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HomeMy WebLinkAboutboa_02 24 2014LITTLE ROCK BOARD OF ADJUSTMENT SUMMARY OF MINUTES FEBRUARY 24, 2014 2:00 P.M. Roll Call and Finding of a Quorum A Quorum was present being five (5) in number. II. Approval of the Minutes of the Previous Meetings The Minutes of the January 27, 2014 meeting were approved. III. Members Present: Jeff Yates, Chairman Brad Wingfield, Vice Chairman Rajesh Mehta Scott Smith Robert Winchester Members Absent: None City Attorney Present: Debra Weldon LITTLE ROCK BOARD OF ADJUSTMENT AGENDA FEBRUARY 24, 2014 2:00 P.M. OLD BUSINESS: A. Z-8895 6624 Colonel Glenn Road NEW BUSINESS: 1. Z -1718-B 400 River Market Avenue 2. Z -4582-A 1422 Chester Street 3. Z -5667-A 12103 Interstate 30 4. Z -6839-A 2515 N. Grant Street 5. Z-8914 5400 S. Grandview Road 6.. Z-8915 5812 Tall Pine Blvd. 7. Z-8916 2304 S. Taylor Street 8. Z-8917 13005 Grassy Drive 9. Z-8918 13508 Foxfield Lane 10. Z-8919 44 Edgehill Road 11. Z-8920 1824 N. Jackson Street 12. Z-8921 9 St. John's Court FEBRUARY 24, 2014 ITEM NO.: A File No.: Z-8895 Owner: Duong Nguyen Applicant: Horasio Gutierrez Address: 6624 Colonel Glenn Road Description: North side of Colonel Glenn Road, east of W. 36th Street Zoned: C-3 Variance Requested: A variance is requested from the parking provisions of Section 36-502 to allow use of the property with a reduced number of parking spaces. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Vacant Commercial Building Proposed Use of Property: Sports Bar STAFF REPORT A. Public Works Issues: No Comments. B. Staff Analysis: The C-3 zoned property at 6624 Colonel Glenn Road is occupied by a one-story, commercial building located near the center of the lot. The building contains approximately 3,400 square feet of floor space. The property is located on the north side of Colonel Glenn Road, east of W. 36th Street. A driveway from Colonel Glenn Road serves as access to the property. A total of 15 paved parking spaces exists on the site, along the east and south sides of the existing building. The applicant proposes to convert the existing building to a "sports bar" use. The proposed use will include televisions for sporting events, pool tables, a hockey table and ping pong table. A live DJ and karaoke will take place on Friday and Saturday nights. Drinks and small food items will be served. Section 36-502(b)(3)c. of the City's Zoning Ordinance requires a minimum of 34 on-site parking spaces for the proposed "sports bar" use. Therefore, the applicant is requesting a variance to allow the proposed use of the property with a reduced number of on-site parking spaces. The existing number of parking spaces complies with ordinance standards for a retail -type use which previously existed on FEBRUARY 24, 2014 ITEM NO.: A (CON'T.) the site. The applicant has a written, signed agreement with the owners of the properties immediately east and west to use those existing parking areas. The properties to the east and west contain office and retail uses which will be closed the majority of the times when the sports bar will be open. Staff does not support the requested variance for reduced parking. Staff does not view the request as reasonable. The commercial building at 6624 Colonel Glenn Road is located on a relatively small lot (approximately 0.28 acre), with the building occupying almost 30 percent of the lot area. The parking which exists on the site does not conform to ordinance standards with respect to design and maneuvering area. The spaces are angled into the east side of the building. Vehicles have to back out of these spaces and onto the adjacent property to the east to exit. Staff feels that introducing a use such as a sports bar which will have an increased demand for parking (as opposed to an office or small retail shop) will be detrimental to the surrounding properties. Additionally, the adjacent properties to the east and west contain paved parking areas which are not properly striped. C. Staff Recommendation: Staff recommends denial of the requested parking variance. BOARD OF ADJUSTMENT (November 25, 2013) Horasio Gutierrez was present, representing the application. There were no objectors present. Staff presented the application with a recommendation of approval. Horasio Gutierrez addressed the Board in support of the application. He explained that he will have employees available to help park vehicles on his site and the adjacent properties. He also explained that only a certain number of patrons will be allowed inside the building. Rajesh Mehta referred to the written agreement to use the parking on the adjacent properties. He asked if a lease could be obtained for the adjacent parking. Mr. Gutierrez indicated that he could probably obtain a lease. Mr. Mehta asked if the parking on the site could be re -designed. Staff explained that a re -design would reduce the number of spaces. The issue of parking design was briefly discussed. Staff explained that the existing parking design was nonconforming. The issue of alternate uses for the building and parking requirements was briefly discussed. Chairman Yates indicated non-support for the parking variance because a lease for the adjacent parking did not exist. He explained that a lease for the parking on the adjacent properties needed to be for a specific length of time. FEBRUARY 24, 2014 ITEM NO.: A (CON'T.) Vice -Chair Smith asked if Mr. Gutierrez's proposed use was permitted in C-3 zoning. Staff noted that it was. The issue was briefly discussed. The issue of deferring the application was discussed. Debra Weldon, City Attorney, noted that the Board could defer the application, on their own motion, in order to allow time for more information to be submitted by the applicant. Mr. Gutierrez agreed to a deferral. There was a motion to defer the application to the January 27, 2014 agenda in order for more information to be obtained. The vote was 5 ayes, 0 nays and 0 absent. The application was deferred. BOARD OF ADJUSTMENT (January 27, 2014) Staff informed the Board that on January 23, 2014 the applicant requested this application be deferred to the February 24, 2014 agenda, as he is continuing to work on acquiring lease agreements for parking on the two (2) adjacent properties. Staff supported the deferral request. The item was placed on the Consent Agenda for deferral to the February 24, 2014 Agenda. The vote was 4 ayes, 0 nays and 1 absent. The application was deferred. BOARD OF ADJUSTMENT (February 24, 2014) Staff informed the Board that the application needed to be deferred to the March 31, 2014 agenda, due to pending litigation between the City and the property owner. The item was placed on the Consent Agenda and deferred to the March 31, 2014 agenda. The vote was 5 ayes, 0 nays and 0 absent. HORASIO GUTIERREZ BILLAR EL 7 LETRAZ o, 6624 COLONEL GLENN RD e� / LITTLE ROCK, AR Tuesday, October 29, 2013 Billar El 7 Letraz Billar EI 7 Letrazs goal is to provide a safe and fun atmosphere for young adults where they will be able to hang out with friends and have a good time. In order to accomplish this I will have large flat screen TVs in every corner and a huge screen projector for a real life experience. No matter where you turn you will be able to view whatever is on TV; this will make it the place to be when popular fights are going on and any other sporting events. There will also be four pool tables, a hockey table and a ping pong table for use. On Friday and Saturday nights there will be live DJ and karaoke for entertainment. I will also have drinks and finger foods available at all times. There will be seating areas and lounge tables also available. There aren't many places where young adults can go and hang out with friends. Being near a university this will give students at the university the opportunity to go hang out with friends without much driving distance. There will be security personnel escorting customers to their vehicle for safe purposes. I have gone around talking to the community and asking for their opinions and interest in a business of this type opening in the area and the responses have been great and they are excitedto see it finally opened for business. The businesses next to my building have agreed to let my customers use their parking lot space after business hours providing more parking spaces for my customers. I am very passionate with this project; providing this type of service and entertainment to the local community has been a dream of mine. I have worked hard on putting together my ideas and what the market I'm reaching out to wants. FEBRUARY 24, 2014 ITEM NO.: 1 File No.: Z -1718-B Owner: River Market South, LLC Applicant: Winford Lindsay Address: 400 River Market Avenue Description: South side of East 4th Street, between River Market Avenue and Rock Street Zoned: UU Variance Requested: Variances are requested from the development provisions of Section 36-342.1 to allow construction of a hotel and parking deck. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Vacant Proposed Use of Property: STAFF REPORT 10 Public Works Issues: No Comments. Hotel and Parking Deck Landscape and Buffer Issues: 1. Site plan must comply with the Little Rock Zoning Ordinance, Sec. 36-342.1 UU urban use district and the City's minimal landscape and buffer ordinance requirements. 2. All new and existing plant materials shall be in good condition at completion of project. Replace any damaged or dead material. 3. All ground -mounted mechanical systems and trash receptacles and pickup shall be oriented away from a primary street side of the property and screened from the public right-of-way. Ground -mounted mechanical systems and trash receptacles shall be placed adjacent to alleys if alleys are available. Verify on site dumpster location. 4. An opaque screening wall no less than three (3) feet in height shall be placed on the exterior perimeter of the first floor of the street frontage of all parking structures. FEBRUARY 24, 2014 ITEM NO.: 1 (CON'T.) C. Staff Analysis: The UU zoned property at 400 River Market Avenue is currently undeveloped. A building which previously existed on the site was recently removed. Site work is currently being conducted, filling and grading the site. The site is located at the southwest corner of River Market Avenue and E. 4t" Street, and occupies the north half of the block. The applicant proposes to construct a new multi -story hotel building and parking deck on the site, as noted on the attached site plan. The hotel building will be located at the northeast corner of the block with an exterior pool/courtyard area at the southwest corner of the hotel building. The associated parking deck will be located within the northwest portion of the block. The proposed hotel building will be six (6) stories in height. The parking deck will have four (4) levels. The applicant is requesting two (2) variances with the proposed hotel/parking deck project. The first variance requested is from Section 36-342.1(c)(8) of the City's Zoning Ordinance. This section requires that ground -level (street fronting) floors of nonresidential structures have a minimum surface area of 60 percent window or transparent display. The north fagade (first floor) of the hotel building will have 28 percent window coverage. The applicant is requesting this variance based on the fact that the use of the building will be hotel rooms and not retail. The second variance is from Section 36-342.1(c) (9)b. This section allows awnings to project no more than five (5) feet from the building fagade. The proposed hotel building will have an awning on the east side of the building over the main vehicle drop-off point. The awning will project 9'-3 13/16" across the east property line and into the River Market Avenue right-of-way. The awning will have a clearance of 11'-5" over the sidewalk. Staff is supportive of the requested variances from the UU zoning district standards for the new hotel/parking deck development. Staff views the request as reasonable. Neither variance will be out of character with other buildings in the downtown area, especially the River Market area. The reduction in window coverage for the north fagade is based on the fact that hotel rooms will be located on the first floor of this area of the building. The proposed awning over the vehicular drop-off area will be similar to other hotels in the UU zoning district. The clearance over the sidewalk will comply with ordinance standards. Staff believes the proposed hotel/parking deck project represents a quality redevelopment plan for this half block area along River Market Avenue. Approval of the requested variances should have no adverse impact on the adjacent properties or the general area. FEBRUARY 24, 2014 ITEM NO.: 1 (CON'T.) D. Staff Recommendation: Staff recommends approval of the requested variances from the UU zoning district development criteria, subject to the following conditions: 1. Compliance with the Landscape and Buffer requirements as noted in paragraph B. of the staff report. 2. A Franchise Permit must be obtained from the Public Works department for the proposed awning which encroaches into the public right-of-way. BOARD OF ADJUSTMENT (February 24, 2014) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda for approval as recommended by staff. The vote was 5 ayes, 0 nays and 0 absent. The application was approved. 44-/ 1) First floor windows facing 4th Street are supposed to have 60% transparency. We proposed to have 28% transparency. We request a reduction of 32% in the transparency requirement. All of the spaces fronting onto the 4th Street firs floor frontage are hotel guestrooms. Being residential in nature and traditional in design, the larger window sizes that would be required to reach 60% transparency for the fagade area in question would be too large. The windows are sized. The windows in the rooms are sized either 24sf or 30 sf. All but one of the seven rooms in question have two windows. Additionally, since the rooms are located closed to a busy city street, the sound isolation from the street to the rooms would be made worse with the larger rooms. 2) The canopy as designed projects out 9'-3 13/16" across the River Market Avenue property line, which the zoning ordinance does not permit. The reason for requesting this variance is that the main vehicle drop off point and the main guest arrival entry is at the location of the proposed canopy. The location needs protection from inclement weather. Projecting the canopy as proposed will offer protection for guests arriving by car and by foot. Clearance under the canopy is 11'-5" above the sidewalk. FEBRUARY 24, 2014 ITEM NO.: 2 File No.: Z -4582-A Owner: Montoya, LLC Applicant: Troy Laha Address: 1422 Chester Street Description: Lot 7, Block 270, Original City of Little Rock Zoned: C-3 Variance Requested: Variances are requested from the area provisions of Section 36-301 and the buffer provisions of Section 36-522 to allow construction of a new commercial building with reduced setbacks and land use buffer. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Undeveloped Lot Proposed Use of Property: Liquor Store STAFF REPORT Q Public Works Issues: 1. Only one driveway will be allowed on either on Chester St. or W. 15th St. 2. At the time of building permit; repair, replace, or extend existing damaged or missing curb and gutter, sidewalk, ramps or concrete driveway aprons within the public right-of-way adjacent to the site. 3. At the time of building permit; repave the alley adjacent to the site. Landscape and Buffer Issues: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. 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, 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 R-4 therefore, a minimum 6.75 foot wide buffer (mature area) is required along the north property line. FEBRUARY 24, 2014 ITEM NO.: 2 (CON'T.) 3. 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. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 4. Developments of less than one (1) acre shall have a water source within seventy-five (75) feet of the plants to be irrigated. 5. Dumpsters shall be screened from abutting properties and streets. The screen shall exceed the height of the dumpster or trash containment areas by at least two (2) feet not to exceed eight (8) feet total height. C. Staff Analysis: The C-3 zoned property at 1422 Chester Street is currently undeveloped. A commercial building which previously existed on the site was recently removed. The property is located at the northwest corner of Chester and W. 15th Streets. A paved alley is located along the rear (west) property line. The property is comprised of one (1) 50 foot by 140 foot platted lot. The applicant proposes to construct a new one-story commercial building with drives and parking, as noted on the attached site plan. The proposed building will be located 74 feet back from the front (east) property line, 22 feet from the south street side property line, six (6) feet from the rear (west) property line and 10.5 to 12 feet back from the north side property line. Two (2) new driveways are proposed; one (1) from Chester Street at the northeast corner of the site, and one (1) along the W. 15th Street frontage. Four (4) parking spaces are proposed along the east and south sides of the building. A drive-thru lane is proposed along the north side of the building which will exit to the existing alley. The proposed driveway from Chester Street will be an entrance only drive, with the proposed driveway from W. 15th Street being for two-way traffic. The driveway from Chester Street and drive-thru lane will be located zero (0) feet to two (2) feet back from the north side property line. Section 36-301(e)(2) of the City's Zoning Ordinance requires a minimum street side setback (south) of 25 feet and a north side setback of 15 feet. Section 36- 301(e)(3) requires a rear setback of at least 25 feet. Section 36-522(b)(3)a. requires a minimum land use buffer width of 6.75 feet along the north property line, based on the fact that the property immediately to the north is zoned R-4. Therefore, the applicant is requesting variances from these ordinance requirements to allow the proposed building with reduced side, street side and rear setbacks and a reduced land use buffer. Staff does not support the requested variances. Staff believes the applicant is trying to accomplish too much in the way of development of this rather small C-3 zoned property. As noted earlier, the property is comprised of only one (1) 50 foot by 140 foot platted lot. The building which previously existed on the site was an old corner grocery store type building located at the southeast corner of the lot. FEBRUARY 24, 2014 ITEM NO.: 2 (CON'T.) The site previously contained no off-street parking and no drive-thru facility. As noted in paragraph A. of the staff report, the Public Works Department is requiring that one (1) of the two (2) proposed driveways be eliminated. This will adversely impact the proposed site development with respect to vehicular maneuvering and parking, and cause a complete redesign of the proposed site plan. D. Staff Recommendation: Staff recommends denial of the requested setback and buffer variances. BOARD OF ADJUSTMENT (February 24, 2014) Staff informed the Board that on February 24, 2014 the applicant requested withdrawal of this application without prejudice. Staff supported the withdrawal request. The item was placed on the Consent Agenda for withdrawal without prejudice. The vote was 5 ayes, 0 nays and 0 absent. The application was withdrawn. r4 -e, --4y 2- �5,e7--A January, 10', 2014 Department of Planning and Development City of Little Rock 723 West Markham Little Rock, AR 72201 LETTER OF APPLICATION Property Located atChester Street 1'22 We respectively request approval of our application to have a Liquor Store at above address. The property is zoned C-3. We are requesting a variance of the 25' Building line requirement to 22'. The coolers require 16' building for installation.. Respectfully Submitted. oya, LLC 2923 Tatum Street Little Rock, AR 72204 FEBRUARY 24, 2014 ITEM NO.: 3 File No.: Z -5667-A Owner: T -Bar Properties, LLC. Applicant: Richard T. Penn, P.E. Address: 12103 Interstate 30 Description: South side of 1-30, east of Vimy Ridge Road Zoned: 1-2 Variance Requested: A variance is requested from the pavement provisions of Section 36- 508 to allow a gravel trailer parking/storage area. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Warehouse, Truck/Trailer Storage Proposed Use of Property: Warehouse, Truck/Trailer Storage STAFF REPORT ITA Public Works Issues: No Comments. Landscape and Buffer Issues: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The City Beautiful Commission recommends preserving s 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. Staff Analysis: The 1-2 zoned property located at 12103 Interstate 30 is occupied by a large warehouse building previously occupied by Affiliated Foods. Cal Ark Trucking is proposing to occupy the site, moving from its property across 1-30 to the north. Paved drives and parking are located on all sides of the existing building. Cal Ark is proposing to create an outdoor parking/storage area for trailers south of the existing building, as noted on the attached site plan. The area is proposed to be covered with a gravel pervious surface. This is the same surface treatment as Cal Ark's trailer parking/storage area at its previous site, which has existed for a number of years. A new paved driveway will access the gravel area. FEBRUARY 24, 2014 ITEM NO.: 3 (CON'T.) Section 36-508 of the City's Zoning Ordinance requires that all vehicular use area be paved. Therefore, the applicant is requesting a variance to allow the new trailer parking/storage area with a gravel pervious surface. Staff supports the requested paving variance. Staff views the request as reasonable. The proposed gravel area will be located behind the existing building and not visible from 1-30, with little to no visibility from the adjacent properties. The proposed gravel area will be the same parking surface treatment that Cal Ark has utilized at its location across 1-30 for a number of years. A variance was previously granted by the Board of Adjustment for the existing gravel parking/storage area for trailers. The property is located within an area of industrial zoning south of 1-30. Similar gravel areas exist for large vehicular parking and storage. Staff believes the proposed gravel area for parking and storage of large trailers will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested parking variance, subject to the gravel parking/storage area being properly maintained and compliance with the Landscape and Buffer requirements as noted in paragraph B. of the staff report. BOARD OF ADJUSTMENT (February 24, 2014) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda for approval as recommended by staff. The vote was 5 ayes, 0 nays and 0 absent. The application was approved. INNOVATION5 January 28, 2014 Little Rock Planning & Development Board of Adjustments 723 West Markham Little Rock, AR 72201 RE: Request for Variance for Site Development — CalArk Storage Parking Area Request to be considered on the 02-24-14 agenda of the Board of Adjustment Dear Sirs: This letter is a Request for Variance for a site which is being graded and stabilized to provide outdoor storage of tractor -trailers. This new site is an expansion of an existing business across 1-30, and will be used in the same manner. A variance for the existing site on the north side of 1-30 was granted several years ago allowing gravel pervious parking in lieu of paved impervious parking surfaces. This same request is made herein for the new facility on the south side of 1-30. Intent The intent of CalArk is to develop this site to provide additional outdoor storage of over -the - road truck and trailer units. CalArk has been successful for many years on the north side of 1-30 at their original facility with this type of Land Use and commercial/industrial business activity. CalArk wishes to expand its operations to a site previously known as Affiliated Foods, which is located directly south across 1-30 near Otter Creek from the existing CalArk storage area. A portion of land, approximately eight (8) acres, on the south side is to be dedicated as additional outdoor trailer storage. Trailers are rectangularly -shaped boxes, typically 53 -feet long x 8.5 -feet wide. Proposed Site Area The eastern boundary is a higher elevation, being near 330 -feet NGVD at a boundary chain link fence neighboring Dillard's property. The western boundary is located across Otter Creek and falls to 280 -290 -ft at the streambed. This parking area development stops at the 297 -ft elevation, which is a permitted use of the 100 -year Floodplain. The proposed parking area is outside the Regulated Floodway, located between 2.35 and 2.41 River Miles as depicted on Flood Profile Sheet 59P for Otter Creek. The 100 -year Base Flood Elevation by interpolation is between 300.2 and 300.4 feet NGVD. The existing concrete paved drive adjacent to the warehouse is at elevation 302 feet +/-. A proposed new driveway connecting this existing concrete surface will curve with 87 -ft radius southward and upward at approximately 2.6% gradient to the new parking surface at elevation 308 feet +/-. Agri Process Innovations, Inc. 1012 E. 22nd Street Stuttgart, AR 72160 Phone 870-673-3030 x31 Fax 870-673-0808 E-mail rpenn@apinnovations.com Site Conditions The site was in a rough state when CalArk purchased the property. Fill material had been placed several years prior to 2012 on the acreage proposed to be developed. This material reportedly was cut from the eastern side of the property when the warehouse structure was expanded in the 1980's or 1990's and hard -surfaced parking was created. The cuts left a near vertical wall in the range of 12 -ft to 15 -ft high above the parking surface. The Soil Survey lists this native material as Smithdale fine sandy loam, 3 to 8% slopes, with a moderate bearing capacity and runoff potential is medium. There is also some fine gravel present. This is the material that was deposited on the site proposed to be graded. When deposited, it was not graded; it was left in steep piles, with no applied erosion control materials. Over the years, the surfaces had crusted, rilled, gullied, and become sparsely populated with small pine trees. When the land was cleared a few weeks ago, the largest pines were approximately three (3) inches diameter. Aerial photography from early -2013 shows this land prior to clearing of the small trees and brush, with strong indications of large bare soil surfaces, erosion, and neglect. Stormwater Runoff Potential In its preconstruction state, the area was rough, with undulating slopes and dendritic erosion patterns. The slopes, combined with rills and gullies, concentrated stormwater flows. With the application of gravel for a permanent parking surface, the roughness remains similar to that of the pre -construction soils, and the post -construction surface remains pervious, substantially reducing the stormwater runoff volume. Erosion and Sediment Control Plan Silt fencing was erected at the beginning of the project. Two (2) parallel fences spaced a nominal five (5) feet apart were run along the perimeter of the site on three sides from the 320 -ft elevation down to 298 -ft. The fencing does not encroach the boundary of a delineated wetland area. Following the 5-1/2" rain event of 12/20/13 - 12/21/13, only a couple of repairs were required to the silt fence due to sediment transport and deposition. Offsite tracking is not a problem due to the length of travel necessary to traverse owner's property from a city street access to the actual disturbed area. This distance is in excess of 2,000 feet, and is all hard -surfaced paved parking lots and driveways. As surfaces are final graded, 2" — 4" of SB2 gravel (Class VII) will be applied and compacted to 95-98%. This will stabilize the majority of the site. When all of the flat surface is covered in gravel, the slopes will be stabilized with riprap. The downslope edge of the flat area (1,500 linear ft, +/-) adjacent to the riprap will be dressed with a 24" wide strip of #57 stone to act as a silt barrier/filter. The SB2 will be applied up to the #57 stone strip. Since all disturbed surfaces are proposed to be stabilized with granular material, permanent stabilization will be achieved within a matter of weeks following establishment of final grade. Once stabilized, construction of parking strips will begin. These strips are 3.5 -ft wide concrete slabs, 8" thick, with reinforcing steel and are several hundred feet long. They carry the weight of the "landing gear" of the trailers in storage. The concrete will be poured on top of the 2" gravel base. Additional gravel will be applied and compacted to within 2" of the top of concrete. The final 2" is shown as asphalt for purposes of meeting Agri Process Innovations, Inc. 1012 E. 22nd Street Stuttgart, AR 72160 Phone 870-673-3030 x31 Fax 870-673-0808 E-mail rpenn@apinnovations.com Planning Code requirements for Industrial/Commercial Parking areas; however, a variance is requested, following approval of such the final 2" will be applied as S132. This will provide a pervious surface as the permanent final grade and parking surface. Final Grade The sub -base (cut and fill material) is at roughly 308 -ft elevation. Base material of gravel S132 will bring final grade to approximately 309 -ft. Respectfully submitted Richard T. Penn, FM—,CFM, CPSWQ Project Engineer APlnnovations, Inc. 1-501-317-8625 mobile Agri Process Innovations, Inc. 1012 E. 22nd Street Stuttgart, AR 72160 Phone 870-673-3030 x31 Fax 870-673-0808 E-mail rpenn@apinnovations.com FEBRUARY 24, 2014 ITEM NO.: 4 File No.: Z -6839-A Owner: Patricia Bailey Applicant: Carolyn Lindsey Address: 2515 N. Grant Street Description: Lot 3 and part of Lot 2, Block 27, Park View Addition Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36-254 to allow a carport addition and steps with reduced 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 Q C 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 projections such as eaves or overhangs. Openings such as doors and windows are limited when the exterior wall is three (3) feet from the property line, and are prohibited when the exterior wall is less than three (3) feet from the line. There is no restriction on openings when the exterior wall is more than three (3) feet from the property line. Contact the City of Little Rock Building Codes at 371-4832 for additional details. Staff Analysis: The R-2 zoned property at 2515 N. Grant Street is occupied by a one-story frame single family residence. The property is located on the east side of N. Grant Street, between "X" and "W" Streets. A one -car wide driveway is located at the northwest corner of the lot. FEBRUARY 24, 2014 ITEM NO.: 4 (CON'T.) The applicant proposes to construct an unenclosed carport with outside enclosed storage on the north side of the residence, as noted on the attached site plan. The proposed carport will maintain the 2.7 foot side (north) setback as the existing residence. The carport addition will be unenclosed on its north and west sides. The applicant also proposes to enlarge the front porch, also shown on the attached site plan. The porch addition will be located 25 feet back from the front property line and will include new steps (three (3) steps). The front steps will be located 23 feet back from the front property line, as measured to the second step. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of 7.25 feet for this R-2 zoned lot. Section 36-254(d)(1) requires a minimum front setback of 25 feet. Therefore, the applicant is requesting a variance from these ordinance requirements to allow the carport addition with a reduced side setback and the front steps with a reduced front setback. Staff is supportive of the requested setback variances. Staff views the request as reasonable. The proposed carport addition will be an unenclosed addition which will maintain the same 2.7 foot side setback as the existing house. The northeast corner of the house is located 1.3 feet from the north side property line. The proposed side setback will not be out of character with other residences in this general area. Staff views the reduced front setback as a very minor issue. Only two (2) steps will encroach into the required 25 foot front yard. Staff believes the proposed additions with reduced setbacks will have no adverse impact on the adjacent properties or the general area. Adequate separation will exist between this structure and the residence to the north. D. Staff Recommendation: Staff recommends approval of the requested setback variances, subject to the following conditions: (1) The carport addition must remain unenclosed on its north and west sides. (2) The front steps must remain uncovered and unenclosed. (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 to prohibit water run-off onto the adjacent property to the north. BOARD OF ADJUSTMENT (February 24, 2014) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda for approval as recommended by staff. The vote was 5 ayes, 0 nays and 0 absent. The application was approved. Yeary Lindsey Architects ��4L� y-6F3�-A Mr. Monte Moore January 28, 2014 Department of Neighborhoods and Planning 723 West Markham Little Rock, AR 72201 RE: Application for Side and Front Yard Variance Patti Bailey Residence 2515 N. Grant St. Dear Monte, We are requesting a variance for the purpose of building a carport and outdoor storage area in front of the existing garage (which is to be taken in for heated and cooled space) near the new side entry to the house. The new side entry under the carport will allow one to enter into the existing kitchen location. This will result in a reduced north side yard setback of 2'-8" at the carport/storage structure. We are enlarging the front porch toward the north and relocating the front door. We are proposing a relocation of the 3 steps off this porch toward the street, allowing for a sidewalk tie in to the existing parking pad in front of the house. All of the houses in this block, on this side of the street, have off street parking with a sidewalk leading to the front porch. While these steps will project into the front setback, only the first two off the porch would be considered an encroachment. The front yard setback would be reduced to 23' at the location of the steps. The massing of the carport is such that the roof will pitch to the east and the west with a shed dormer to the west and a 6" overhang to the north. The carport will remain open on the west and north sides with the house proper enclosing the south and east sides. An approximately 24" tall existing stone retaining wall separates our yard from the neighbor to the north. The remaining portion of the project includes a complete remodel of the kitchen, master bedroom area and the closets for the remaining bedrooms. All of this construction is within the confines of the existing structure. We feel the side yard variance is justified for the carport due to the existing plan configuration and existing curb cut and driveway location. While there is space on the lot for a carport to the south of the house, that is the private side of the house with 2 bedrooms and a bath. The front yard variance to allow the porch steps reinforces the traditional street appeal of the houses on this block. Thank you for your time and consideration. Sincerely, Carolyn Lin ey, AIA 3416 Old Cantrell Road Little Rock, Aarkansas 72201 501-372-5940 FX: 501-663-0043 FEBRUARY 24, 2014 ITEM NO.: 5 File No.: Z-8914 Owner: Charles F. Albright Applicant: Katherine Ramn Address: 5400 S. Grandview Road Description: Lot 54, Grandview 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 an addition with reduced 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 0 Public Works Issues: No Comments. Staff Analysis: The R-2 zoned property at 5400 S. Grandview Road is occupied by a one-story brick and frame single family residence. The property is located at the southwest corner of S. Grandview Road and N. Grandview Road. A two -car wide driveway from S. Grandview Road is located near the southeast corner of the property. The property contains a 30 foot platted building line along each street property line. The northeast corner of the residence slightly encroaches over the platted building line along N. Grandview Road. The applicant proposes to construct a 19 foot wide garage addition to the south end of the residence, as noted on the attached site plan. The proposed addition will encroach across the 30 foot platted building line along the S. Grandview frontage. The southeast corner of the addition will be located 15 feet back from the east property line. The addition will also have a corner relation to the south side property line with a proposed setback of five (5) feet. Sections 36-254(d)(1) and (2) of the City's Zoning Ordinance require a minimum front setback of 25 feet and a minimum side setback of eight (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 FEBRUARY 24, 2014 ITEM NO.: 5 (CON'T.) with reduced front and side 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 given the current lot configuration, house placement and street curvature. The lot contains 30 foot platted building lines along both street frontages which limits the amount of buildable area on the site. The typical front setback in R-2 zoning is 25 feet. The house was originally placed on the lot at an angle in an attempt to maximize the front yard area and curb appeal of the structure given the fact that the lot has less than a 90 degree corner at the intersection. Although a front setback variance is requested, the street curvature along S. Grandview Road will aid in not having the proposed addition seem out of alignment with the homes to the south along S. Grandview Road. Only approximately 215 square feet of the proposed addition will cross the platted building line, with only approximately 110 square feet encroaching into the typical 25 foot front setback. This situation is much different than if the lot were located within a lot and block grid subdivision as exists further to the west. Staff believes the proposed garage addition with reduced setback and building line encroachment will have no adverse impact on the adjacent properties or the general area. 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 (February 24, 2014) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda for approval as recommended by staff. The vote was 5 ayes, 0 nays and 0 absent. The application was approved. January 28, 2014 To: The Departement of Planning and Development 723 W. Markham Little Rock, AR 72201 Requested Cover letter to the Proposal for Variance Application I am making this application for an R-2 zoning variance. The property is located at 5400 South Grandview Rd. The requested variance is for an addition to the south side of the house, as indicated on the attached drawing: Considering the placement of the existing house, this is the best possible location for a garage/carport addition and extension of the existing house. This corner lot has 30' building lines on both the North and East sides of the property. Other homes on South Grandview Rd. and Grandview Rd. have 25' building lines. There are three requests. 1st Request: Encroach on the front bulding line on the southeast corner as shown on the attached drawing. The garage/carport would encroach on the 30' building line, placing a new set back point of 15', as indicated on drawing. 2nd Request: Encroach on the south side bldg.line, as shown on attached plan. The addition on the existing house would extend to the 5' easment line, as indicated on drawing. 3rd Request: Pending approval 1 request to replat. The intent of the first request is to add secure covered access to the house, which will insure personal safety, provide storage for yard tools and allow off road parking. Other homes on Grandview Rd. and South Grandview Rd. have already made this update. The request for a variance is do to the placement of the house on the property and the unusually deep building lines on the North and East sides of the property The intent of the second request is to provide a half bath to the existing room on the far south side of the house. The existing room it to be a bedroom and the need for a half bath becomes a necessity There is not enough room inside the existing house to add the restroom. Hence the need for the added square footage. Thank you for taking the time to review and consider this proposal. Respectfully, Katherine Ramm Proxy for Charles F. Albright FEBRUARY 24, 2014 ITEM NO.: 6 File No.: Z-8915 Owner/Applicant: Selandria Jackson Address: 5812 Tall Pine Blvd. Description: Lot 162, Pecan Lake Addition Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36-254 to allow an addition with a 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 Q -7 J Public Works Issues: No Comments. Staff Analysis: The R-2 zoned property at 5812 Tall Pine Blvd. is occupied by a one-story brick and frame single family residence. A two -car wide driveway from Tall Pine Blvd. is located at the northeast corner of the lot. The property slopes downward from front to back (east to west). A small metal storage building is located in the rear yard area. The applicant proposes to remove a wood deck from the rear of the residence and construct a new one-story addition as noted on the attached site plan. The majority of the proposed addition will be enclosed space. A small screened -in porch area will be located at the southwest corner of the addition. The addition will be located 18 feet to 30 feet back from the rear (west) property line. Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum rear setback of 25 feet. Therefore, the applicant is requesting a variance to allow the addition with a reduced rear setback. All other setbacks conform to ordinance standards. Staff supports the requested rear setback variance. Staff views the request as reasonable. The lot has an irregular rear property line, with a lot depth ranging from 94 feet to 130 feet. The setback variance is requested from the angled portion of the rear property line along the shorter side. Only approximately 55 square feet of the proposed addition (screened porch portion) is encroaching into FEBRUARY 24, 2014 ITEM NO.: 6 (CON'T.) the 25 foot rear setback. Staff believes this represents only a minimal encroachment which 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, as filed. BOARD OF ADJUSTMENT (February 24, 2014) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda for approval as recommended by staff. The vote was 5 ayes, 0 nays and 0 absent. The application was approved. January 16, 2014 Subject: Request for Variance City of Little Rock, Planning and Development Department 723 West Markham Little Rock, AR 72201 To Whom It May Concern: I am requesting a variance for my home remodeling and repair project. The proposed project is for my existing residence at 5812 Tall Pine Blvd., Little Rock, AR 72204. The proposed renovation meets legal requirements for distance from the property line with the exception of approximately 8 - 10 feet for the proposed screen porch. After having my home inspected in November, 2013 it was brought to my attention that I need to address specific home repairs to ensure home safety. The repairs include roof, plumbing, deck, electrical, ac/heat and crawl space concerns. It is also my desire to improve and expand my personal living space after residing in my home for 10 years. I have never remodeled my home and it is my intention to continue living at my residence long term and I would like to have repairs and remodeling completed to allow additional living/storage space which are currently lacking in the home. The project renovation includes development of an extension from the current master bedroom and kitchen. The extension would provide a new master bedroom that would be slightly larger than my current master bedroom. However this would allow me to not only have a larger bedroom but also to change my existing bedroom into a new master bath (thus addressing plumbing concerns). This project would then allow me to convert my existing master bath into a walk-in closet adjacent to my current small closet which does not meet my storage needs. In addition the new master bedroom would allow direct access to a new screened deck/sunroom. The extension for a new breakfast/kitchen area would create a larger area for my kitchen table and address my need for more storage space with the addition of a pantry, as well as new cabinetry to update the kitchen. The expansion would require removal of an existing deck for the new breakfast kitchen area. The current deck is in need of many repairs and it is my desire to eliminate the deck and create more livable space. • In addition to the extensions the remodel would include a screened porch adjacent to both the new bedroom and breakfast kitchen area. This would allow me to replace the existing damaged deck with a modern screened porch/sunroom. • The areas below the new extensions would include a basement/great room, bathroom and storage space. Due to the elevation of my home the expansion would allow for livable space below the new expanded areas. • The basement/great room is needed to address the lack of space for guests. My current home design only has one room for entertaining guests. I am volunteer mentor for youth and I regularly have youth in my home and I need a larger space to accommodate them. • The downstairs bathroom is needed for downstairs guests as well as to address needs while outside in the backyard area. • My current home does not have appropriate storage space and a portion of the new downstairs would allow space to address this need. The renovation and improvements will not only provide, much needed space and address repairs but will also allow me to have a more energy efficient and eco -friendly home. It is for these reasons I am requesting a variance for remodeling at my residence. In addition it is important to note my existing rear property line is unusual because it is not horizontal. The existing property line is diagonal therefore the majority of the project meets the requirement. However due to the diagonal property line the dimensions require a variance. A survey of the property was completed by White Daters & Associates. The contractors for the entire project including repairs will be E -Co Residential Properties. Thank you in advance for consideration of this variance approval. FEBRUARY 24, 2014 ITEM NO.: 7 File No.: Z-8916 Owner/Applicant: Hong Li Wang Address: 2304 S. Taylor Street Description: Lot 3, Block 45, Cherry and Cox Addition Zoned: R-3 Variance Requested: Variances are requested from the area provisions of Section 36-156 to allow a detached carport with reduced setbacks and separation 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 C 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 projections such as eaves or overhangs. Openings such as doors and windows are limited when the exterior wall is three (3) feet from the property line, and are prohibited when the exterior wall is less than three (3) feet from the line. There is no restriction on openings when the exterior wall is more than three (3) feet from the property line. Contact the City of Little Rock Building Codes at 371-4832 for additional details. Staff Analysis: The R-3 zoned property at 2304 S. Taylor Street is occupied by a one-story single family residence. There is a one -car wide driveway at the northeast corner of the property which leads to the front of the residence. The applicant recently placed a metal carport structure over a portion of the driveway, as noted on the attached site plan. FEBRUARY 24, 2014 ITEM NO.: 7 (CON'T.) The metal carport structure is a detached structure, 11 feet by 20 feet in size. The carport structure is located approximately 13 feet back from the front (east) property line and 1.5 feet from the north side property line. The carport is separated from the northeast corner of the residence by approximately two (2) inches, and the front porch by approximately two (2) feet. Section 36-156(a)(2)c. of the City's Zoning Ordinance requires a minimum front setback of 60 feet for accessory (detached) structures in R-3 zoning. Section 36- 156(a)(2)f. requires a minimum side setback of three (3) feet. Section 36- 156(a)(2)b. requires that an accessory structure be separated from the residence by at least six (6) feet. Therefore, the applicant is requesting variances from these ordinance requirements to allow the placement of the metal carport structure in the front yard area of the property. Staff does not support the requested variances. Although staff typically supports a 1.5 foot side setback for a carport structure, staff feels that the proposed front encroachment is out of character with the neighborhood. There are no similar front encroachments along either side of S. Taylor Street for a number of blocks. The same holds true for other streets within this overall residential area. Staff believes the proposed front encroachment is not appropriate and has a negative visual impact within the immediate area. D. Staff Recommendation: Staff recommends denial of the requested setback and separation variances for the carport structure. BOARD OF ADJUSTMENT (February 24, 2014) Staff informed the Board that the application needed to be deferred to the March 31, 2014 agenda, based on the fact that the notices to surrounding property owners were not completed as required. The item was placed on the Consent Agenda and deferred to the March 31, 2014 Agenda. The vote was 5 ayes, 0 nays and 0 absent. Department of Planning and Development 723 West Markham, Little Rock, AR 72204 Dear Board of Adjustment Re: Application for a residential zoning variance Hong Li Wang 2304 S Taylor Street Little Rock, AR 72204 Phone. 501 569-8983 (work) 501 310-1159 (cell) December 24, 2013 I sincerely submit this application for a residential zoning variance to permit a carport for my new car. I bought 2304 S.Taylor, a single family house on July 12t` and moved in on July 30'', 2013. On October 22nd, I purchased a new (2014) Nissan Versa after my 16 years old Honda car could not drive anymore. I park this car on the driveway of my house. However, there are number of big oak trees in my and neighbor's properties, sometimes tree branches and oak nuts drop on the driveway, thus it is dangerous to my new car. In order to protect my new car from damage and bad weather, I ordered a carport from Elephant Structures-Carport.com on October 31, 2013 (see attached order). The carport was built on December 16th, and I received an order from Building Codes Division, City of Little Rock on December 18th, 2413. 1 called Building Codes Division immediately and learned that I need to have a carport permit (the carport company did not tell me) and a Property Survey to apply for a carport permit. I ordered a survey at once and the survey measurement was done on December 20th. I picked up the property survey and went to Building Codes Division on December 23d, as soon as the survey report was ready. According to Mr. Monte Moore, Zoning and Enforcement Administrator, I need to apply for a residential zoning variance. Here listed are justifications and reasons for my application for a residential zoning variance: 1. This carport is built on the driveway of the house, the distance from the Carport to Taylor Street is 22 foots. It is the only place in this property suited for a carport, as the right side of the house is narrow (10 foots), slopping and has two huge oak trees (see survey). 2. The back side of the property could not be used to build a carport, it has rock wall (see the survey), and the passage is slopping and have trees (see the attached photo 1), thus it is hard and unsafe to drive in and out daily. 3. This carport is not enclosed, only the top part of the carport is covered. People could see the neighborhood landscape through the carport (see the attached photo 2), thus the carport do not affect neighborhood landscape. 4. Uncovered parking under big trees is dangerous for my new car. It may damage the new car by falling tree branches and nuts, and hurt by bad weathers and strong sunlight. Therefore, I hope you could consider my urgent need of a carport to protect my new Nissan car and the extreme difficulties to find another location to build a carport in this property. I also hope I meet your requests for a residential zoning variance. Please let me known if you need any additional information. All my best wishes and a happy new year! Sincerely submitted Hong Li Wang Y Your Order from Elephant Strs '.res at Carport.com Print, Elephant Structures - Carport.com Thanks for your order, Hong ! Purchase Information: Email Address: rivergarden2000@att.net Billing Address: Hong Li Wand 2514 Riverfront Dr, APT 2 Little Rock, AR 72204 501-310-1150 Order Summary: Order #: Installation Address: Hong Wang 2304 S Taylor St Little Rock, AR 72204 501-310-1159 Build ID: 122107rwh0004nclhwhhwh- 0000000000000000000000000000-010 Deposit: $69.00 Pre -Tax Total for this Order: $695.00 Page 1 of 1 Order Date: [2t--.--, We know you will enjoy your new structure, and thank you for your order! The scheduling department will contact you 3 to 5 days before your scheduled installation date to provide final details, the scheduling date and time itself, as well as answer any questions you may have. If you need anything before this point, please contact us at. orders@elephantstructures.com or by phone at (336) 793-8337 and we will be happy to assist! Please 'PRINT' a copy of this page for your records. Have questions about your order? Give us a call at 336-793.8337 or email at orders@elephantstructures.com . It's great to have you as a customer! Please tell your friends to visit us at e lep ha ntstructu res.co m. Thanks again for shopping with us and enjoy your new steel structure from Elephant Structures at Carport.com http://www.carport.com/cheekout/orderreceipt.php 10/3112013 17_. 1 S f e {{ E . S t t' FEBRUARY 24, 2014 ITEM NO.: 8 File No.: Z-8917 Owner/Applicant: Mitchell Burroughs Address: 13005 Grassy Drive Description: North side of Grassy Drive at Roble Drive Zoned: R-2 Variance Requested: A variance is requested from the development provisions of Section 36-254 to allow an accessory building on a lot prior to construction of a principal dwelling. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Accessory Garage/Storage Structure Proposed Use of Property: Single Family Residential STAFF REPORT Fa Public Works Issues: No Comments Staff Analysis: The R-2 zoned property at 13005 Grassy Drive is occupied by a one-story metal garage/storage building which is in the process of being constructed. The property is located on the north side of Grassy Drive, west of Duvall Road. The metal accessory building is 30 feet by 70 feet in size, and is located within the north half of the property, as noted on the attached site plan. The new accessory building conforms with all setback and coverage requirements. Section 36-254(d)(6) of the City's Zoning Ordinance allows accessory structures in the R-2 zoning district. According to Section 36-2, the definition of an accessory structure/building is as follows: "Accessory building or use means a building or use which: (1) Is located on the same zoning lot as the principal building or principal use; (2) Serves the principal building or principal use; (3) In other than a residentially -zoned district, is subordinate in area, extent or purpose to the principal building or principal use served. Accessory structures in residentially -zoned FEBRUARY 24, 2014 ITEM NO.: 8 (CON'T.) districts shall be subordinate in area, extent and purpose to the principal building and residential use; and (4) Contributes to the comfort, convenience or necessity of occupants of the principal building or principal use." The applicant notes that he has plans to construct a single family residence within the south half of the lot in the future. He noted that because of the size of the lot the accessory structure needed to be constructed first. Therefore, the applicant is requesting a variance from the above referenced ordinance criteria to allow the accessory building on the lot prior to construction of the principal structure. Staff is supportive of the requested variance. Staff views the request as reasonable, as long as a specific time frame is placed on the approval. Staff suggests that an 18 month time frame be placed on the application. At the end of 18 months, construction of the principal structure (single family residence) must be started, or the issue be brought back to the Board of Adjustment for an update and possible time extension. With respect to the structure itself, staff feels that it is compatible with other accessory structures in this overall residential area. There are a number of accessory structures of similar size in this area. Staff believes placement of the accessory structure on the lot prior to construction of a principal structure will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested variance to have an accessory structure on a residential lot prior to construction of a principal structure, subject to the approval being for 18 months. At the end of 18 months, construction of the principal structure must be initiated, or the issue be brought back before the Board of Adjustment for update and consideration of a time extension. BOARD OF ADJUSTMENT (February 24, 2014) Staff informed the Board that the application needed to be deferred to the March 31, 2014 agenda, based on the fact that the notices to surrounding property owners were not completed as required. The item was placed on the Consent Agenda and deferred to the March 31, 2014 Agenda. The vote was 5 ayes, 0 nays and 0 absent. To The Board Of Adjustment: I am requesting a variance from the requirements of the zoning ordinance because the lot configuration prohibits the building of my two bedroom house first. Building the home first would block access of the necessary construction equipment. Although the adjoining lots (42 and 44) are unoccupied, I do not own them and the presence of large established trees would not allow the passage of vehicles. The placement of the auxiliary building was made with regard to preserving the old growth oak trees beside and behind the structure which are major natural features. The building style is in keeping with several other buildings close by and in no way detracts from the neighborhood. I believe I have a lot to offer this community and feel that my plans to move here will be positive for the area. I am committed to building my single family home and plan to live here for at least the next twenty years. Sincerely, Mitchell G. Burroughs. FEBRUARY 24, 2014 ITEM NO.: 9 File No.: Z-8918 Owner: Keathley Properties, Inc. Applicant: Kevin Keathley Address: 13508 Foxfield Lane Description: Lot 18, Block 11, Woodland's Edge 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 steps with a reduced front setback and which cross 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 13508 Foxfield Lane is occupied by a two-story brick and frame single family residence which was recently constructed. There is a two - car wide driveway from Foxfield Lane at the southwest corner of the lot. The property slopes upward from front to back (south to north). The front door of the residence is approximately eight (8) to ten (10) feet above the elevation /grade of the street. The lot contains a 25 foot front platted building line. As part of the new construction, a brick step structure extends from the front of the house and turns to tie into the driveway. The step structure is located approximately 14.5 feet back from the front property line, crossing the front platted building line by approximately 9.5 feet. The step structure is unenclosed and uncovered. Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front setback of 25 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 front steps with reduced front setback and which cross a front platted building line. FEBRUARY 24, 2014 ITEM NO.: 9 (CON'T.) Staff is supportive of the requested front setback and building line variances. Staff views the request as reasonable based on the topography of the lot and its shallower than typical depth. The lot has a depth of 110 feet with the house being pulled back and cut into the hillside to meet the minimum 25 foot rear setback. The lot depths throughout this subdivision were kept at a minimum to maximize the amount of open space area behind them. Therefore, other similar front encroachments (as well as rear encroachments) have been approved throughout this subdivision. Staff feels that planting evergreen shrubs along the south side of the step structure will lessen its visual impact as viewed from the street. Staff believes the step structure with reduced front setback will have no adverse impact on the adjacent properties or the general area. Ron Tyne of Rocket Properties, LLC, the subdivision developer, submitted a letter of support for this request. If the Board approves the building line variance, the applicant will have to complete a one -lot replat reflecting the change in the platted front building line for the steps. The applicant should review the filing procedure with the Circuit Clerk's office to determine if the replat requires a revised Bill of Assurance. C. Staff Recommendation: Staff recommends approval of the requested setback and building line variances, subject to the following conditions: (1) Completion of a one -lot replat reflecting the change in the front platted building line as approved by the Board. (2) The steps must remain uncovered and unenclosed. (3) Evergreen shrubs must be planted along the south side of the step structure, with a plan for the plantings being submitted to and approved by the City's Plans and Development Administrator. BOARD OF ADJUSTMENT (February 24, 2014) Staff informed the Board that the application needed to be deferred to the March 31, 2014 agenda, based on the fact that the notices to surrounding property owners were not completed as required. The item was placed on the Consent Agenda and deferred to the March 31, 2014 Agenda. The vote was 5 ayes, 0 nays and 0 absent. KEATH LEY P. o. Box 241734 Lite Rock, AR 72223 cert: (501) 944-5538 FAX: (501)221-8685 We Build • We Buy • We Lease • We Remodel January 24, 2014 City of Little Rock Board of Adjustments 723 West Markham Little Rock, AR Keathley Properties, Inc. P.O. Box 241730 Little Rock, AR 72223 (501) 944-5538 Board of Adjustments, I am the owner of 13508 Foxfield Lane, Lot 18. Block 11 Woodlands Edge Subdivision and I am requesting approval to allow the front entry steps of the home to go over the front build setback line. (See attached survey). The home is located on a very steep lot, and the height of the front porch is about 5' up from grade. In order for us to gain access to the front porch entry location and allow a 7" to 7 %" rise on the steps is was necessary to make them longer. We sweep the steps towards the driveway in an effort to reduce the amount of distance into the setback. Thank you for your attention to this matter. Sinc r / �i Kevin Keathley ROCKET PROPERTIES, LLC 170.1 Cente$view Drive, Suite 115 Liffe Rock, Arkansas 72211 501-954-9816 e Vis: 501-954-9939 January 29, 2014 .Mr. Dana Carney, Manager Zoning & Subdivision Department of Planning & Development City of Little Rock 723 West Markham Little Rock, Arkansas 72201 Re: Lot 18, Block 11 'Woodlands Edge 13508 Fox£ield Drive Dear Dana: We have reviewed the stairway that encroaches into the front building setback as shown on the survey, and we have also reviewed it in the field. This is an Attractive and well-built stairway, and we have no issue with it. Please feel free to contact us if you should need additional information. Sincerely, cc: TES, LLC Kevin Keathley, Keathley Properties, Inc. 01, �, IDeveloped by Rocket Properties, LLS:. wevw,wgod1*adjedjM!Mw rri • saw N9YNfld. diSifRATA71d CF �E'diE YAF iR�ML�V�CW�il9F'F�7Y.y! fsPE x:fA,kvdoOw..ftt$nn 01, �, IDeveloped by Rocket Properties, LLS:. wevw,wgod1*adjedjM!Mw rri • saw N9YNfld. diSifRATA71d CF �E'diE YAF iR�ML�V�CW�il9F'F�7Y.y! FEBRUARY 24, 2014 ITEM NO.: 10 File No.: Z-8919 Owner: Charles and Terri Watkins Applicant: Rodney Parham Address: 44 Edgehill Road Description: Lot 54 and part of Lot 56, Edgehill Addition Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36-156 to allow a detached carport/garage 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 0 0 C 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 projections such as eaves or overhangs. Openings such as doors and windows are limited when the exterior wall is three (3) feet from the property line, and are prohibited when the exterior wall is less than three (3) feet from the line. There is no restriction on openings when the exterior wall is more than three (3) feet from the property line Contact the City of Little Rock Building Codes at 371-4832 for additional details. Staff Analysis: The R-2 zoned property at 44 Edgehill Road is occupied by a two-story brick and frame single family residence. There is a one -car wide driveway at the southwest corner of the lot. The driveway extends along the west side of the house to the rear yard area. There is an existing two -car wide detached carport structure at the FEBRUARY 24, 2014 ITEM NO.: 10 (CON'T.) north end of the driveway. The rear yard area slopes downward to the rear property line (south to north). The applicant proposes to remove the existing carport structure and construct a new one-story detached carport/garage as noted on the attached site plan. The proposed structure will be 24.3 feet by 49.7 feet in area. The south 20 feet of the structure will be an unenclosed carport area, with the north 29.7 feet being an enclosed garage. The structure will be located two (2) feet back from the west side property line and separated from the house by approximately eight (8) feet. Section 36-156(a)(2)f. of the City's Zoning Ordinance requires a minimum side setback of three (3) feet- for detached accessory structures in R-2 zoning. Therefore, the applicant is requesting a variance to allow a side setback of two (2) feet from the west side property line. The proposed accessory building conforms to all other setback, coverage and separation requirements. Staff is supportive of the requested side setback variance. Staff views the request as reasonable. Given the slope of the rear yard area, the proposed carport/garage is being pushed to the west and south as far as possible to provide a minimal area for vehicles to maneuver in and out of the structure. The two (2) foot side yard as proposed will allow ample space for the construction and maintenance of the structure. Additionally, ample separation will exist between the accessory structure and the residence to the west. Staff believes the proposed accessory carport/garage structure with reduced 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) The carport portion of the accessory structure must remain unenclosed on its east, west and south sides. (2) Compliance with the Building Codes requirements as noted in paragraph B. of the staff report. (3) Guttering must be provided to prevent water run-off onto the adjacent property to the west. BOARD OF ADJUSTMENT (February 24, 2014) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda for approval as recommended by staff. The vote was 5 ayes, 0 nays and 0 absent. The application was approved. January 6, 2014 Mr. Monte Moore Little Rock Department of Planning & Development City of Little Rock 723 West Markham Street Little Rock, AR 72207 Re: DR. CHARLIE AND TERRI WATKINS 44 Edgehill Little Rock, AR 72207 Dear Mr. Moore: -T "' 2,r0 /9 We are requesting a building variance for a new, detached Carport/Garage at our home at 44 Edgehill. We are requesting a sideyard setback of 2'-0" in lieu of an accepted 3'-0" sideyard setback The reason for our request is because the width between our west property line to our existing mechanical screen wall is 17'-0" and this narrow width impacts the turning radius to enter the far east parking spot in the Garage and Carport. We are placing our proposed 2 car wide Garage/2 car wide Carport towards the back of our lot and behind our existing home. We are shifting our proposed Carport/Garage further to the west into our sideyard setback so that it will help on the angle to get into our far east parking spot in the Garage and Carport. Please refer to the attached survey, which shows the proposed request. Should you have any questions, please feel free to contact me at 217-3044 or Rodney Parham at 425-5022. Thank you for your consideration. Sincerely, Dr. Charlie Watkins Terji B. FEBRUARY 24, 2014 ITEM NO.: 11 File No.: Z-8920 Owner: Dan C. Young Applicant: Stephen Giles Address: 1824 N. Jackson Street Description: Part of Lot 31, Shadowlawn Addition Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36-156 to allow a detached carport 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 0 C 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 projections such as eaves or overhangs. Openings such as doors and windows are limited when the exterior wall is three (3) feet from the property line, and are prohibited when the exterior wall is less than three (3) feet from the line. There is no restriction on openings when the exterior wall is more than three (3) feet from the property line. Contact the City of Little Rock Building Codes at 371-4832 for additional details. Staff Analysis: The R-2 zoned property at 1824 N. Jackson Street is occupied by a one-story brick and frame single family residence. There is a one -car wide driveway at the northeast corner of the lot. The driveway extends along the north side of the FEBRUARY 24, 2014 ITEM NO.: 11 (CON'T.) house to the rear yard area. A two -car garage which existed at the northwest corner of the lot was recently removed from the property. The applicant proposes to construct a 23 foot by 25 foot carport on the property where the garage previously existed, as noted on the attached site plan. The proposed carport will be unenclosed on all sides, with the exception of a small area of enclosed storage at the west end of the carport structure. The carport will be located 1.5 feet from the north side property line and six (6) feet from the rear (west) property line. The proposed carport will be separated from the house by approximately eight (8) feet. 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 R-2 zoning. Therefore, the applicant is requesting a variance to allow the proposed detached carport with a side setback of 1.5 feet. Staff is supportive of the requested side setback variance. Staff views the request as reasonable. The proposed accessory structure with reduced setback will not be out of character with other accessory structures throughout this neighborhood. Staff typically supports a 1.5 foot side setback for unenclosed carport structures, as this allows a minimal area for construction and maintenance of this type of structure. Additionally, the structure with reduced side setback will have adequate separation from structures on adjacent lots. The property backs up to a commercial development along the east side of Kavanaugh Blvd. Staff believes the proposed carport structure with reduced side setback will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested setback variance, subject to the following conditions: 1. The carport structure must remain unenclosed on all sides (with the exception of the enclosed storage area). 2. Compliance with the Building Codes requirements as noted in paragraph B. of the staff report. 3. Guttering must be provided to prohibit water run-off onto the adjacent property to the north. BOARD OF ADJUSTMENT (February 24, 2014) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda for approval as recommended by staff. The vote was 5 ayes, 0 nays and 0 absent. The application was approved The Law Firm of Stephen R. Giles A Professional Association Telephone 425 West Capitol Avenue (501) 687-0836 Suite 3200 Little Rock, Arkansas 72201-3469 E-mail: sgiles@gileslaw.net January 28, 2014 Mr. Monte Moore Zoning Enforcement Administrator Department of Planning and Development City of Little Rock 723 West Markham Little Rock, AR 72201 Facsimile (501) 374-5092 Re: Variance for Site and Rear Yard Setback for 1824 N. Jackson Street, Little Rock Dear Monte: This letter is an explanation for the application of Dan Young, owner of the property referenced above, for a variance from the site and rear yard setback requirements of the Little Rock Zoning Code. I and Thomas Pownall of Thomas Engineering have been designated as agents of the owners to proceed with this application. In or about October 2013 the applicant had to raze the existing two car carport at the rear of his residential lot due to the carports deteriorated condition. This carport has existed for many years and well before the Youngs purchased this property. His plan is to replace the carport with a new two car carport using the existing driveway for access and a slightly expanded concrete pad as a floor. Last year his neighbor to the north erected a wood privacy fence that has and will continue to serve as the north privacy for the new carport. The new carport would include a storage/tool shed along the south footprint and it will be under roof of the new carport. The area of the concrete floor under roof is 23 feet by 25 feet as shown on the attached survey and sketch. I have included the $80.00 filing fee and a survey/sketch along with this application. A title company has been engaged to prepare a report on the owners of property within 200 feet of the perimeter of the lot. If you need any additional information, please do not hesitate to contact me. As always, I appreciate your consideration and assistance with proceeding through the public hearing which we are taking to make the February 24 Board of Adjustment agenda. Since G Stephen R. Giles Enclosures cc: Mr. Dan Young Mr. Thomas Pownall FEBRUARY 24, 2014 ITEM NO.: 12 File No.: Z-8921 Owner: Robert and Cynthia East Applicant: Carolyn Lindsey Address: 9 St. John's Court Description: Lot 11, St. John's Subdivision Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36-254 and the easement provisions of Section 36-11 to allow a carport addition with a reduced side setback and which encroaches into a utility easement. 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 C 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 projections such as eaves or overhangs. Openings such as doors and windows are limited when the exterior wall is three (3) feet from the property line, and are prohibited when the exterior wall is less than three (3) feet from the line. There is no restriction on openings when the exterior wall is more than three (3) feet from the property line. Contact the City of Little Rock Building Codes at 371-4832 for additional details Staff Analysis: The R-2 zoned property at 9 St. John's Court is occupied by a two-story frame single family residence. The property is located at the end of St. John's Court. A one -car wide driveway from St. John's Court serves as access to the property. The FEBRUARY 24, 2014 ITEM NO.: 12 (CON'T.) driveway runs along the west side of the residence and widens to a two -car width. The driveway was previously located on the lot immediately to the west, but a replat to move the dividing lot line was recently approved by the Planning Commission. Final platting of the replat is pending. A retaining wall (approximately seven (7) feet tall) is located along the west side of the driveway. The first floor of the house immediately to the west is 25 to 30 feet above the grade of the first floor of 9 St. John's Court. The residence to the west has a rear yard relation to the subject property. Utility easements exist along all property lines. The applicant proposes to construct a two -car wide carport on the west side of the residence, as noted on the attached site plan. The carport will be unenclosed on its west and south sides. The north end of the carport will be enclosed storage. The carport will be located 1.5 feet from the west side property line (new replatted side property line). The west two-thirds of the proposed carport addition will be located within an existing utility easement. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of eight (8) feet for this R-2 zoned lot. Section 36-11(f) requires that easement encroachments be reviewed and approved by the Board of Adjustment. Therefore, the applicant is requesting variances to allow the carport addition with a reduced side setback and easement encroachment. Staff is supportive of the requested variances. Staff views the request as reasonable given the topography within the east half of this property and between this property and the lot to the west. Excessive slope exists within the east half of this lot, leaving a relatively small area available for construction. The Planning Commission recently approved a replat to move the side lot line in order to create room for the carport addition. All of the public utility companies reviewed and approved the replat as well as the proposed carport encroachment into the utility easement. The property is located at a lower elevation than the properties to the west and south. Therefore, the proposed carport addition will not be very visible except for within the subject property. Staff believes the proposed carport addition with reduced side setback and easement encroachment will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested setback and easement variances, subject to the following conditions: 1. Compliance with the Building Codes requirements as noted in paragraph B. of the staff report. 2. The carport addition must remain unenclosed on its west and south sides. 3. The final plat to move the side property line must be recorded prior to a building permit being issued. FEBRUARY 24, 2014 ITEM NO.: 12 (CON'T.) BOARD OF ADJUSTMENT (February 24, 2014) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda for approval as recommended by staff. The vote was 5 ayes, 0 nays and 0 absent. The application was approved Yeary Lindsey Architects January 23, 2014 Mr. Monte Moore Department of Neighborhoods and Planning 723 West Markham Little Rock, AR 72201 RE: Application for Side Yard Variance Robert and Cynthia East Residence 9 St. John's Court Dear Monte, We are requesting a variance for the purpose of building a carport and outdoor storage area over a portion of the existing driveway near the side entry of the East Residence. This will result in a reduced north side yard setback of V-6" at the Carport/Storage structure. The Carport will be built within an existing 25' utility easement, but the proposed location is not over any utilities and was approved by all of the utility companies. I have attached copies of their correspondence for your information. The massing of the carport is such that the roof will pitch to the east and the west with no overhang to the north. Since much of the runoff from the street and the properties above 9 St. John's Court drain down the driveway toward the east, we will provide a drainage pipe or swale at the back of the carport and behind the outdoor storage area to allow the continuation of this natural flow. The remaining portion of the project includes a one-story addition to the west and a one- story addition north of the existing house and east of the proposed carport. The deck will also be expanded to the south. All of this construction is within the allowable setbacks. We feel this variance is justified since the Easts' driveway is located several feet (approx. 20) below any contiguous neighbors' construction and because the steepness of the site precludes any other location as a viable option for the carport. Thank you for your time and consideration. Sincerely, Carolyn Lin y, AIA 3416 Old Cantrell Road Little Rock, Aarkansas 72201 501-372-5940 FX: 501-663-0043 Q U LU w W H U z F - (f) D Q 0 4 Q 00 ou d m LU z February 24, 2014 There being no further business before the Board, the meeting was adjourned at 2:07 p.m. Date. I WS, Z' (/�' t - Chairm y 0