Loading...
HomeMy WebLinkAboutboa_05 15 2025MAY 15, 2025 There being no further business before the Board, the meeting was adjourned at 4:43 p.m. Date. (�" /� /� Chairman aecreiary MINUTES LITTLE ROCK BOARD OF ADJUSTMENT AGENDA PROCEDURE MAY 15, 2025 4:00 PM Roll Call and Finding of a Quorum 11. Approval of the Minutes of the April 17, 2025 meeting of the Board of Adjustment III. Presentation of Consent Agenda IV. Presentation of Hearing Items NEW BUSINESS. - Item Number: 1 2. 3 M MINUTES LITTLE ROCK BOARD OF ADJUSTMENT ABBREVIATED AGENDA MAY 15, 2025 4:00 PM File Number: Address: Z-10159 1911 Country Club Lane A variance is requested from the area provisions of Section 36-254 to allow a residence with a reduced side yard setback. Z-10160 3000 North Taylor Street A variance is requested from area regulations of Sec. 36-255 to allow a reduced rear yard setback in the R-3 district. Z-10161 16 Windrush Point A variance is requested from area regulations of Sec. 36-254 to allow a reduced rear yard setback in the R-2 district. Z-10068 4900 West 31 st Street A variance is requested from the area provisions of Section 36-255 to allow a reduced side yard setback in the R-3 district. May 15, 2025 ITEM NO.: 1 File No.: Z-10159 Owner: Mayton Joint Revocable Trust Applicant: Rodney Parham (Agent) Address: 1911 Country Club Lane Z-10159 Legal Description: Lot 5R, Elmo Walker Replat to the City of Little Rock, Pulaski County, Arkansas Current Zoning: R-2 Present Use: Single -Family Residence Proposed Use: Single -Family Residence Variance(s) Requested: A variance is requested from the area provisions of Section 36-254 to allow a residence with a reduced side yard setback. Justification: The applicant's justification is presented in an attached letter. Staff Report: A. Planning and Development Civil Engineering Comments: No comments required. B. Buffering and Landscape Comments: In October 2020 the City adopted the "Heights Landscape Design Overlay District," requiring installation of one tree per 40 linear feet of street frontage within the Heights District Boundary, applicable to [among other types] residential construction in excess of 600 square feet. C. Buildina Codes Comments: No comments D. Staff Analysis: The R-2 zoned property located at 1911 Country Club Lane is occupied by a 5,180 square foot, two-story single-family residence. The survey indicates a lot depth of 172.80 feet on the north side of the property and a depth of 234 feet along the south property line. There is a width of 215 feet at the rear property line and 319 at the front property line. The residence is set over 25 feet from the front (west) and rear 2 May 15, 2025 ITEM NO.: 1 (CON'T. Z-10159 (east) property lines. As part of the improvement to the residence, the applicant is proposing to construct a carport that will cover the existing motor court with a 489 square foot addition along the north side of the residence. The site plan indicates the proposed carport will commence at the north wall of the existing dwelling and extend 16.2-feet along the east side to within 1.3 feet of the property line and extend north 26.6-feet to within 3.1 feet of the north property line. The applicant states that the proposed carport's roof will be a flat roof and will have a decorative rail above it that will not be any higher than the wall of the existing house. The addition would also not require modification of any existing structural configurations to the existing dwelling. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side yard setback of 7.5 feet for the principal structure on this R-2 zoned lot. Therefore, the applicant is requesting a variance to allow the proposed carport to be constructed with the front of the carport being 4.6 feet off the property line with the rear of the carport being 3.0 feet off the property line. Staff is supportive of the requested side yard setback variance. Staff views the request as reasonable. The proposed addition would follow the same wall line as the existing structure and be 4.6 feet from the property line on the front of the new carport and 3.0 feet from the property line on the back. The applicant does not plan on installing any windows facing the neighboring residence to the north. Staff views the variance as very minor in nature and feels the reduced side yard setback will have no adverse impact on the surrounding properties. E. Staff Recommendation: Staff recommends approval of the requested side yard setback variance, subject to the descriptions and any conditions in the "staff analysis", and the following conditions: 1. A building permit must be obtained for all construction. 2. Install trees, if deemed applicable at the time of building permit, in accordance with the Heights Design Overlay District requirements. Board of Adjustment (MAY 15, 2025) The applicant was present. There were no objectors present. Staff presented the application to the Board and stated it recommended the side yard setback variance be approved as per staff report. There was a consent motion to approve the application. The motion was seconded. The application was approved on consent. The vote was 4 ayes, 0 nays, and 1 open position. 2 May 15, 2025 ITEM NO. 2 File No.: Z-10160 Owners: JCB Family Trust Applicant: Jason Duncan (Agent) Address: 3000 North Taylor Street Z-10160 Legal Description: Lot 7 and the South 10 feet of Lot 8, Block 8, Park View Addition to the City of Little Rock, Pulaski County Arkansas Zoned: R-3 Present Use: Single-family Residence Proposed Use: Single-family Residence Variance(s) Requested: A variance is requested from area regulations of Sec. 36-255 to allow a reduced rear yard setback in the R-3 district. Justification: The applicant's justification is presented as per the attached letter. Staff Report: A. Planning and Development Civil Engineering Comments: No Comments B. Buffering and Landscape Comments: In October 2020 the City adopted the "Heights Landscape Design Overlay District," requiring installation of one tree per 40 linear feet of street frontage within the Heights District Boundary, applicable to [among other types] residential construction in excess of 600 square feet. C. Buildinq Codes Comments: As per 2021 Arkansas Fire Prevention Code Volume III R302.1(1) Single Family Dwellings have the following requirements when dealing with Dwellings that are closer than 7' from the property line: 1. If the soffit assembly extends inside of 5' from the property line, it must be constructed with fire treated materials. 5/8" Type "X" Drywall, stucco, fire treated plywood or some other fire treated material on underside of the soffit, fire treated fascia, elimination of soffit vents and gable vents and crawl space vents on the 1 May 15, 2025 ITEM NO. 2 Z-10160 affected portion of the wall. Note: Vents must be relocated to ensure proper venting of the attic space. a. Exceptions to this are to fire block this section of the exterior wall from the top plate to the underside of the roof decking and to fire caulk the blocking at all joints. 2. As per 2021 Arkansas Fire Prevention Code Volume III R302.1(1) Single Family Dwellings have the following requirements when dealing with Dwellings that are closer than 5' from the property line: a. Exterior walls from 3 to 5' from the property line must be constructed of 1- hour fire rated material and the soffit must be constructed from 1-hour fire rated material. Soffit and gable vents are not allowed, and venting must be relocated to adjacent roof and wall sections. b. Fire Treated roof decking must extend 4' up the roof as per the Authority having jurisdiction. c. In applications 3' to 5' from the dwelling unit to the property line exterior windows are not allowed to exceed 25% of the wall area. 3. Zero Lot Line Construction must be processed through Zoning for such allowances. Once processed the following requirements apply. a. No part of the footing/foundation is allowed to extend beyond the property line. b. No overhang is allowed closer than 2' from the property line and must be constructed from 1-hour fire treated materials. c. Roof decking must have 4' of fire treated material for the entire length of the wall and turning 4' along the adjacent wall with hip roof construction. d. No windows or doors are allowed when the exterior wall is less than 3' from the property line. Windows are required in all sleeping rooms. D. Staff Analysis: The R-3 zoned property located at 3000 North Taylor Street is currently scheduled for demolition. The property owners are proposing to construct a new house on the same footprint as the existing one. The property owners are requesting a rear yard setback variance for the garage. The existing garage is already in the rear yard setback and the new garage will follow the same footprint as the original structure. Section 36-255(d)(3) states "There shall be a rear yard setback having a depth of not less than twenty-five (25) feet. "Therefore, the applicant is requesting a variance to allow the extension of the garage into the rear yard setback reducing the setback to thirteen (13) feet. 2 May 15, 2025 ITEM NO. 2 Z-101 Staff is supportive of the requested variance. Staff views the request reasonable. Staff believes that the requested variance will have no adverse impact on the surrounding properties. E. Staff Recommendation: Staff recommends approval of the requested rear yard setback reduction from twenty-five (25) feet to no less than thirteen (13) feet subject to the following conditions: 1. Obtain a building permit prior to construction. 2. Install trees, if deemed applicable at the time of building permit, in accordance with the Heights Design Overlay District requirements. Board of Adjustment (MAY 15, 2025) The applicant was present. There were no objectors present. Staff presented the application to the Board and stated it recommended the side and rear yard setback variance be approved as per staff report. There was a consent motion to approve the application. The motion was seconded. The application was approved on consent. The vote was 4 ayes, 0 nays, and 1 open position. 3 MAY 15,2025 ITEM NO. 3 File No., Z-10161 Owners: Paul Z. Ottis Applicant: Mike Irman Lewis Construction Co. Address: 16 Windrush Point Z-10161 Legal Description: Lot 76, Block 2, Woodlands Edge an Addition to the City of Little Rock, Pulaski County Arkansas Zoned: R-2 Present Use: Single-family Residence Proposed Use: Single-family Residence Variance(s) Requested: A variance is requested from area regulations of Sec. 36-254 to allow a reduced rear yard setback in the R-2 district. Justification: The applicant's justification is presented as per the attached letter. Staff Report: A. Planning and Development Civil Engineering Comments: No Comments. B. Buffering and Landscape Comments: No Comments. C. Building Codes Comments: No Comments. D. Staff Analvsis: The property located at 16 Windrush Point is occupied by a single -story single-family residence. A paved access driveway connecting to Windrush Point is located along the west portion of the lot and an existing wood frame deck is located along the northeast side of residence in the rear yard area. 1 MAY 15,2025 ITEM NO. 3 Z-10161 The site plan indicates that the existing 112-square foot deck extends northeast from the residence occupying an open corner at the rear of the dwelling. The applicant proposes to construct a 113 square foot wood frame canopy enclosure upon and over a portion of the existing deck and construct an additional 140 square foot open air wood frame deck with new access stairs extending into the rear yard area. The applicant states the new deck structure will extend to within 13.4 feet of the rear property line. Section 36-254(d)(3) states "There shall be a rear yard setback having a depth of not less than twenty-five (25) feet. "Therefore, the applicant is requesting a variance to allow the extension of the primary structure into the rear yard setback reducing the setback to no less than 13.4-feet. Staff is supportive of the requested variance. Staff views the requests as reasonable. The reduction of yard area for the canopy and expanded deck structure is similar to development patterns in the area. Staff believes that the requested variance will have no adverse impact on the surrounding properties. E. Staff Recommendation: Staff recommends approval of the requested rear yard setback reduction from twenty-five (25) feet to a minimum of 13.4-feet, with the following conditions: 1. A building permit being obtained for all construction. Board of Adjustment (MAY 15, 2025) The applicant was present. There was one (1) objector present. The application came off consent agenda. Missy Kelley voiced concerns about the existing trees and if they would be removed. The applicant reassured Ms. Kelley that the trees are to remain. After some discussion there was a motion to approve the application. There was a second. The vote was 4 ayes, 0 nays and 1 open position. The motion passed. 2 MAY 15, 2025 ITEM NO.: 4 File No.: Owners: Applicant: Address: Legal Description: Current Zoning- Present Use: Proposed Use: Variance(s) Requested Justification: STAFF REPORT: Z-10068 Z-10068 Sarah Williams Francisca Martinez (Agent) 4900 W 315t St Lot 17, Block 2, OAKHURST ADDITION to the City of Little Rock, Pulaski County, Arkansas R-3 Single Family Residential Single Family Residential A variance is requested from the area provisions of Section 36-255 to allow a reduced side yard setback in the R-3 district. The applicant's justification is presented in an attached letter. A. Planning and Development Civil Engineering Comments: No comments. B. Landscape and Buffer Comments: No comments C. Buildina Codes Comments: No Comments, D. Anal The property located at 4900 W 31St St. is currently occupied by a wood -frame single family residence. The survey shows a lot width of 50 feet and a depth of 125 feet with residence centrally located on the lot. The applicant is proposing to construct a staircase on the east side of the residence to provide exterior access to a newly renovated second floor living space. The new staircase will be 4-feet wide and 15-feet in length and will extend from the front porch north into the east side yard of the property. MAY 15, 2025 ITEM NO.: 4 Z-10068 Section 36-255(d)(2) states "There shall be a side yard setback on each side of the building have a width of not less than ten (10) percent of the average width of the lot, not to exceed eight (8) feet." Therefore, the applicant is requesting a variance to allow a reduction of the side yard setback to no less than 2 feet-6 inches. Staff is supportive of the requested variance. Staff views the request as reasonable and believes the exterior stair is the only viable access point to the upstairs area. The addition is generally in conformance with the development pattern in the neighborhood and nearby area, nor should it have an adverse impact on the surrounding properties. E. Staff Recommendation: Staff recommends approval of the requested side yard setback reduction to no less than 2 feet-6 inches, with the following conditions: 1. A building permit being obtained for all construction. Board of Adjustment (MAY 15, 2025) The applicant was present. There were no objectors present. Staff presented the application to the Board and stated it recommended the side yard setback variance be approved as per staff report. There was a consent motion to approve the application. The motion was seconded. The application was approved on consent. The vote was 4 ayes, 0 nays, and 1 open position.