boa_06 26 2017LITTLE ROCK BOARD OF ADJUSTMENT
SUMMARY OF MINUTES
JUNE 26, 2017
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 May 22, 2017 meeting were
approved.
Members Present: Frank Allison
Carolyn Lindsey Polk
Jeff Yates, Chairman
Robert Tucker, Vice Chairman
Members Absent: Christopher Smith
City Attorney Present: Debra Weldon
LITTLE ROCK BOARD OF ADJUSTMENT
I. OLD BUSINESS:
No Old Business
II. NEW BUSINESS:
1.
Z -8409-A
2.
Z -9033-A
3.
Z-9221
4.
Z-9222
5.
Z-9223
6.
Z-9224
7.
Z-9225
JUNE 26, 2017
2:00 P.M.
5216 Edgewood Road
NE Corner of W. 36t" Street and Bowman Road
1019 Beechwood Street
500 N. Cedar Street
6201 Patterson Road
5423 Hawthorne Road
611 Main Street
JUNE 26, 2017
ITEM NO.: 1
File No.:
Owner/Applicant:
Address:
Description:
Zoned:
Jerry and Jana Bishop
5216 Edgewood Road
Lot 44, Prospect Terrace Addition
Variance Requested: Variances are requested from the area provisions of Section
36-254 and 36-156 to allow a carport addition to a principal
structure and a porch addition to an accessory structure with
reduced side setbacks.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
STAFF REPORT
/la
Public Works Issues:
No Comments
Building Codes Comments:
The required fire separation distance (building to property line) prescribed by the
building code terminates at five (5) feet. Buildings are allowed to be closer than five
(5) feet if they have properly constructed fire walls which provide the requisite one
(1) hour fire resistance rating. When buildings are five (5) feet or more from the
property line, the requirement no longer applies to the wall itself, only the projection
such as eaves or overhangs.
Openings such as doors and windows are limited when the exterior wall is three (3)
feet from the property line, and are prohibited when the exterior wall is less than
three (3) feet from the line. There is no restriction on openings when the exterior
wall is more than three (3) feet from the property line.
Contact the City of Little Rock Building Codes at 371-4832 for additional details.
JUNE 26, 2017
ITEM NO.: 1 (CON'T.) Z -8409-A
C. Staff Analysis:
The R-2 zoned property at 5216 Edgewood Road is occupied by a two (2) story
frame and stucco single family residence. The property is located on the north side
of Edgewood road and backs up to "O" Street. A two-story accessory garage
structure is located within the rear yard area, at the northeast corner of the property.
A single car wide driveway is located at the southeast corner of the lot. The driveway
extends along the east side of the residence to the accessory garage structure.
The applicant proposes to construct two (2) building additions; one (1) to the
principal structure and one (1) to the accessory structure. An 18.5 foot by 24 foot
carport addition is proposed on the east side of the existing residence. An eight (8)
foot by 20 foot covered porch addition is proposed along the south side of the
existing accessory garage structure. Both additions will have a one-story height.
The proposed carport addition will be located approximately 40 feet back from the
front (south) property line and one (1) to 2.5 feet back from the east side property
line. The carport will be unenclosed on its north, south and east sides. The
proposed covered porch addition to the existing accessory structure will be located
two (2) feet from the east side property line and 19.5 feet to 23 feet back from the
rear, "O" Street, property line. The porch will be unenclosed on its east, west and
south sides.
Section 36-254(d)(2)of the City's Zoning Ordinance requires a minimum side
setback of eight (8) feet for the principal structure on this lot. Section 36-156(a)(2)f.
requires a minimum side setback of three (3) feet for accessory structures. Section
36-156(a)(2)c. requires that accessory structures be located at least 60 feet back
from front or rear street fronting property lines. Therefore, the applicant is requesting
variances from these ordinance standards to allow the carport addition with a
reduced side setback, and the porch addition with reduced side and rear (street
fronting) setbacks.
Staff is supportive of the requested side setback variance for the proposed carport
addition to the principal structure, and the side and rear (street fronting) setback
variances for the porch addition to the accessory structure. Staff views the request
as reasonable. Staff typically looks for a minimum side setback of 1.5 feet for
unenclosed carport additions. The proposed carport addition is located one (1) foot
from the east side property line at one (1) point, then angles away from the side
property line to a 2.5 foot setback. Ample separation will exist between this
proposed carport addition and the residence immediately to the east. A driveway
on the neighboring property will separate the two (2) residences. With respect to
the porch addition to the existing accessory structure, the proposed side and rear
setbacks are greater than the existing structure. Staff believes the proposed
unenclosed additions to the existing house and accessory structure will have no
adverse impact on the adjacent properties or the general area.
JUNE 26, 2017
ITEM NO.: 1 (CON'T.) Z -8409-A
D. Staff Recommendation:
Staff recommends approval of the requested side and rear (street fronting) setback
variances, subject to the following conditions:
1. The carport addition must remain unenclosed on its north, south and east
sides.
2. The porch addition must remain unenclosed on its east, west and south sides.
3. Compliance with the Building Codes requirements as noted in paragraph B.
of the staff report.
4. Guttering must be provided on the carport addition, if the roof slope dictates,
to prohibit water run-off onto the adjacent property to the east.
BOARD OF ADJUSTMENT
(June 26, 2017)
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.
--'mac
Jerry and Janna Bishop
5216 Edgewood Road
Little Rock,AR 72207
May 22, 2017
Board of Adjustment
City of Little Rock, Arkansas
Dear Members of the Board:
We are requesting a zoning variance to build an addition to our home located at 5216
Edgewood in Little Rock. We wish to add a porte cochere and covered breezeway onto
the east and north corner of our home. The porte cochere will be over the existing
driveway.
Also we wish to add a covered porch to our existing detached guest house.
These additions will be in the style of the home and neighborhood. Thank you for your
consideration,
1
Jerry and Janna Bishop
JUNE 26, 2017
ITEM NO.: 2
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Variance Requested:
Justification:
Present Use of Property:
Proposed Use of Property
STAFF REPORT
11 s
Public Works Issues:
No Comments.
Z -9033-A
Garth Development, LLC
Tim Daters, White Daters and Associates
11800 W. 36th Street
Northeast corner of W. 36th Street and Bowman Road
C-1
A variance is requested from the height provisions of Section
36-299 to allow a new building with increased height.
The applicant's justification is presented in an attached letter.
Undeveloped Property
Commercial/Mixed Use
Landscape and Buffer Issues:
Site plan must comply with the City's minimal landscape/buffer ordinance
requirements.
Signage is to be reviewed and permitted separately.
Screening requirements will need to be met for the vehicular use areas adjacent to
street right-of-ways. Provide screening shrubs with an average linear spacing of not
less than three (3) feet within the required landscape area. Provide trees with an
average linear spacing of not less than thirty (30) feet.
A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at least
nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for
every thirty (30) linear feet of perimeter planting strip. The north perimeter planting
strip is less than nine (9) feet in width.
A land use buffer will be required when an adjacent property has a dissimilar use of
a more restrictive nature. As a component of all land use buffer requirements,
JUNE 26, 2017
ITEM NO.: 2 (CON'T.) Z -9033-A
opaque screening, whether a fence or other device, a minimum of six (6) feet in
height shall be required upon the property line side of the buffer. A minimum of
seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot
count toward fulfilling this requirement. The plantings, existing and purposed, shall
be provided within the landscape ordinance of the city, section 15-81. The property
to the north is zoned PDR, a minimum buffer will be required at six (6) percent of the
average width of the lot but no case less than nine (9) feet.
Eight percent (8%) of the vehicular use area must be designated for green space;
this green space needs to be evenly distributed throughout the parking area(s). The
minimum size of an interior landscape area shall be three hundred (300) square feet
for developments with more than one hundred fifty (150) parking spaces. Interior
islands must be a minimum of seven and one half (7 %2) feet in width. Trees shall
be included in the interior landscape areas at the rate of one (1) tree for every twelve
(12) parking spaces.
An automatic irrigation system to water landscaped areas shall be required for
developments for one (1) acre or larger.
The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
C. Staff Analysis:
The C-1 zoned property located at 11800 W. 36th Street is currently undeveloped.
The property is located at the northeast corner of W. 36th Street and Bowman Road.
The property is comprised of 6.95 acres. Extensive site work has been done, in
conjunction with the property to the north, in preparation for new development.
Some street improvements have been made along the W. 36th Street (south) and
Bowman Road (west) property lines (extra pavement, curbs, gutters and sidewalk).
The applicant proposes to construct a four-story commercial building near the center
of the property, as noted on the attached site plan. The building will be located
approximately 42 feet back from the east property line, 72 to 110 feet from the west
property line and over 140 feet from the north and south property lines. The building
will have a height of 65 feet. A paved parking area is proposed on the south side of
the building with 180 parking spaces. An access driveway from Bowman Road will
serve as access to this parking area. Paved parking is also proposed on the north
side of the building, containing 158 spaces. This parking is proposed to take access
through the apartment complex to the north.
Section 36-299(d) of the City's Zoning Ordinance allows a maximum building height
of 25 feet for C-1 zoned property. Therefore, the applicant is requesting a variance
to allow an increased building height of 65 feet for the proposed development.
1)
JUNE 26, 2017
ITEM NO.: 2 (CON'T.) Z -9033-A
Staff is supportive of the requested building height variance. Staff views the request
as reasonable. The proposed building height will not be out of character with other
buildings and zoning in the immediate area. The new apartment buildings
immediately to the north are three (3) stories in height and at a higher elevation than
the subject property. The apartment Complex across Bowman Road to the west
also has three (3) story buildings. The main building within the Church at Rock
Creek property to the east also has a building height equivalent to three (3) stories.
The 0-2 zoned property across Bowman Road to the west allows a maximum
building height of 120 feet with increased building setbacks. Staff believes the
proposed building height will be compatible with the general area and have no
adverse impact on the surrounding properties.
D. Staff Recommendation:
Staff recommends approval of the requested building height variance, subject to
compliance with the Landscape and Buffer requirements as noted in paragraph B.
of the staff report.
BOARD OF ADJUSTMENT
(June 26, 2017)
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.
FATE - DATERS & .ASSOCIATES, INC.
24 Rahling Circle
ID Little Rock, Arkansas 72223
Phone: 501-821-1667
www.whitedaters.com
May 23, 2017
Mr. Monte Moore, Zoning Administrator
City of Little Rock
723 W. Markham St.
Little Rock, Arkansas 72201
RE: Zoning Variance — Garth Development LLC
Mr. Moore,
t z-
3.3 -
Attached are 6 copies of the site plan for the above captioned project, the application, affidavit
and application fee of $205.00.
The Owner is requesting a variance on the maximum building height to permit the construction
of a 4 story mixed use building on this 6.9545 acre site.
Encl: 6 copies of survey
Application Form
Affidavit
Application fee
if you need any additional information.
CIVIL ENGINEERING - LAND PLANNING & DEVELOPMENT - SURVEYING - LANDSCAPE ARCHITECTURE
JUNE 26, 2017
ITEM NO.: 3
File No.: Z-9221
Owner: Jason and Allison Thomas
Applicant: Carolyn Lindsey, Yeary Lindsey Architects
Address: 1019 Beechwood Street
Description: Lot 16, Block 11, 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 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
FA
Public Works Issues:
No Comments
Building Codes Comments:
The required fire separation distance (building to property line) prescribed by the
building code terminates at five (5) feet. Buildings are allowed to be closer than five
(5) feet if they have properly constructed fire walls which provide the requisite one
(1) hour fire resistance rating. When buildings are five (5) feet or more from the
property line, the requirement no longer applies to the wall itself, only the projection
such as eaves or overhangs.
Openings such as doors and windows are limited when the exterior wall is three (3)
feet from the property line, and are prohibited when the exterior wall is less than
three (3) feet from the line. There is no restriction on openings when the exterior
wall is more than three (3) feet from the property line.
Contact the City of Little Rock Building Codes at 371-4832 for additional details.
JUNE 26, 2017
ITEM NO.: 3 (CON'T.) Z-9221
C Staff Analysis:
The R-2 zoned property at 1019 Beechwood Street is occupied by a two-story frame
single family residence. The property is located on the east side of Beechwood
Street, south of Kenyon Street. There is a one-story accessory garage structure
within the rear yard area, at the southeastern corner of the lot. A paved alley is
located along the rear (east) property line. A one car wide driveway from the alley
serves the garage structure.
The applicant proposes to construct a 13 foot by 13 foot addition to the south side
of the residence, as noted on the attached site plan. The addition will be located
three (3) feet from the south side property line and have a two (2) story height. The
addition will allow for a dining room and master closet. The applicant is also making
a first floor storage room addition to the accessory garage structure and a second
floor addition to the accessory structure.
Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side
setback of 4.8 feet for the principal structure on this R-2 zoned lot. Therefore, the
applicant is requesting a variance to allow the proposed addition with a reduced side
setback.
Staff is supportive of the requested side setback variance. Staff views the request
as reasonable. The lot has a relatively narrow width of only 48 feet. The proposed
building addition will have a side setback of three (3) feet. The addition will have a
reduced setback for only 13 feet along a side property line which measures 179
feet. Additionally, there should be ample separation between the proposed addition
and the residence immediately to the south. It appears that the neighboring
residence is approximately five (5) feet back from the dividing side property line.
Staff believes the proposed addition will have no adverse impact on the adjacent
properties or the general area.
D. Staff Recommendation:
Staff recommends approval of the requested side setback variance, subject to
compliance with the Building Codes requirements as noted in paragraph B. of the
staff report.
BOARD OF ADJUSTMENT
(June 26, 2017)
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 3 ayes, 0 noes and 1 absent and 1 recusal
(Lindsey Polk)
a , ..e` Lindsey Architects
May 22, 2017
Mr. Monte Moore
Department of Neighborhoods and Planning
723'1 est Markham
Little Rock, AR 72201
RE: Zoning Variance Application for
Thomas Residence, 1019 Beechwood, Little Rock, AR 72205
7—
Dear Monte,
This project consists of a two story dining room / master closet addition to the main house, a
first floor storage room plus second story addition to the detached garage and a 6-0" high
stone wall at the rear property line to enclose the back yard. We are requesting a zoning
variance to allow the following -
1 s Reduced south side 4.8' setback to allow the dining room / master closet addition
to project into the setback, reducing it to 3'-0".
Also, note that our percentage of window openings is 12% of the wail that is proposed to be
3'-0" from the south property line. Code requires the openings in walls 3'-0" to 5'-0" from the
property line to be < 25%.
Although the lot is long, it is a little narrower than the typical lot in this area. And due to the
front setback rules, the (rouse sits 50'+ from the Beechwood property line not allowing easy
expansion into the rear of the lot. All of these combine to require a side yard setback variance
for the addition of a dining room approximately 12'-8"x12'-8" in size located just off the kitchen.
Thank you for your time and consideration.
Sincerely,
Carolyn A. Li dsey, AIA
3416 Old Cantrell Road Little Rock, Arkansas 72202 501-372-5940 Fax: 501-663-0043
JUNE 26, 2017
ITEM NO.: 4
File No.: Z-9222
Owner: Megan Eves and Joseph Williams
Applicant: Megan Eves
Address: 500 N. Cedar Street
Description: Lot 6 and part of Lot 5, Block 3, Pulaski Heights Addition
Zoned: R-3
Variance Requested: A variance is requested from the area provisions of Section
36-156 to allow a second floor addition to an accessory
building with a reduced side setback.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Single Family Residence
Proposed Use of Property: Single Family Residence
STAFF REPORT
I�1
M
Public Works Issues:
No Comments.
Building Codes Comments:
The required fire separation distance (building to property line) prescribed by the
building code terminates at five (5) feet. Buildings are allowed to be closer than five
(5) feet if they have properly constructed fire walls which provide the requisite one
(1) hour fire resistance rating. When buildings are five (5) feet or more from the
property line, the requirement no longer applies to the wall itself, only the projection
such as eaves or overhangs.
Openings such as doors and windows are limited when the exterior wall is three (3)
feet from the property line, and are prohibited when the exterior wall is less than
three (3) feet from the line. There is no restriction on openings when the exterior
wall is more than three (3) feet from the property line.
Contact the City of Little Rock Building Codes at 371-4832 for additional details.
JUNE 26, 2017
ITEM NO.: 4 (CON'T.) Z-9222
C. Staff Analysis:
The R-3 zoned property at 500 N. Cedar Street is occupied by a two-story brick and
frame single family structure. The property is located at the northwest corner of N.
Cedar Street and Lee Avenue. A two -car accessory garage structure is located
within the rear yard area, at the northwest corner of the lot. A paved driveway from
Lee Avenue serves as access to the garage structure. A paved alley is located along
the rear (west) property line.
The applicant proposes to add a second floor addition to the existing accessory
garage structure at the northwest corner of the property, as noted on the attached
site plan and elevation sketches. The existing garage structure is located 0.8 foot
to one (1) foot back from the rear (west) property line and 0.5 foot to 0.8 foot back
from the north side property line. The second level will essentially be a tali roof with
living space within the roofline.
Section 36-156(a)(2)f. of the City's Zoning Ordinance requires a minimum side
setback of three (3) feet for accessory structures in the R-3 zoning district.
Therefore, the applicant is requesting a variance from this ordinance requirement to
construct a second floor on the existing accessory structure.
Staff is supportive of the requested side setback variance. Staff views the request
as reasonable. The proposed second level addition is essentially no more than a
higher roof pitch than what exists with usable space within the roof line (attic -type
space). The second level will maintain the same side setback as currently exists.
The existing accessory structure with decreased side setback is not out of character
with other accessory structures throughout this neighborhood. Staff feels that the
proposed second floor addition to the existing accessory structure, with decreased
side setback, will have no adverse impact on the adjacent properties or the general
area.
D. Staff Recommendation:
Staff recommends approval of the requested side setback variance, subject to the
following conditions:
1. Compliance with the Building Codes comments as noted in paragraph B. of
the staff report.
2. The accessory structure shall not be used as a separate dwelling.
3. No portion of the roof overhang shall cross the north side property line.
BOARD OF ADJUSTMENT
The applicant was present. There were no objectors present.
and a recommendation of approval as outlined in the "staff
There was no further discussion. The item was placed on
approved as recommended by the vote of 4 ayes, 0 noes and
2
(June 26, 2017)
Staff presented the item
recommendation" above.
the consent agenda and
absent.
Megan Eves
500 North Cedar Street, Little Rock, Arkansas 72205
501.554.9103
May 23, 2017
- '2-
Little Rock Department of Planning and Development
723 West Markham Street
Little Rock, Arkansas 72201
Dear Little Rock Department of Planning and Development,
I am the owner of a residential property in the Hillcrest neighborhood, and I am requesting
a variance from the City of Little Rock's ordinance requiring a three -foot -wide setback
between any structure and the property line.
I want to add a second floor onto the existing garage structure that is currently located at the
rear of my property, in the northwest corner along the alley. The second floor will be used
as a spare bedroom for visiting family members, as our main home's three bedrooms are not
sufficient. The additional space would include a sleeping area and a small bathroom, but no
kitchen.
I have had the proposed plans reviewed by Mr. Brian Minyard (see the attached drawing of
the external elevations), and the desired addition to the garage satisfies all the requirements
of the Hillcrest Design Overlay District. The sole issue is that the existing structure does not
sit the full three feet off the northern property line as required by ordinance. The existing
structure is sound, so I am seeking a variance from the setback requirement based on the
fact that the current structural configuration is adequate, and there is no justification for
tearing down the existing building to move it two feet to the south.
I understand that if this application is accepted, I will need to notify all owners of land lying
within 200 feet of the boundary of my property in advance of the Board of Adjustment's
hearing on June 26, 2017.
Sincerely,
MerEves
JUNE 26, 2017
ITEM NO.: 5
File No.: Z-9223
Owner: Gateway Properties of Little Rock, AR, LLC
Applicant: Bear Davidson, Marlar Engineering Co., Inc.
Address: 6201 Patterson Road
Description: East side of Patterson Street, North of W. 65th Street
Zoned: 1-2
Variance Requested: A variance is requested from the buffer provisions of Section
36-522 to allow a building addition with a reduced street
buffer.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Tire Distribution
Proposed Use of Property: Tire Distribution
STAFF REPORT
A. Public Works Issues:
1. The proposed south driveway is not a part of this variance application and is
not being reviewed by staff for comments to Board of Adjustments. A
separate variance is required to be obtained from the Board of Directors for
the driveway location.
2. No. Comment on Street buffer.
B. Landscape and Buffer Issues:
Site plan must comply with the City's minimal landscape/buffer ordinance
requirements.
Screening requirements will need to be met for the vehicular use areas adjacent to
street right-of-ways. Provide screening shrubs with an average linear spacing of not
less than three (3) feet within the required landscape area. Provide trees with an
average linear spacing of not less than thirty (30) feet.
A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at least
nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for
every thirty (30) linear feet of perimeter planting strip.
JUNE 26, 2017
ITEM NO.: 5 (CON'T.) Z-9223
For parking areas with twelve or more spaces eight percent (8%) of the vehicular
use area must be designated for green space; this green space needs to be evenly
distributed throughout the parking area(s). The minimum size of an interior
landscape area shall be one hundred fifty (150) square feet for developments with
one hundred fifty (150) or fewer parking spaces. Trees shall be included in the
interior landscape areas at the rate of one (1) tree for every twelve (12) parking
spaces.
Building landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building. These shall be provided at the
rate equivalent to planter strip three (3) feet wide along the vehicular use area. One
(1) tree and four (4) shrubs shall be planted in the building landscape areas for each
forty (40) linear feet of vehicular use area abutting the building.
An automatic irrigation system to water landscaped areas shall be required for
developments for one (1) acre or larger.
The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
C. Staff Analysis:
The 1-2 zoned property located at 6201 Patterson Road is occupied by a one-story
office/warehouse commercial structure. The property is located on the east side of
Patterson Road, north of W. 65th Street. A paved parking lot is located between the
building and Patterson Road. Two (2) driveways from Patterson Road serve the
property. A new building addition is in the process of being constructed within the
south half of the property.
The new addition will be a one-story addition to the existing office/warehouse
structure, as noted on the attached site plan. Paved parking and drive areas will be
located along the west and south sides of the new building addition. A new driveway
from Patterson Road will be located at the southwest corner of the property. The
applicant is proposing a 25 foot street buffer along the Patterson Road frontage.
Section 36-522(b)(4)b. of the City's Zoning Ordinance requires a minimum street
buffer width of 50 feet for this 1-2 zoned lot. Therefore, the applicant is requesting a
variance to allow the reduced street buffer.
JUNE 26, 2017
ITEM NO.: 5 (CON'T.) Z-9223
Staff is supportive of the requested buffer variance. Staff views the request as
reasonable. The applicant is requesting the reduced street buffer width to allow
extra space for large truck maneuvering and parking between the building and the
front (west) property line. The new building will have truck access doors along the
building's west fagade. The proposed 25 foot wide street buffer will be equal to or
greater than many other street buffers along Patterson Road to the north and south,
within this industrial district. The 25 foot wide street buffer will be required to be
landscaped as per City code. Staff believes the proposed reduced buffer will have
no adverse impact on the adjacent properties or the general area.
D. Staff Recommendation:
Staff recommends approval of the requested variance for reduced street buffer,
subject to compliance with the following conditions:
1. Compliance with the Public Works requirements as noted in paragraph A. of
the staff report.
2. Compliance with the Landscape and Buffer requirements as noted in
paragraph B. of the staff report.
3. The street buffer area must be landscaped as per City code.
BOARD OF ADJUSTMENT
(June 26, 2017)
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.
3
1Y7/" RLAR ENGINEERING INC_ Michael P. Marlar, P.E., PLS
I\ABear Davidson, EI
CortsulfirW x`&41 Euganeers & Luracl Surveyors Sarah waggoner
a = 5318 John F. Kennedy Boulevard Jason Bouwknegt
INCORPORATED North Little Rock, Arkansas 72116 lack Fleming, Hydrologist
May 23, 2017
Mr. Monte Moore x-2-3
City of Little Rock Planning and Development
723 West Markham
Little Rock, Arkansas 72201
RE: Gateway Tire
6201 Patterson Road
Little Rock, AR
Dear Mr. Moore,
On behalf of Gateway Properties of Little Rock AR, LLC, Marlar Engineering is submitting for review the
enclosed application for a zoning variance regarding the street buffer provisions of Section 36-522-b4b of the Little
Rock Code of Ordinances in relation to the ongoing expansion of the Gateway Tire facility at 6201 Patterson Road.
Section 36-522-b4b of the Little Rock Code of Ordinances requires a street buffer equal to six percent of
the average depth of the lot but no more than SO'. Because the average depth of the property in question is 1033
feet, the code would require a street buffer of 50' for the expansion of the Gateway Tire facility.
Marlar Engineering requests that the Board of Adjustment grant relief from this requirement for the
expansion of the Gateway Tire facility to allow a street buffer of 25'. Because of the existing structure on site, and
the desire to utilize the existing entrance drive from Patterson Road, a 50' street buffer would greatly decrease the
mobility for truck traffic across the site. The proposed expansion includes 8 new truck docks on the west building
front. The full street buffer of 50' limits truck turning movements and would greatly decrease the ability of the
warehouse facility to operate efficiently as designed.
Also, a 25' street buffer is more consistent with the street buffer of the existing facility as well as with
adjacent properties along Patterson Rd. The street buffer of the existing Gateway Tire is approximately 26'. The
property to the south has an existing street buffer of approximately 25'. The properties on the west side of
Patterson Road have street buffers ranging from approximately 0' to 20'.
in order to allow the Gateway Tire facility to continue efficient operations after the expansion and in
order to maintain consistency in appearance along Patterson Road, Marlar Engineering requests on behalf of
Gateway Properties of Little Rock, LLC that the Board of Adjustment grant a variance to allow for a 25' street buffer
at the expansion of the Gateway Tire facility at 6201 Patterson Road in Little Rock.
Sincerely,
Marlar Engineering Co., Inc.
Bear Davidson, EI
Project Engineer
Attached: Application for Variance
Site Plan 0A
Site Survey 044041
PHONE (501) 753-1987 FAX (501) 753-1993 WWW.MARLAR-ENG.COM $4 00.
JUNE 26, 2017
ITEM NO.: 6
File No.: Z-9224
Owner: Todd and Stephanie Stewart
Applicant: Tom Fennell, Fennell Purifoy Architectsts
Address: 5423 Hawthorne Road
Description: Lot 7, Block 9, Newton's Addition
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of Sections
36-254 and 36-156 to allow a new residence with reduced
side setback and a new accessory structure with reduced
street side setback and 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
Public Works Issues:
1. If an awning, covered parking, or other obstructions are proposed within the right-
of-way, a franchise permit is required to be obtained for those improvements and
should be shown on plan.
Buildinq Codes Comments:
The required fire separation distance (building to property line) prescribed by the
building code terminates at five (5) feet. Buildings are allowed to be closer than five
(5) feet if they have properly constructed fire walls which provide the requisite one
(1) hour fire resistance rating. When buildings are five (5) feet or more from the
property line, the requirement no longer applies to the wall itself, only the projection
such as eaves or overhangs.
Openings such as doors and windows are limited when the exterior wall is three (3)
feet from the property line, and are prohibited when the exterior wall is less than
three (3) feet from the line. There is no restriction on openings when the exterior
wall is more than three (3) feet from the property line.
Contact the City of Little Rock Building Codes at 371-4832 for additional details.
JUNE 26, 2017
ITEM NO.: 6 (CON'T.) Z-9224
C Staff Analysis:
The R-2 zoned property at 5423 Hawthorne Road is occupied by a one-story frame
single family residence. The property is located at the southeast corner of
Hawthorne Road and N. Polk Street. A two—car wide driveway is located at the
southwest corner of the property. A circular driveway is located along the west (N.
Polk Street) property line.
The applicant proposes to remove the existing house and construct a new two-story
single family residence, as noted on the attached site plan. The new structure will
be located 25 feet back from the front (north) property line and 35 feet back from the
rear (south) property line. The main body of the structure will be located five (5) feet
from the east and west side property lines. Approximately 30 feet of a wrap-around
porch will be located on the west side property line. The porch will be unenclosed
on its north, east and west sides.
The applicant also proposes to construct a two-story detached garage structure
within the rear yard area, at the southwest corner of the lot. The accessory structure
will be located three (3) feet from the rear (south) property line, five (5) feet from the
west (street side) property line and 21 feet from the east side property line. The
accessory structure will be separated from the principal structure by eight (8) feet.
The accessory structure will have a rear yard coverage of 42 percent (rear 25 feet
of the lot).
Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side
setback of five (5) feet for the principal structure on this lot. Section 36-156(a)(2)c.
requires a minimum street side setback of 15 feet for the accessory structure.
Section 36-156(a)(2)c. also requires a maximum rear yard coverage of 30 percent
of the rear 25 feet of the lot. Therefore, the applicant is requesting variances from
these ordinance requirements to allow the porch section of the house with a reduced
side setback and the accessory structure with a decreased street side setback and
increased rear yard coverage.
Staff is supportive of the requested side setback and rear yard coverage variances.
Staff views the request as reasonable. N. Polk Street has a rather wide right-of-
way of 80 feet. The standard residential right-of-way width is 50 feet. Therefore,
15 additional feet of right-of-way exists on this side of the street. The applicant
could have applied to abandon the extra 15 feet of right-of-way, thereby moving the
side property line 15 feet to the west. This would have allowed the house footprint
to be moved approximately 8.5 feet to the west, eliminating the side setback
variance for the accessory building and reducing the rear yard coverage variance.
Staff feels that the proposed site plan is a good alternative to abandoning the
excess right-of-way. The proposed setbacks and overall coverage proposed will
not be out of character with other properties in this neighborhood. Staff believes
the new residence and accessory garage structure will have no adverse impact on
the adjacent properties or the general area.
2
JUKE 26, 2017
ITEM NO.: 6 (CON'T.) Z-9224
D. Staff Recommendation:
Staff recommends approval of the requested side setback and coverage variances,
subject to the following conditions:
1. Compliance with the Public Works requirement as noted in paragraph A. of
the staff report.
2. Compliance with the Building Codes requirements as noted in paragraph B.
of the staff report.
3. The portion of the porch which extends into the required side setback must
remain unenclosed.
4. No portion of the porch, including overhang, may extend beyond the west
side property line.
5. In the future if the existing circle driveway is proposed to be removed,
modified, or improved, a franchise permit application must be provided to the
Little Rock Public works Department for review and approval.
(BOARD OF ADJUSTMENT
(June 26, 2017)
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.
IIAAMI'11111_:��, V
ARCHITECTS
100 Morgan Keegan Drive, Suite 320 • Little Rock, Arkansas 72202
T 501,372.6734 • F 501.372.6736 - www.fennelipurifoy.com
May 23, 2017
Little Rock Board of Adjustment
Department of Planning and Development
723 W. Markham St.
Little Rock, Arkansas 72201
Re: Application for Variance from the Board of Adjustment
5423 Hawthorne Road, Little Rock, Arkansas
Dear Staff:
The owner of 5423 Hawthorne wishes to apply for a variance to eliminate the side yard
easement to zero on the west (Polk Street) side of their property. They have a narrow
corner lot on Polk Street that prevents them from building an adequate sized house on the
lot given the setback on that side. Polk Street has an extra wide right-of-way due to the
historic planning for a streetcar line that was never built. Because of the wide street right-
of-way, there is an effective setback even at the property line which is why a variance is
being requested. Several lots in this area have been granted setback variances for similar
conditions.
We appreciate your consideration for this request.
Thank you,
Tom Fennell AIA
Fennell Purifoy Architects
Owner's Agent for Todd and Stephanie Stewart
0
JUNE 26, 2017
ITEM NO.: 7
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Variance Requested:
Justification:
Present Use of Property
Z-9225
615 Main, LLC
Li Zhang and Rachelle Branca
611 Main Street
East side of Main Street, between E. 6th and E. 7th Streets
UU
A variance is requested from the outdoor dining provisions of
Section 36-342.1 to allow an outdoor dining area which
extends into the public right-of-way.
The applicant's justification is presented in an attached letter.
Mixed Use Building
Proposed Use of Property: Restaurant with Outdoor Dining
STAFF REPORT
a
Public Works Issues:
The latest Main St. Project shows the existing trees to be removed and replaced
with 2 rain gardens. The outer edge of the railing should be modified to extend
no more than 8 ft. 11 inches from the face of building and leave at least 3 ft. 9
inches of clear unobstructed pedestrian path between the railing and rain garden.
Staff Analysis:
The UU zoned property at 611 Main Street is occupied by a two-story brick and
frame commercial building. The property is located on the east side of Main Street,
between E. 6th and E. 7th Streets. A wide sidewalk area is located between the
building and Main Street. A paved alley is located along the rear (east) property line.
The Tree Fold Noodles restaurant will occupy a portion of the building's ground floor.
As part of the restaurant occupancy an outdoor dining area is proposed in front of
the building, within the sidewalk area. The outdoordining area will be approximately
nine (9) feet by 24 feet-5inches in size. The outdoor dining area will be on a five (5)
inch high slab. It will be fenced with a 3.5 foot high decorative metal fence. The
outdoor dining area will be located 5 feet — 7 inches back from an existing lamp post,
3 feet — 8 inches back from existing tree wells, and approximately 11 feet back from
the curb line of Main Street. The seating area will accommodate approximately 14
seats. The inside portion of the restaurant will have 120 seats.
JUNE 26, 2017
ITEM NO.: 7 (CON'T.) Z-9225
Section 36-342.1(d)(1)a.1. of the City's Zoning Ordinance states that areas of
outdoor dining within the UU zoning district not be located in the public right-of-way.
Therefore, the applicant is requesting a variance to allow the area of outdoor dining
to be located in the public right-of-way.
Staff is supportive of the requested variance to allow outdoor dining in the public
right-of-way at this location. Staff views the request as reasonable. Staff's support
is based on the fact that the applicant will revise the width of the outdoor dining
space as required by Public Works, to be no more than 8 feet — 11 inches from the
face of the building, leaving at least 3 feet — 9 inches between the railing and future
rain gardens which will be constructed along Main Street in front of this building.
Otherwise, the proposed area of outdoor dining will not be out of character with
other outdoor dining areas within the Downtown area. Several other areas of
outdoor dining exist along Main Street, as well as other areas in the general vicinity.
Staff believes the proposed outdoor dining area within the public right-of-way will
have no adverse impact on the surrounding properties or the general area.
C. Staff Recommendation:
Staff recommends approval of the requested variance to allow an outdoor dining
area within the public right-of-way, subject to the following conditions:
1. Compliance with the Public Works requirement as noted in paragraph A. of
the staff report.
2. A franchise permit must be obtained for the use of the right-of-way.
BOARD OF ADJUSTMENT
(June 26, 2017)
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.
05.24.17
ZoningVarianreX litation: Cove�•Letter
Three Fold Noodles and Dumpling Co., a fast -casual Chinese
eatery, first opened in December 2014. After two years in operation,
the restaurant will re -locate to its new home at 611 Main Street in
Downtown Little Rock. The purpose behind this move is two -fold: to
help continue the efforts to revitalize Main Street and to perfect Three
Fold's service style and atmosphere.
As part of this effort, one of Three Fold's key designs for the Main
Street space include a fenced -in outdoor dining area; the goal of which
is to help enliven Main Street, likewise Three Fold's customers' dining
experiences. Spatially, this dining area will allow for around 14 diners,
THREE FOLD and will offer a comfortable place for patrons to dine al fresco in Little
NOODLES+DUMPL9NGOP Rock's Creative Corridor. The proposed dining area will extend 9 f et
from, and 24 feet along the front facade. A bar counter will be attached
FOOD WITH ROOTS to the length of the fence for bar seating, and small dining tables will
be positioned along the facade (please refer to drawings). To cohere the
fence with the classic aesthetic of 611 Main, its railings will be made of
white powder -coated metal in the Chippendale style.
This patio will be ADA accessible from both the inside of the restaurant
space and from a gate located at the north end of the patio. The gate at
the north end of the patio will connect with the ADA accessible ramp
at the entrance to the 611 Main Street space. A Chippendale style
handrail will be located on the north end of the ADA accesible ramp
for safety purposes.
The interior seating capacity of the restuarnt will be approximately 112.
+501 372 1739
EAT3FOLD@GMAIL.COM
215 CENTER ST., LITTLE ROCK THREE FOLD TEAM
DATE: s Q tJ 1- 2 6,)- t-) i -7
c-0 "> t- i,,\ A
MEMBER
L-,
-7
ALLISON, FRANK
LINDSEY POLK, CAROLYN
SMITH, CHRISTOPHER
TUCKER, ROBERT
YATES, JEFF
TIME IN AND TIME OUT
ALLISON, FRANK
LINDSEY POLK, CAROLYN
SMITH, CHRISTOPHER
TUCKER, ROBERT
YATES, JEFF
v1 AYE NAYE __,ABSENT --A&BSTAIN Meeting Adjourned
-6L- P.M.
JUNE 26, 2017
There being no further business before the Board, the meeting was adjourned at 2:06
p.m.
Date:
c