2
Variance Requested: A variance is requested from the area provisions of Section
36-156 to allow an in -ground pool which exceeds the
maximum rear yard coverage.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
STAFF REPORT
Q
n.
Public Works Issues:
No Comments.
Staff Analysis:
The R-2 zoned property located at 1825 N. Monroe Street is occupied by a one-story
brick and frame single family residence. The property is located on the east side of
N. Monroe Street, between Club Road and Cantrell Road. There is a circular
driveway from N. Monroe Street which serves as access. A carport is located at the
northwest corner of the residence. A one-story accessory building is located at the
northeast corner of the property. The accessory structure is connected to the
residence by a covered, unenclosed breezeway.
The applicant is proposing to construct an in -ground swimming pool in the rear yard
area, at the southeast corner of the lot, as noted on the attached site plan. The
proposed pool will be approximately 540 square feet in area, and will be partially
located within the rear 25 feet of the property. This portion of the pool in combination
with the existing accessory building represents a rear yard coverage of
approximately 44 percent of the required rear yard area (rear 25 feet of the lot).
JULY 25, 2016
ITEM NO.: 3 ICON'T.
Section 36-156(a)(2)c. of the City's Zoning Ordinance allows a maximum rear yard
coverage of 30 percent for accessory structures in R-2 zoning. Therefore, the
applicant is requesting a variance to allow a rear yard coverage of approximately 44
percent.
Staff is supportive of the requested rear yard coverage variance. Staff views the
request as reasonable. Although the pool is considered an accessory structure by
ordinance definition, it will be a completely below ground structure. The pool is
located in an area of the lot that is relatively level and complies with all setback
requirements. Any decking or patio area around the pool should be at ground level.
Additionally, the proposed increased rear yard coverage for this lot will not be out of
character with other lots throughout this neighborhood. Staff believes the addition
of the pool with increased rear yard coverage will have no adverse impact on the
adjacent properties or the general area.
C. Staff Recommendation:
Staff recommends approval of the requested rear yard coverage variance, as filed.
BOARD OF ADJUSTMENT
(July 25, 2016)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by the vote of 4 ayes, 0 noes and 1 absent.
2
DAVID S. MITCHELL, P.A.
ATTORNEYS AT LAw
1501 N. University Ave.,
Prospect Building, Suite 640
Little hack, Arkansas 72207
DAVID s MITCHE r www.DavidMitcheiILaw.com Piper Veazey, taw clerk
DavidM1tche11@DavidM' hellLaw.00m Officio um er: 3-3322 Admin®DavidMitchellLaw.com
Tal Free
8661343-8678
Facsimile Number: 501/663-3320
June 28, 2016
Monty IV Dore %
Zoning S. Enforcement Administrator
City of Little, Rock Planning & Development
7.23 Wes Markham St,
Little Ro k, Arkansas 72201
Re: Zonig Variance 1825 N. Monroe
Dear Mr. Moore,
T is letter is to request a zoning variance for the area provisions of section 36.156(a)(2)c.
The vark nee is necessary for construction of an in ground swimming pool which exceeds the
maximum rear yard coverage by 14%. See attached land survey. My lot already has a standalone
2 car gar ge built around 1935 which has been converted into a shop. This garage building
occupies 7% of the rear coverage and the new in ground swimming pool would add 17%
making a total of 44%.
1 of the proposed construction is at or below ground level and therefore won't decrease
the am.ouat of open space above the ground. It would be very difficult, if not impossible, to move
the pool ftirther away from the rear boundary line because the slope of the lot will require a set of
steps between the house and the swimming pool. Also the pool area is not visible to any of my
neighbor because my yard is surrounded by privacy fences.
Tank you very much for your kind consideration of this application.
Sincerely,
David S. Mitchell
JULY 25, 2016
ITEM NO.: 4
File No.: Z-9148
Owner: HRH Builders, Inc.
Applicant: Bill Darby
Address: 20 Flatrock Point
Description: Lot 44, Block 18, Woodlands Edge Addition
Zoned: R-2
Variance Requested: A variance is requested from the area provisions of Section
36-254 to allow a deck addition with reduced rear setback.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Staff Analysis:
The R-2 zoned property located at 20 Flatrock Point is occupied by a single family
residence which was recently constructed. The property is located at the east end
of Flatrock Point, a cul-de-sac within the Woodland's Edge Subdivision. A driveway
from Flatrock Point at the northwest corner of the lot serves as access. The lot
contains a 25 foot front platted building line. The minimum required rear setback for
this lot is 15 feet, and is typical of several areas throughout Woodland's Edge. The
property backs up to a wooded open space/greenbelt area.
As part of the new home construction, the property owner (and builder) proposes to
construct an uncovered, unenclosed deck on the rear (east) of the structure, as
noted on the attached site plan. The proposed deck addition will be located one (1)
foot to six (6) feet back from the rear (east) property line. The proposed deck will be
approximately 340 square feet in area.
Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum rear
setback of 25 feet for principal structures in R-2 zoning. This lot was platted with a
minim rear setback of 15 feet. Therefore, the applicant is requesting a variance to
allow the deck with a rear setback ranging from one (1) foot to six (6) feet.
JULY 25, 2016
ITEM NO.: 4 (CON'T.)
Staff is supportive of the requested rear setback variance. Staff views the request
as reasonable. The property backs up to an extremely wide platted greenbelt within
the Woodland's Edge Subdivision. This is an open space area which will not be
developed. The nearest homes are over 200 feet to the south and over 500 feet to
the east. Similar variances for deck and patio structures have been approved
throughout the Woodland's Edge Subdivision, for lots which back up to greenbelt
areas. Additionally, the subdivision developer, Rocket Properties, LLC, has
submitted a letter of support for the proposed deck addition. Staff believes the
proposed uncovered, unenclosed deck addition with reduced rear setback will have
no adverse impact on the adjacent properties or the general area.
C. Staff Recommendation:
Staff recommends approval of the requested rear setback variance, subject to the
deck addition remaining uncovered and unenclosed.
BOARD OF ADJUSTMENT
(July 25, 2016)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by the vote of 4 ayes, 0 noes and 1 absent.
From: HRH Builders �^
PO Box 241868
Little Rock AR 72223
To: City of Little Rock Zoning
The owners of 20 Flatrock, Lot 44 Block 18 Woodlands Edge Subdivision want to
extend and entertainment deck past the building line behind house.. This is all
green area behind the lot and has no objections from developer as seen in letter...
No other property owners can view the deck.
Any questions please call Bill Darby 501-680-5528
Thank you I "'
Bill Darby, Pres. HRH Buil
ROCKET PROPERTIES, LLC
1701 Centerview Drive, Suite 115
Little Rock, Arkansas 72211
501-954-9816 • Fax: 501-954-9839
June 13, 2016
Mr. Dana Carney, Manager
Zoning & Subdivision
Department of Planning & Development
City of Little Rock
723 West Markham
Little Rock, Arkansas 72201
Re: Lot 44, Block 18 Woodlands Edge
20 Flatrock Point
Dear Dana:
We have reviewed the attached plot plan showing an encroachment of the rear deck
approximately fourteen feet (14') into the rear setback of the home under construction at the
above referenced property. We have no problem with this encroachment as it adjoins a
greenbelt.
Please feel free to contact us if you should need additional information.
Sincerely,
ROCKET PROPERTIES, LLC
f
Ronald C.
LJ
cc: Randy Wright, HRH Builders
Attachment
Woodlan SAr
.41
le
Developed by Rocket Properties, LLC.
2009 NMB
GREEN BUILDING
AWARD WINNER
MnOML A&SOCIATM OF WK GUL.OM
I009 GREEN DEVE MPMWOF THE YEAR
RESEARCH
CENTER
Be! -
CERTIFIED
HIGHEsTRAnNG
1st Four -Star In the Nation
Woodlan SAr
.41
le
Developed by Rocket Properties, LLC.
2009 NMB
GREEN BUILDING
AWARD WINNER
MnOML A&SOCIATM OF WK GUL.OM
I009 GREEN DEVE MPMWOF THE YEAR
BOARD OF ADJUSTMENT VOTE RECORD
DATE:
in St,,
MEMBER
ALLISON, FRANK
;�
,/
,�
✓
LINDSEY POLK, CAROLYN
✓
,/
,i
,/
✓
SMITH, CHRISTOPHER
TUCKER, ROBERT A
YATES, JEFF
`riME IN AND TIME OUT
ALLISON, FRANK
LINDSEY POLK, CAROLYN
SMITH, CHRISTOPHER
TUCKER, ROBERT
YATES, JEFF
AYE NAYE ABSENT L�) ABSTAIN Meeting Adjourned " P.M.
JULY 25, 2016
There being no further business before the Board, the meeting was adjourned at 2:04
P. M.
Date:
Chairman
Secreta