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HomeMy WebLinkAboutboa_12 19 2005LITTLE ROCK BOARD OF ADJUSTMENT SUMMARY OF MINUTES DECEMBER 19, 2005 2:00 P.M. Roll Call and Finding of a Quorum A Quorum was present being five (5) in number. Approval of the Minutes of the Previous Meeting The Minutes of the November 28, 2005 meeting were approved as mailed by unanimous vote. Members Present: Members Absent Andrew Francis, Chairman Terry Burruss, Vice Chairman Fletcher Hanson Debra Harris David Wilbourn None City Attorney Present: Debra Weldon LITTLE ROCK BOARD OF ADJUSTMENT AGENDA DECEMBER 19, 2005 2:00 P.M. I. OLD BUSINESS: ITEM NO.: FILE NO.: A. Z -6599-B II. NEW BUSINESS: ITEM NO.: FILE NO 10425 Stagecoach Road LOCATION: 1. Z -6596-A 1509 Green Mountain Drive 2. Z-7970 6606 Dove Lane 3. Z-7971 3400 Montrose Drive 4. Z-7972 5228 "R" Street 5. Z-7973 1910 N. Harrison Street 6. Z-7974 North West Corner Rodney Parham & Reservoir Roads 7. Z-7975 27 Clancy Court 8. Z-7976 2415 N. Pierce Street LO O O N N 3NId ~ nntlelru V�_■ wp NMg830 Q 12 �^ NItlW A MOtlOae Haatl fid'/ � 31p ONINIW � a3H3aa '3� � Ln a� 3 50.0�Ot, c MOa000M 3NId 3NId to Ytlda30 N011I ll0OS s '�NiypS A11S N tld Hitld ._ m, u.. n F 03113NN0 SONIadS a3A39 Q S3H0nH o IddISSS IW WU' C w s 1001HO HIOna3S3H MOaNVO NNOf al y v St �P 3NN13H R 4 Ord OHOd3U10tlHS w g i� SIDbtlS �Q atld A3NOOa Nvm"'0B 5 s sllwnub L2 � WW 3001 Aurin S11Wn AlfO OAR b1S Cl) sltwnAm 4n ` Nrommns �;' Q) 1tltlM31s o tlMH IH 2- sltwnuD v J BMN43J yz o O O ca DECEMBER 19, 2005 ITEM NO.: A File No.: Z -6599-B Owner: Metropolitan National Bank Address: 10425 Stagecoach Road Description: Lot 1, Otter Creek Plaza Addition Zoned: C-3 Variance Requested: A variance is requested from the sign provisions of Section 36- 557 to allow wall signs without street frontage. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Branch Bank Proposed Use of Property: Branch Bank STAFF REPORT A. Public Works Issues: No Comments B. Staff Analysis: The C-3 zoned property at 10425 Stagecoach Road is occupied by a branch bank facility which was recently constructed. The property is located at the northeast corner of Stagecoach Road and Otter Creek Road. There are subdivision access roads located along the north and east property lines. Access to the branch bank facility is from the subdivision access roads. As part of the bank development, the applicant is proposing wall signs on all four (4) sides of the building. There are currently wall signs on the north, south and west building facades. The sign on the north facade consists of the Metropolitan Bank eagle logo. The applicant also proposes to place a sign on the east building facade which will match the existing sign on the west (front) DECEMBER 19, 2005 ITEM NO.: A (CON'T.) fagade. All of the wall signs are under 10 percent of the building fagade area for each side of the structure. Section 36-557(a) of the City's Zoning Ordinance requires that all on -premise wall signs face required street frontage except in complexes where a sign without street frontage would be the only means of identification. Therefore, the applicant is requesting a variance to allow the wall signs on the east and north building facades with no public street frontage. Staff is supportive of the requested variance. Staff feels the request is reasonable. Although there are not public streets along the north and east property lines, there are access drives along these property lines which will serve the remainder of the subdivision. These drives will essentially function as public streets. Therefore, staff feels that it will be appropriate to have wall signs on the east and north facades, and that these signs will have no adverse impact on the adjacent properties or the overall subdivision. C. Staff Recommendation: Staff recommends approval of the requested sign variance, subject to permits being obtained for all signs. BOARD OF ADJUSTMENT: (NOVEMBER 28, 2005) Staff informed the Board that the applicant submitted a letter requesting the application be deferred to the December 19, 2005 Agenda. Staff supported the deferral request. The item was placed on the Consent Agenda and deferred to the December 19, 2005 Agenda by a vote of 4 ayes, 0 nays and 1 absent. BOARD OF ADJUSTMENT: (DECEMBER 19, 2005) Staff informed the Board that the applicant submitted a letter requesting the application be deferred to the January 30, 2006 Agenda. Staff supported the deferral request. The item was placed on the Consent Agenda and deferred to the January 30, 2006 Agenda by a vote of 5 ayes and 0 nays. ARCHITECTURAL SIGNS 2 POINT CIRCLE LITTLE ROCK, AR 72205 PHONE: 501.352.1796 FAX: 501.851.8840 To: Little Rock Board of Adjustment Date: 10.27.05 From: Charles Aitkens RE: Metropolitan National Bank sign variance request CC: To Whom It May Concern: Metropolitan National Bank would like to add their logo and letters to the EAST side of the drive through canopy at their branch bank located at 10425 Stagecoach Road. The logo and letters will be the same size as the letters and logo on the front of the building. The east fagade of the drive through canopy provides for optimum visibility to traffic moving west on Otter Creek Road from Interstate 30. A similar variance has already been obtained for the branch location at 23816 Chenal Parkway, near the intersection of Chenal Parkway and Hwy. 10. Attached are photos of the signage on the front and back of the Chenal/Hwy. 10 branch which illustrates that the signage will be in good taste and will not detract from any of its surroundings. Charles Aitkens President DFI Architectural Signs, Inc. DECEMBER 19, 2005 ITEM NO.: 1 File No.: Z -6596-A Owner: Dixie Development, LLC Applicant: Scott Richburg Address: 1509 Green Mountain Drive Description: Tract C-1, Rainwood Forest Addition Zoned: O-3 Variance Requested: Variances are requested from the area provisions of Section 36-281 and the easement provisions of Section 36-11 to allow a building addition with a reduced rear setback and which encroaches into a utility easement. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Office Proposed Use of Property: Office STAFF REPORT A. Public Works Issues: Driveway locations do not meet the traffic access and circulation requirements of Section 30-43 and 31-210. The property must have a single driveway access. Since the circle driveway exists, it can remain as is or be removed if new driveway location is desired. The width of driveway must not exceed 36 feet and be constructed of concrete. The existing south access location on the circle drive extends beyond the property line in the right-of-way. 2. Site grading and drainage plan should provide sufficient drainage for stormwater from the adjacent property to the north. DECEMBER 19, 2005 ITEM NO.: 1 (CON'T.) B. LANDSCAPE AND BUFFER ISSUES: The proposal does not allow for the minimal 9 foot wide landscape buffer distance along the northern perimeter of the site. This is a requirement of both the landscape ordinance and the buffer ordinance, therefore, Board of Adjustment approval and the City Beautiful Commission approval are required. This approval must be obtained prior to the issuance of a building permit. Easement cannot count toward this requirement. The proposal does not allow for the minimal landscape strip along the eastern perimeter of the site. The proposed parking backout area is too large. This area can be reduced to 5 foot allowing for the minimum 9 foot wide strip to be installed. A variance from this minimum requirement would require the approval from the City Beautiful Commission prior to the issuance of a building permit. C. UTILITY ISSUES: All of the public utility companies consent to the proposed easement encroachment. D. STAFF ANALYSIS: The 0-3 zoned property at 1509 Green Mountain Drive is occupied by a one- story frame office building. The property is located on the east side of Green Mountain Drive, just north of Huron Drive. There is a circular concrete driveway from Green Mountain Drive which serves as access. The north portion of the property is being used as a gravel parking area. The applicant proposes to construct a 42 foot by 43 foot two-story building addition on the rear of the existing office building, at its northeast corner, as noted on the attached site plan. The proposed addition will be located 10 feet from the rear (east) property line. A metal frame stair structure, which will be removable, will be located on the rear of the proposed addition. The stair structure will be located five (5) feet back from the rear property line, extending five (5) feet into a utility easement which runs along the rear property line. As part of the property's redevelopment plan, the applicant proposes to remove the existing circular driveway from Green Mountain Drive and construct a new 24 foot wide driveway near the northwest corner of the property. The drive will serve a proposed new paved parking area on the north side of the office building. Section 36-281(d)(3) of the City's Zoning Ordinance requires a minimum rear setback of 15 feet for 0-3 zoned property. Section 36-11(f) requires that encroachments into utility or drainage easements be reviewed and approved DECEMBER 19, 2005 ITEM NO.: 1 (CON'T.) by the Board of Adjustment. Therefore, the applicant is requesting variances to allow the building addition, including steps, with a reduced rear setback and the steps to encroach into a utility easement. All other setbacks associated with the proposed addition conform to ordinance standards. Staff is supportive of the requested variances. Staff views the request as reasonable. This office zoned property backs up to C-3 zoned properties which contain a mini warehouse development and a commercial retail development. Staff believes the reduced rear setback will have no negative impact on these commercial properties. Additionally, the addition will be on the rear corner of the existing office building, away from the nearest residential properties to the south and southwest. As noted earlier, none of the public utility companies have a problem with the step structure encroaching into the utility easement along the rear property line. The applicant has submitted a revised plan conforming with the Landscape/Buffer and Public Works requirements as noted in paragraphs A and B of this report. Staff believes the applicant is proposing a quality redevelopment plan for the property which will have no adverse impact on the adjacent properties or the general area. E. STAFF RECOMMENDATION: Staff recommends approval of the requested variances, subject to the following conditions: Compliance with Public Works and Landscape/Buffer requirements as noted in paragraphs A and B of the staff report. 2. The metal step structure on the rear of the proposed building addition must be maintained as a removable structure. BOARD OF ADJUSTMENT: (DECEMBER 19, 2005) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 5 ayes and 0 nays. Richburg Service Group, LLC_�� 2024 Arkansas Valley Dr. Ste. 201 Little Rock, AR 72212 501-227-4299 Mr. Monte Moore City of Little Rock 701 West Markham Little Rock, AR 72201 Dear Monte, Submitted herewith is a variance request for the expansion of an office building on Green Mountain Drive. We would like for this variance request to be heard at the December 19th Board of Adjustment meeting. This variance is necessary to allow for expansion of the existing building to accommodate a rapidly expanding business currently housed there. If you have any questions please give me a call. Sins��re , Scott Rich , DECEMBER 19, 2005 ITEM NO.: 2 File No.: Z-7970 Owner: Douglas and Kay Crowder Address: 6606 Dove Lane Description: Lot 23, Block 6, Section "B", Richland Subdivision Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36-254 and the building line provisions of Section 31-12 to allow a carport addition with a reduced front setback and which crosses a platted building line. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential STAFF REPORT A. Public Works Issues: No Comments B. Staff Analysis: The R-2 zoned property at 6606 Dove Lane is occupied by a one-story frame single family residence. There is a one -car wide driveway from Dove Lane which serves as access. There is a one-story frame garage structure in the rear yard, at the northeast corner of the property. The residential lot contains a 25 foot front platted building line. The applicants were in the process of constructing a 10.5 foot by 21 foot metal carport addition to the front of the home, as noted on the attached site plan. The posts and roof frame of the structure have been completed, with only the roof panels remaining to be completed. The carport addition is located DECEMBER 19, 2005 ITEM NO.: 2 (CON'T.) approximately nine (9) feet from the front property line, crossing the platted front building line by 16 feet. Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front setback of 25 feet for R-2 zoned lots. Section 31-12(c ) of the subdivision Ordinance requires that building line encroachments be reviewed and approved by the Board of Adjustment. Therefore, the applicant is requesting variances from these ordinance standards to allow the carport addition with a reduced front setback and to cross the front platted building line. Staff is supportive of the requested variances associated with the proposed carport addition. Although staff typically cannot support building line encroachments of this type, staff feels that it is justified in this particular instance. Staff surveyed this entire subdivision and found at least nine (9) similar carport structures with reduced setbacks and building line encroachments. Therefore, staff feels that the proposed carport addition will not be out of character with the neighborhood. There are three (3) similar carport structures along Dove Lane to the east and west. Staff believes the proposed carport addition will have no adverse impact on the adjacent properties or the general area. If the Board approves the building line variance, the applicant will have to complete a one -lot replat reflecting the change in the platted front building line for the carport addition. The applicant should review the filing procedure with the Circuit Clerk's office to determine if the replat requires a revised Bill of Assurance. C. Staff Recommendation: Staff recommends approval of the variances associated with the carport addition, subject to completion of a one -lot replat reflecting the change in the front platted building line as approved by the Board. BOARD OF ADJUSTMENT: (DECEMBER 19, 2005) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 5 ayes and 0 nays. j71-"- ;-y �9-7�7a DOUGLAS CROWDER 6606 Dove Lane Little Rock, AR 72206 501-490-0764 November 16, 2005 Department of Planning & Development 723 West Markham Street Little Rock, AR 72201 Dear Members of the Board, I started constructing a carport canopy that is attached to my house on October 20, 2005. The carport is being constructed to protect my car from the weather. As you can see from the attached pictures all I lack of completing the carport is attaching the top. I am asking for permission to complete my carport canopy. When I started construction of the carport I had no idea that I was doing anything wrong. I was not aware of the 25 ft. front yard setback ordinance. I am building the carport over an existing driveway. The carport is 10.5 ft wide by 20 ft long. As you can see by the survey there is no other place that I could build a carport. My house is 10'6" from my west property line and 9'9" from my east property line. There are several other people in my community with similar carports over their driveways. There are also several prefab (portable) awnings in the community. All lots within the community are basically the same size. Your approval of my application for adjustment variance from the front yard set back requirement will be greatly appreciated. Thank you, Douglas Crowder DECEMBER 19, 2005 ITEM NO.: 3 File No.: Z-7971 Owner: Ira and Janet Moore Address: 3400 Montrose Drive Description: Lot 181, Longlea Additoin 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 rear setback. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Single Family Residential Proposed Use of Property STAFF REPORT Single Family Residential A. Public Works Issues: No Comments B. Staff Analysis: The property at 3400 Montrose Drive is zoned R-2 and is occupied by a two- story brick and frame single family residence. There is a two -car wide drive which serves as access to the property. There is a side -loading garage at the south end of the residence. The applicants propose to construct a 25 foot by 33 foot one-story garage at the southwest corner of the residence. The garage will be attached to the house by way of an enclosed connection. The proposed garage will be located 8 feet from the side (south) property line and 18 feet from the rear (west) property line. The existing garage will be enclosed for additional living space. There will be additional heated and cooled space within the roof area DECEMBER 19, 2005 ITEM NO.: 3 (CON'T.) above the garage which will be used as additional living space, such as a game room with extra bathroom. Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum rear setback of 25 feet for principal structures in R-2 zoning. Therefore, the applicant is requesting a variance to allow the proposed garage to be located 18 feet from the rear (west) property line. Staff is supportive of the requested variance. Staff views the request as relatively minor. The applicants are locating the garage addition in order to save trees in the rear yard area. The proposed garage will have more than adequate separation from structures on adjacent lots to the south and west. Staff feels the proposed garage structure will have no adverse impact on the adjacent lots or the general area. C. Staff Recommendation: Staff recommends approval of the requested setback variance, subject to the garage addition being constructed to match the existing residential structure. BOARD OF ADJUSTMENT: (DECEMBER 19, 2005) Staff informed the Board that the applicant submitted a letter requesting the application be withdrawn. Staff supported the withdrawal. The item was placed on the Consent Agenda and withdrawn by a vote of 5 ayes and 0 nays. Ira and Janet Moore �2_ 7 1 - 3400 Montrose Drive Little Rock, AR 72212 November 17, 2005 To Members of the Board of Adjustments, This is a request for a variance in the required side and rear yard setbacks to building in order to construct a new two car garage attached to our existing personal residence located at 3400 Montrose Drive. The legal description for our residence is Lot 181, LONGLEA ADDITION to the City of Little Rock, Pulaski County, Arkansas. Our current garage will be converted to additional living space and the proposed garage would attach to the existing structure by 4 foot by 6 foot enclosed breezeway from the southwest corner of the existing home. The proposed garage measures 33 foot by 25 foot. The proposed garage would leave an 8 foot setback on the side yard and an 18 foot setback in the back yard. The proposed location of the garage is dictated by the location of a giant oak tree on the property. The proposed location will leave the oak tree undisturbed. The alternative would be to construct a side load garage which would meet required side yard setback, but still require a rear yard set back variance and would also require the giant oak to be cut down. The property has numerous pine trees and a few other much smaller hardwoods. The proposed placement of the garage is ideal to provide the most curb appeal from the street. The placement and the design will compliment the existing structure, avoiding the obvious converted garage look, which neighbors could find undesirable. We hope the board will grant our request, allowing us to improve our residence while maintaining the beauty of this well established Little Rock neighborhood. Sincerely, Ira Moore Janet Moore Homeowner Homeowner DECEMBER 19, 2005 ITEM NO.: 4 File No.: Z-7972 Owner: William Page Wilson and Cary Wilson Address: 5228 "R" Street Description: West 1/3 of Lots 8, 9 and 10, Block 1, Englewood Addition Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36- 516 to allow a fence which exceeds the maximum height allowed. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential STAFF REPORT A. Public Works Issues: No Comments B. Staff Analysis: The R-2 zoned property at 5228 "R" Street is occupied by a one-story brick and frame single family residence. The property is located at the northeast corner of "R" Street and N. Harrison Street. There is an existing six (6) foot high wood fence along the east property line. The property slopes slightly downward from front to back. The applicants propose to remove the six (6) foot tall fence along the east property line and replace it with an eight (8) foot high wood fence, as noted on the attached site plan. The proposed fence will extend from the southeast corner of the house, along the east property line, and tie into the existing DECEMBER 19, 2005 ITEM NO.: 4 (CON'T.) carport structure near the northeast corner of the property. The existing fence is located a little over two (2) feet onto the neighboring property to the east. This situation will be corrected with the new fence. Section 36-516(e)(1)a. of the City's Zoning Ordinance allows a maximum fence height of six (6) feet in residential zoning. Therefore, the applicant is requesting a variance to allow the proposed eight (8) foot high fence. Staff is supportive of the requested variance. Staff typically supports fence height variances for fences located along interior lot lines (not adjacent to a right-of-way), as long as the fence does not exceed a maximum height of eight (8) feet. The applicant is requesting the taller fence in order to create more privacy for the side and rear yard areas, because of the slope of the lot. Additionally, the overall fence construction is very minor, as only approximately 78 linear feet of fencing is proposed. Staff believes the proposed fence will have no adverse impact on the adjacent property or the general area. C. Staff Recommendation: Staff recommends approval of the requested fence variance, subject to the following conditions: 1. The fence must not exceed an overall height of eight (8) feet, as measured from the low side of the fence. 2. A building permit must be obtained for the fence construction. 3. The face side of the fence must face outward toward the neighboring property to the east. BOARD OF ADJUSTMENT: (DECEMBER 19, 2005) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 5 ayes and 0 nays. William Page Wilson 5228 R Street Little Rock, AR 72207 To Whom It May Concern: ,4,."j- 4 4 Z - %177Z - We propose to tear down and replace 78' feet of wooden fence that is presently on our neighbor's property and build a new 8 foot wooden fence on our property. Our variance request will also correct light pollution due to sloping lot. Sincerely, "Or, P't W d. -- William Page Wilson DECEMBER 19, 2005 ITEM NO.: 5 File No.: Z-7973 Owner: Brian and Becka Webb Address: 1910 N. Harrison Street Description: Lot 9, Block 2, Englewood Addition Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36- 156 to allow a garage structure which exceeds the maximum rear yard coverage. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Single Family Residential Proposed Use of Property.- STAFF roperty: STAFF REPORT Single Family Residential A. Public Works Issues: No Comments B. Staff Analysis: The R-2 zoned property at 1910 N. Harrison Street is occupied by a one-story frame single family residence. There is a one -car wide driveway from Harrison Street which serves as access. There is a paved alley along the west property line. A building addition is currently being made on the rear of the structure. The applicants propose to construct a 21 foot by 38 foot one-story detached garage at the southwest corner of the lot, as noted on the attached site plan. The proposed garage will be located one (1) foot from the rear (west) property line and three (3) feet from the side (south) property line. The garage will occupy approximately 63 percent of the required rear yard (rear 25 feet of the lot). e� DECEMBER 19, 2005 ITEM NO.: 5 (CON'T.) Section 36-156(a)(2)c. of the City's Zoning Ordinance allows accessory buildings in residential zoning to occupy a maximum of 30 percent of the required rear yard. Therefore, the applicants are requesting a variance from this ordinance standard to allow the proposed accessory garage structure to occupy approximately 63 percent of the required rear yard. All other proposed setbacks conform to ordinance requirements. Staff is supportive of the requested variance. Staff views the request as reasonable. The proposed accessory garage structure will not be out of character with the area. There are numerous other accessory structures in this general area which cover more than 30 percent of the required rear yards. There are several rather large accessory structures located along this alley between Cantrell Road and Kavanaugh Blvd. This type of accessory structure is part of the fabric of the Heights and Hillcrest neighborhoods. Staff believes the proposed accessory garage structure will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested coverage variance, subject to the accessory garage structure being constructed to match the existing residential structure. BOARD OF ADJUSTMENT: (DECEMBER 19, 2005) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 5 ayes and 0 nays. November 17, 2005 !4e,_4s -2--7173 Department of Planning and Development City of Little Rock 723 West Markham Little Rock, AR RE: Application for Zoning Variance Dear Sir or Madame: We are requesting a zoning variance to permit the construction of a detached two -car garage along the rear property line of our residence at 1910 North Harrison. Section 36- 156 of the City's Zoning Ordinance requires that accessory buildings may not occupy more than thirty (30) percent of the required rear yard area. We are requesting that this requirement be waved. There is a paved alley along the rear (west) property line. Access to the garage will be from this alley. This variance is necessary due to the size of the proposed garage and the shape of the back of the lot will not allow the it to be located at least six feet from the house while meeting the 30% rule. There is not an alternative location for the garage that will not violate this code. Thank you in advance for your prompt attention to our request. Sincerely, Becka Freeling Webb DECEMBER 19, 2005 ITEM NO.: 6 File No.: Z-7974 Owner: 600 Reservoir LLC, River City Properties and F & C Real Estate Co. Applicant: Robert Brown, Development consultants, Inc. Address: Northwest Corner Rodney Parham and Reservoir Roads Description: Lots 15, 16A and 16R, Towne Oaks Addition Zoned: C-3 and C-4 Variance Requested: Variances are requested from the area provisions of Section 36-302 and the building line provisions of Section 31-12 to allow a new building with a reduced front setback and which crosses a platted building line. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Commercial Proposed Use of Property: Commercial STAFF REPORT A. Public Works Issues: 1. The new building is shown to be constructed within an existing drainage easement over an existing 36" stormwater pipe. The building and/or the pipe must be relocated. If the pipe is to be relocated, plans must be approved by Public Works prior to relocation and a new easement platted prior to issuance of a certificate of occupancy. B. LANDSCAPE AND BUFFER ISSUES: Areas set aside for buffers and landscape appear to meet with ordinance requirements. A controlled automatic irrigation system is required. Prior to the issuance of a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. DECEMBER 19, 2005 ITEM NO.: 6 (CON'T.) C. STAFF ANALYSIS: The C-3 and C-4 zoned property at the northwest corner of Rodney Parham and Reservoir Roads is occupied by four (4) commercial buildings. One of the buildings is currently a convenience store with gas pumps, with the other buildings having a past use as restaurant type uses. There are associated paved parking lots and drives from Rodney Parham and Reservoir Roads. There is a 40 foot platted building line along the east (Reservoir Road) and south (Rodney Parham Road) property lines. The applicant proposes to remove the four (4) existing buildings from the site and construct a new commercial building near the center of the property, as noted on the attached site plan. The new commercial building will house a Walgreens retail store. The front door of the business will be located at the southeast corner of the building, with a pharmacy drive-thru on the north building fagade. Truck loading docks will be located on the west side of the building. Paved parking will be located on the north and south sides of the building. The existing driveways will be combined into two (2) access drives. The new drives will be located at the northeast corner (from Reservoir Road) and southwest corner) from Rodney Parham Road) of the property. There are utility easements which run through the center of the property, which will be abandoned as part of the project. A primary site sign will be located at the southeast corner of the property. The applicant is requesting one (1) variance with the proposed redevelopment project. The northeast corner of the proposed building crosses the 40 foot platted building line by approximately 3.4 feet. Section 31-12(c) of the City's Subdivision Ordinance requires encroachments across platted building lines be reviewed and approved by the Board of Adjustment. Therefore, the applicant is requesting a variance to allow the proposed encroachment. Staff is supportive of the requested building line variance. Staff views the request as very minor. The northeast corner of the building falls within the C-3 zoned portion of the lot which typically requires only a 25 foot front setback. Although the existing commercial buildings to the north along the west side of Reservoir Road are located at least 40 feet back from their respective front property lines, the proposed minor encroachment across the building line will go virtually unnoticed with respect to aligning with the other buildings. Staff believes the proposed new commercial building, with minor building line encroachment, will have no adverse impact on the adjacent properties or the general area. If the Board approves the building line variance, the applicant will have to complete a one -lot replat reflecting the change in the platted front building line DECEMBER 19, 2005 ITEM NO.: 6 (CON'T.) for the new commercial building. The applicant should review the filing procedure with the Circuit Clerk's office to determine if the replat requires a revised Bill of Assurance. D. Staff Recommendation: Staff recommends approval of the building line variance associated with the new commercial construction, subject to completion of a one -lot replat reflecting the change in the front platted building line as approved by the Board. BOARD OF ADJUSTMENT: (DECEMBER 19, 2005) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 5 ayes and 0 nays. DEVELOPMENT CONSULTANTS November 18, 2005 Mr. Dana Carney City of Little Rock Planning and Development 723 West Markham Street Little Rock, Arkansas RE: Building Setback Variance Request Walgreen's@ Rodney Parham & Reservoir DCI Project #05-159 Dear Dana: Enclosed are the following items for your use in review of our request for a building setback variance: 1. Six copies of our current boundary survey. 2. Six copies of our proposed site plan. 3. Owner authorization forms. 4. Copy of plat and bill of assurance of record for Lot 16R. 5. Our check for $205.00 to cover the filing fees. This request is to allow the reduction of an existing platted setback line at the front of Lot 16R, Towne Oakes Addition. This lot was originally platted with a forty foot front yard setback line, which is in excess of the normal twenty-five foot requirement for C-3 zoned properties. Our proposal is to combine the three existing lots at this corner to create one building site for a new Walgreen's store. The irregular site shape, along with the larger setback, requires approval of this variance to accommodate the proposed building and site plan. We are asking to reduce the setback five feet in one area to accommodate the northeast building corner encroachment. There will also be an easement abandonment request and utility relocations required to accommodate this project. We are currently soliciting utility company approvals to prepare the filing package for this request. Please contact my office if you have any questions or require additional information concerning this matter. Sincerely, 4'opDDelopment Consultants, Inc. n Vice Pres ent Cc: Bo Cox, BCD Ventures G:2005\05-1 5 9\pl anni ng\051 5 9d. doc Engineering a Planning 0 Land Surveying 0 Landscape Architecture 2200 North Rodney Parham Road, Suite 220 • Little Rock, Arkansas 72212 o Telephone 501-221-7880 • Fax 501-221-7882 509 West Spring Street, Suite 135 • Fayetteville, Arkansas 72701 ® Telephone 479-444.7880 e Fax 479-251-8210 DECEMBER 19, 2005 ITEM NO.: 7 File No.: Z-7975 Owner: A.S. Rosen and Associates, Inc. Applicant: James Dreher, Civil Design Inc. Address: 27 Clancy Court Description: Lot 4R, Stonecreek Addition, Phase I Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36- 254 to allow a new home with a reduced rear setback. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Undeveloped Proposed Use of Property STAFF REPORT Single Family Residential A. Public Works Issues.- No ssues: No Comments B. Staff Analysis: The property at 27 Clancy Court is currently an undeveloped R-2 zoned lot. Site work has taken place on this lot and adjacent lots in preparation for new single family home construction. The lot is located at the south end of Clancy Court and Adjacent to drainage areas to the east and south. The applicant proposes to construct a new two-story single family home on the lot, as noted on the attached site plan. The proposed house will be located behind the front 15 foot platted building line and 18.6 to 21.9 feet from the rear property line. The home will be located eight (8) feet from each side property line at the front corners of the structure. DECEMBER 19, 2005 ITEM NO.: 7 (CON'T.) Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum rear setback of 25 feet for R-2 zoned lots. Therefore, the applicant is requesting a variance to allow the proposed home to be located 18.6 to 21.9 feet from the rear (south) property line. All other setbacks conform to ordinance standards. Staff is supportive of the requested variance. Staff views the request as reasonable. The irregular shape of the lot, with a very narrow width at the front building line, requires the house be pushed back on the lot away from the front building line. This causes the majority of the reduction in the rear setback. Additionally, more than adequate separation will exist between this proposed structure and structures on adjacent properties to the east and south. Staff believes the proposed residence with reduced rear setback will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested setback variance, as filed. BOARD OF ADJUSTMENT: (DECEMBER 19, 2005) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 5 ayes and 0 nays. CIVIL DESIGN • INCORPORATED 15104 CANTRELL ROAD November 18, 2005 Mr. Monte Moore Department of Planning and Development City of Little Rock 723 West Markham Little Rock, Arkansas 72201 Re: Zoning Variance Stonecreek Addition Little Rock, Arkansas Dear Monte: LITTLE ROCK, ARKANSAS 72223 7 2-'7175 Please find enclosed six (6) copies of a plot plan survey for Lot 4R of Stonecreek Addition — Phase 1 and a signed application for the Board of Adjustments. We are making this request for a variance to the zoning requirements in accordance with the Code of the City of Little Rock. This project was formally known as Heatherbrae Phase 3, but the name was changed during final platting at the request of the new owners of the development. The proposed modification to the lot is to reduce the rear setback from 25' to 15' This change will allow the developer to take advantage of the unique shape of the "pie" shaped cul-de-sac lot and use the extra depth of the side yard to offset the requested reduction in rear yard. We have enclosed a copy of the final plat for the entire Stonecreek Phase 1 development. As you will see, the lots at the end of the cul-de-sac at the North end of Clancy Court already have a 15' rear setback. The same reasoning used to grant that variance should be applied here as well. We look forward to presenting this request to the Board and if you have any questions or comments, please do not hesitate to call. Respectfully submitted, Civil Design, Inc. James Dreher, E. I. Staff Engineer JHD/jd cc: Bill Bosley File 0 ENGINEERING & SURVEYING SERVICES — TEL (501) 868-7717 • FAX (501) 868-5099 DECEMBER 19, 2005 ITEM NO.: 8 File No.: Z-7976 Owner/Applicant: Trey Stoelzing Address: 2415 N. Pierce Street Description: South '/z of Lot 2 and all of Lot 3, Block 31, Parkview Addition Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36- 156 to allow a garage with increased rear yard coverage. A variance is also requested from the area provisions of Section 36-254 to allow a porte-cochere addition with a reduced side setback. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Vacant Single Family Residence Proposed Use of Property: STAFF REPORT Single Family Residential A. Public Works Issues: No Comments B. Staff Analysis: The R-2 zoned property at 2415 N. Pierce Street is occupied by a one-story frame single family residence. There is a one -car wide driveway from Pierce Street which serves as access. A carport/garage structure is located along the north property line. The single family residence is currently undergoing extensive remodeling. The remodeling project involves enlarging the structure with a new front porch, as noted on the attached site plan. As part of the project, the exiting carport/garage structure along the north property line will be removed. The applicant is proposing a porte-cochere on the north side of the residence and a DECEMBER 19, 2005 ITEM NO.: 8 (CON'T.) 24 foot by 32 foot detached garage structure (one-story) at the northeast corner of the property. The proposed porte-cochere will be unenclosed and located one (1) foot back from the side (north) property line. The proposed detached garage will be located three (3) feet back from the side (north) property line and the rear (east) property line. The proposed garage structure will occupy approximately 37.5 percent of the required rear yard (rear 25 feet of the lot). Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum 7.5 foot side setback for this R-2 zoned lot. Section 36-156(a)(2)c. allows accessory buildings to occupy a maximum of 30 percent of the required rear yard of a residential lot. Therefore, the applicant is requesting variances from these ordinance standards to allow the proposed porte-cochere with a reduced side setback and the proposed accessory garage with a 37.5 percent rear yard coverage. Staff does not support the requested variances, as filed. Staff has no problem with the coverage variance associated with the proposed garage structure. This type of garage structure will not be out of character with other similar accessory structures in this general area. However, staff cannot support the requested one(1) foot side setback for the proposed porte-cochere addition. Staff has supported 1.5 foot side setbacks in the past for this type of unenclosed structure. Staff will also suggest that as a minimum in this case. There is adequate space to provide an 18 inch side setback and cover the driveway. If the applicant were willing to revise the site plan accordingly, staff will recommend approval of the variances, subject to the following conditions: 1. The porte-cochere and garage structures must be constructed to match the principal structure. 2. The porte-cochere addition must remain unenclosed on the north, east and west sides. C. Staff Recommendation: Staff recommends denial of the requested variances, as filed. BOARD OF ADJUSTMENT: (DECEMBER 19, 2005) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. DECEMBER 19, 2005 ITEM NO.: 8 (CON'T.) Staff informed the Board that the applicant had revised the application to provide the 1.5 foot side setback for the porte-cochere as suggested by staff. Staff recommended approval of the revised application subject to the following conditions: 1. The porte-cochere and garage structures must be constructed to match the principal structure. 2. The porte-cochere addition must remain unenclosed on the north, east and west sides. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 5 ayes and 0 nays. November 18, 2005 2- -71-7(o Board of Adjustment City of Little Rock Board of Adjustment Members, My name is Trey Stoelzing. My wife Tanda and I have purchased a house at 2415 N. Pierce in the Heights. Our plan is to use the existing foundation and add a second level to this house. We will also be adding a new detached garage to the property. This house will be our primary residence. In order to finish the house like we have planed we are requesting a variance for this property. There are two parts to this request. The first involves the size of the detached garage. The second involves rebuilding the existing covered parking area. We understand the rules to adding a detached garage include limiting the size of the structure to 30% of the back yard area. In our case that allows us to build a garage that is 562.5 sq. ft. That is big enough to fit 2 cars, but we would also like to have room for a storage area for a workbench, lawn equipment, etc, We are requesting a garage that will be 704 sq. ft. This is a difference of 141.5 sq. ft. The second item includes removal of the existing covered parking area and adding a new covered parking area that will be attached to the house. It will be placed in approximately the same spot as the existing structure. It will mainly be used to park our car under to unload groceries and children, especially during rainy days. This will not be an area that cars will stay parked, we will always put them in the garage. We are requesting that the board allows us to put the covered parking posts 1 foot from the property line instead of 7.5 feet. There are several homes in this area that have this same covered parking area and we feel this addition will add tremendously to the look of the house and fit right in with the neighborhood. Thanks in advance for your consideration of these requests. Sincerely, 16 7"% Trey Stoelzing • • D O V W w W F- O F - Z LU F- 0 Q LL O O o J r 0 N W 0 Q c 0 z Q U) m Q z w U) m Q � M W Q Z O = p W �) = p W w p W W O w ¢ LL w - w U) CO z a 'IfmzwU)Ofm WzRCf) E w elf 2LLm==� PU-mI=3: December 19, 2005 There being no further business before the Board, the meeting was adjourned at 2:06 p.m. Date: Chairman