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HomeMy WebLinkAboutboa_10 16 2025October 16, 2025 There being no further business before the Commission, the meeting was adjourned at 4:33 p.m. 11lZcl2� Date Chairman LITTLE ROCK BOARD OF ADJUSTMENT SUMMARY AND MINUTE RECORD OCTOBER 16, 2025 4:00 P.M. Roll Call and Finding of a Quorum A Quorum was present there being five (5) members present. Members' Present: Frank Allison James Bertram Austin Grinder James Harkins Brian Self Members Absent: -0- City Attorney: Cameron Bowden Ill. Approval of the Minutes of the September 18, 2025 Meeting of the Little Rock Board of Adjustment. The Minutes were approved as presented. MINUTES LITTLE ROCK BOARD OF ADJUSTMENT AGENDA October 16, 2025 4.00 PM Roll Call and Finding of a Quorum Approval of the Minutes of the September 18, 2025 meeting of the Board of Adjustment I i L Presentation of Consent Agenda IV. Presentation of Hearing Items LITTLE ROCK BOARD OF ADJUSTMENT AGENDA OCTOBER 16, 2025 NEW BUSINESS: Item Number: File Number: Address: 1. Z-10179 1709 North Spruce Street A variance is requested to the area regulations of Section 36-254 to allow a reduced rear yard setback in an R-2 zoning. A variance is requested to the area regulations of Section 36-254 to allow a reduced side yard setback in an R-2 zoning. A variance is requested to area coverage regulations of Section 36-154 to allow an accessory structure to exceed the allowed rear yard coverage area in an R-2 zoning. 2. Z-10197 500 North Taylor Street A variance is requested to the rear yard regulations of Section 36-254 to allow a reduced rear yard setback in an R-2 zoning. 3. Z-10198 1116 South Rock Street A variance is requested to area coverage regulations of Section 36-156 to allow an accessory structure to exceed the allowed rear yard coverage area in an R-4-A zoning. 4. Z-10200 42 Mirabel Court A variance is requested to the rear yard regulations of Section 36-254 to allow a reduced rear yard setback in an R-2 zoning. 5. Z-10213 14 Pine Manor Drive A variance is requested to the rear yard 4� regulations of Section 36-254 to allow a reduced rear yard setback in an R-2 zoning. OCTOBER 16, 2025 ITEM NO.: 1 FILE NO.: Z-10179 File No.: Z-10179 Owner: Jacy Daugherty Applicant: Tom Fennell (Agent) Address: 1709 N. Spruce Legal Description: Lot 36, Cliffewood Addition to the City of Little Rock, Pulaski County Arkansas, and that part of Lot 35 in said addition. Current Zoning: R-2 Present Use: Single -Family Residence Single -Family Residence Proposed Use: A variance is requested from area regulations of Sec. Variance(s) Requested. 36-254 to allow a reduced side yard setback in the R-2 district. _) A variance is requested from area regulations of Sec. 36-254(d)(3) to allow a reduced rear yard setback in the R-2 district. A variance is requested from the area provisions of Section 36-156 to permit more than 30% coverage of the rear yard for an accessory (pool) structure. Justification: The applicant's justification is presented in an attached letter. STAFF REPORT: A. PLANNING AND DEVELOPMENT CIVIL ENGINEERING COMMENTS: 1. Driveway shall not exceed 40% of lot width or exceed 32ft whichever is the strictest, per City Code 30-43. 2. Parking area out front shall conform with current zoning regulations. B. LANDSCAPE AN❑ BUFFER 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 1 OCTOBER 16, 2025 ITEM NO.: 1 FILE NO.: Z-10179 Heights District Boundary, applicable to [among other types] residential construction in excess of 600 square feet. C. BUILDING CODES COMMENTS: No comments. D. ANALYSIS. The R-2 zoned property located at 1709 N. Spruce Street is occupied by a 4,998 square foot, two-story single-family residence. The survey indicates that the lot width of 93 feet along N. Spruce Street and an average depth of 120 feet. As improvement to the residence the applicant is proposing to construct new spaces along the north, east and south sides of the dwelling. The new additions include a breakfast area, mud room and carport area with storage. The site plan indicates the applicant proposed to construct a new 147 square foot breakfast area at the northeast corner of the residence. The addition is shown to be a 12-foot, 10-inch by 12-foot 10-inch space that extends 3.3 feet into the north side yard setback Additionally, the site plan indicates a proposed new mud room space to the south connecting to a new carport area with storage, which extends to within five (5) feet on the south side property line. Section 36-254(d)(2) states, "There shall be a side yard setback on each side of the building having 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 the extension of the new breakfast room along the north perimeter of the property into the side yard setback reducing the setback to no less than 5-feet on the north side. Also, on the south side of the residence, they are requesting a reduction in the side yard setback to 3 feet, 1 inch to accommodate the new carport and storage area. The new 690 square foot carport structure extends from west to east into the rear yard setback area to within 2-feet 9-inches 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) feel. In the case of a corner lot, however, when providing a twenty -five-foot exterior side yard, the rear yard may be reduced to not less than eight (8) feet". Therefore, The applicant is requesting a variance to allow extension of the carport storage structure to extend into the rear yard are, reducing the setback to no less than two (2) feet nine(9) inches. 2 OCTOBER 16, 2025 ITEM NO.: 1 FILE NO.: Z-101 The site plan indicates the pool shall occupy greater than 30% percent of the rear yard area. Section 36-156 (2)(c) states, "Accessory buildings or structures in the R-1 through R-4A districts shall not be located closer than sixty (60) feet to the front property line, fifteen (15) feet from a street side line and may not occupy more than thirty (30) percent of the required rear yard area. For purposes of double front lots, accessory buildings shall conform to front yard setback requirements on both streets. Accessory buildings or structures shall in all instances be subordinate to the principal structure on the lot and contain less gross floor area. Accessory dwellings shall not exceed the permitted land coverage allowed by the district regulations. Swimming pools and all appurtenant structures both above ground and below grade of adjacent yard area shall be construed to be accessory structures and conform to the standards of this section. The planning director may authorize the encroachment of structures into a required yard setback except when more than one (1) encroachment is proposed. The encroachment shall be limited to ten (10) percent". Therefore, the applicant is requesting a variance to allow an accessory pool structure to occupy greater than 30% of the rear yard area Based on the above assessment and analysis, Staff finds the requested variances to be reasonable. Staff is supportive of the requested variances and believes the general configuration of the new additions and the proposed accessory structure is generally in conformance with the development pattern in the neighborhood and would not have an adverse impact on surrounding properties. E. STAFF RECOMMENDATION: Staff recommends approval of the requested both side yards setbacks and the rear yard setback and also support the subject to the descriptions and any conditions in the "staff analysis", and the following condition: 1. A building permit being 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 October 16, 2025 The applicant was present. Staff presented the item, and a recommendation of approval as outlined in the "staff analysis". The item was taken off the Consent Agenda for approval. Tom Fennell (agent) represented the applicant. There were questions from the Board about density and setbacks. 3 OCTOBER 16, 2025 ITEM NO.: 1 FILE NO.: Z-10179 Mr. Fennell requested to amend his proposal to have a 5-foot setback on the south side of the property and to have a 5-foot setback for the carport at the east property line. There was a motion to approve the application as amended by the applicant requested by the applicant. The motion was seconded. The application was approved. The vote was 5 ayes, and 0 nays. The motion passed. GI F LJ r,�LJ LEI LJ LL� J L PR < 77 1 J L Lj -J CANTRELLRD .......... L THIS SITE. 2 LA R2 CUP L L [7 Area Zoning City of Little Rock Planning & Development Case: Z-10179 Location- 1709 NORTH SPRUCE ST. Ward- 3 PD-. 4 CT 16 TRS- T2N R12W 31 0 0 w MIM01 L4 N A 0 80 160 Feet M le b: zQ � o � U it Cd C,3 O 'c cd C6 -� C;3 C,3 > O N V] U U U � p" a z o � � � N 0 o a c ° Z a� � � o U Z OCTOBER 16, 2025 ITEM NO, 2 File No.: Owners: Applicant Address: Legal Description: Zoned: Present Use: Proposed Use: Variance(s) Requested: Justification Z-10197 Z-10197 Judith Gosnell Judith Gosnell 500 North Taylor Street Lot 11 and 12, Block 29, Lincoln Park Addition to the City of Little Rock, Pulaski County, Arkansas R-3 Single-family Residence Single-family Residence A variance is requested from area regulations of Sec. 36-255 to allow a reduced rear yard setback in the R-3 district. The applicant's justification is presented as per the attached letter. STAFF REPORT A. Planning and eering Comments: If changes are proposed for driveway, a new site plan will be required. B. Buffering and Landscape Comments: No Comments. C. Building Codes Comments: No Comments D. Staff Analysis: The property at 500 North Taylor Street is an R-3 zoned neighborhood, within the Hillcrest Design Overlay District and is located on the southeast corner of North Taylor Street and Lee Avenue. Built in 1955, the existing 1-story frame home occupying the property has undergone minimal improvements or additions that are often typical of this neighborhood. The immediate neighboring properties are also populated with single family homes. The house faces east towards N Taylor Street and vehicular access is located at the rear of the property, which is N. Taylor Street. The property was platted to establish 1 OCTOBER 16, 2025 TEM Na 2 Z-101 I the front of the home to be on Lee Avenue but when the property was built, the contractor chose to face the house toward N. Taylor Street. Zoning regulations require that the official front of the property must be aligned with the platted record. Thus, the applicant is requesting a reduce rear yard setback. As an improvement to the property, the applicant is proposing to construct a replacement carport due to damage caused by a storm in 2024- The application states that they propose to improve the design, size and build of the replacement carport by matching it to the existing shingled roofline, expanding car coverage, constructing a new covered open area and enclosing a storage space onto the end wall. The existing carport pad and the concrete pad next to the carport are on the same level and both are in need of repair prior to any new build. The size of the concrete pad would accommodate the proposed roof expansion and storage unit. The new carport will be 10 feet 5 inches wide, the new open -covered area will be 6 feet wide, and the new covered storage unit will be 6 feet 7 inches wide. Rear yard setbacks are required to be 25-feet in width. The new construction compromises the 25-foot rear yard setback as required by the area regulations for R-3 properties. The applicant is requesting a reduction of the rear yard setback from 25 feet to 15 feet. Section 36-255(d)(3) states "There shall be a rear yard setback having a depth of not less than twenty-five (25) feet. In the case of a corner lot, however, when providing a twenty -five-foot exterior side yard, the rear yard may be reduced to not less than eight (8) feet. Staff finds the request to generally be in conformance with the development pattern in the Hillcrest neighborhood and nearby area. Based on the above assessment and analysis, staff finds the requested variance to be reasonable. E. Staff Recommendation: Staff recommends approval of the requested rear yard setback reduction from twenty-five (25) feet to a minimum of 15 feet, with the following conditions: 1. A building permit being obtained for all construction. 2. All regulations in the Hillcrest Overlay District must be adhered to. Board of Adjustment (October 16, 2025) The applicant was present. There were no objectors present. Staff presented the application to the Board and stated it recommended approval as per the staff report. 2 i OCTOBER 16, 2025 ITEM NO. 2 Z-10197 The item remained on the Consent Agenda for Approval. The vote was 5 ayes and 0 nays. The application was approved. 3 J iL V= F ST U M i �J Ir i rL L J PD-R 1 �1 U Z 5 R if1A i11 _A 5 A!i 1 _ r� Fs 17 THIS SITE L_ j O I z L J L O J f F- -1 L J L LR5 L LEE AVE i I 77� � R3�j F� cU _. L Area Zoning City of Little Rock Planning & Development Case: Z-10197 Location: 500 NORTH TAYLOR ST. Ward- 3 PD: 4 CT: 15.01 TRS: T2N R12W 31 N 0 60 120 Feet CA13 EM CA17 r CO lb D. G6,01 jjw 64.11' -, n A- roc-01 L 4 V 4 5 N1,lw cf7 Sketch Map City of Little Rock Planning & Development Case No: Z-10197 Sketch 1 Name: Judith Gosnell Location: 500 N. Taylor St Title: Reduced reduced rear varri N setback. A L C E:Y 3�6.99 `r f�. I{i f' �r 1B2,j� b 389,C� • CO/7C- �. U I 1�c' M �- _ 4 3e:D p 5.3' •° Sketch Map City of Little Rock Planning & Development Case No: Z-10197 Name: Judith Gosnell Location: 500 N. Taylor St. Title: Reduced rear yard setback No OCTOBER 16, 2025 ITEM NO. 3 File No.: Owners: Applicant: Address: Legal Description: Zoned: Present Use: Proposed Use: Z-10198 Z-10198 Linda Pollock Linda Pollock 1116 South Rock Street Lot 9, Block 46,Original City of Little Rock, Pulaski County Arkansas. R-4A Single-family Residence Single-family Residence Variance(s) Requested' A variance is requested from area regulations of Sec. 36-56 allow an accessory structure with a reduced side and rear yard setback. Justification The applicant's justification is presented as per the attached letter STAFF REPORT A. Planning and Devrig Comments: Driveway shall meet all requirements per City Code 30-43 and City Standards B. Buffering and Landsca a Comments: No Comments. C. Building Codes Comments: No Comments D. Staff Analysis: The property located at 1116 Rock Street is occupied by a single -story wood frame residence. The structure was built in 1930 and is in the MacArthur Park Historic District. The building is the last residence on a dead-end street, and the west (rear) property line abuts an on -ramp to 1-40. 1 OCTOBER 16, 2025 ITEM NO. 3 -10198 Earliest abstract entry for Lot 9 Block 46 is from the United States to Roswell Beebe, October 1838. The ninth subsequent entry is October 1894. The house is estimated to be circa 1890, with the carriage house being original. Research shows it was a stagecoach or mail stop and eatery. Two structures were added to the carriage house: a concrete driveway 210 SF circa 1940, and an enclosed workspace 189 SF circa 1980. Structural sections of the driveway and the roofing on the workspace were damaged by a large portion (113) of the diseased oak tree on property owned by Arkansas Department of Transportation right-of-way. The applicant is proposing to rebuild the accessory building of 399SF (combination of 1940 and 1980 add -on structures) in the original location and alignment to the 1890 carriage house connecting to the existing driveway. The proposed structure will be located in the southwest corner of the lot and be located 0.3-feet from the west property line, 1.8-feet from the south property line. The Historical Committee approved the project scope and materials to be used to retain the historical element and continue the spatial integrity of the surrounding historical area, which includes numerous accessory buildings along the alleys. Section 36-342.2(d)(20) states (2) There shall be a side yard on each side of the building having a width of not less than ten (10) percent of the average width of the lot, not to exceed five (5) feet and (3) There shall be a rear yard having a depth of not less than twenty-five (25) feet. Therefore, the applicant is requesting a reduced side (south) yard setback and a reduced rear (west) yard setback. Staff is supportive of the requested variances. Staff views the request as reasonable. The proposed variance requested is generally in conformance with the development pattern in the area. Staff believes the proposed altered side and rear yard setbacks will have no adverse impact on the surrounding properties. E. Staff Recommendation: Staff recommends approval of the requested side and rear yard setback encroachments, subject to the descriptions and any conditions in the "staff analysis," and the following conditions: 1. A building permit being obtained for all construction. Board of Adjustment October 16, 2025 The applicant was present. Staff presented the item, and a recommendation of approval as outlined in the "staff analysis". The item was taken off the Consent Agenda for approval. OCTOBER 16, 2025 ITEM NO. 3 Z-10198 Linda Pollock (Owner) represented the application. There were questions from the Board about the property line. There was a motion to approve the application as submitted. The motion was seconded. The vote was 5 ayes, and 0 nays. The motion passed. 3 _ L r , - - E 107-H ST rLP -' R4J1 max,. � 'CUP . �.. L A fi4L-f _ } r-: X —GE uu Er�r��ST CAPN j LJ 0 �L R4A 0 . CUP PRD_ _ E 11;7-H ST .. C9 CUP. I - Lu R4A + uj im R4A CUP. THIS SITE Area Zoning City of Little Rock Planning & Development Case: Z-10198 Location: 1116 SOUTH ROCK ST. Ward-1 PD: 5 CT: 46 TRS. T1 N R12W 11 0 0 0 0 0 0 0 0 0 0 0 0 N 0 75 150 Feet CJ it W4 V1 U U � 00 ° O o Z � U z � OCTOBER 16, 2025 ITEM NO. 4 File No.: Owners: Applicant: Address: Legal Description- Zoned: Present Use: Proposed Use: Variance(s) Requested Justification Z-1 Z-10200 Melissa Tooley Melissa Tooley 42 Mirabel Court Lot 6, Block 105, Chenal Valley, an Addition to the City of Little Rock, Pulaski County, Arkansas M. Single-family Residence Single-family Residence A variance is requested from area regulations of Sec. 36- 254(d)(3) to allow a reduced rear yard setback in the R-2 district. The applicant's justification is presented as per the attached letter. STAFF REPORT A. Planning and Develo ment Civil En ineerin Comments: Applicant must say out of the 15 foot easement. B. Buffering and Landscape Comments: No Comments. C. Building Codes Comments: No Comments. D. Staff Analysis: The property located at 42 Mirabel Court is occupied by a two-story 3,896 square feet single-family residence. The residence was constructed in 2017 on .31-acre lot. The applicant proposes to renovate and expand the existing rear yard deck. The 160 square foot deck is stated to be unsafe and in need of repair. 1 OCTOBER 16, 2025 ITEM NO. 4 Z-10200 The lot configuration tapers to the east and west, reducing the rear yard area across the north perimeter of the property. This tapering, along with an existing 15-foot easement, greatly reduces the rear yard, thus creating a limited outdoor use area. The variance request is to extend the deck toward the west (side) property line 15 additional feet and extend toward the north (rear) property line an additional 3 feet, which will place the northeast corner of the deck extending into the rear setback approximately 3 feet. 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 deck into the rear yard setback reducing the setback to no less than 22-feet. Staff is supportive of the requested variance. Staff views the requests as reasonable. The reduction of yard area for the screen porch 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 22-feet, with the following conditions: 1. A building permit being obtained for all construction. Board of Adjustment (October 16, 2025) The applicant was present. There were no objectors present. Staff presented the application to the Board and stated it recommended approval as per the staff report. The item remained on the consent agenda for approval. There was a consent motion to approve the application. The motion was seconded. The application was approved on consent. The vote was 5 ayes and 0 nays. The motion passed. `J 2 I _MIRAMQNT BLVgQ---� .. .. THIS � SI E N" k, Area Zoning City of Little Rock Planning & Development IL Vicinity Map Rev: 8/28/2025 Case: Z-1 0200 Location- 42 MIRABEL CT. Ward: 5 N PD: 19 A CT 42.13 0 80 160 TRS- T2N R14W 27 Feet 4�r � a � y�fAKw � 0 S�rnK�r� O:d MIg,�8�/. C0��7- X PA. 4 DE 0 Df- C J4 — a � ok! 25` bu ci i nq Sketch Map City of Little Rock Planning & Development Case No: Z-10200 Name: Melissa Tooley I Location: 42 Mirabel Ct. Title: Rear yard setback no OCTOBER 16, 2025 ITEM NO.: 5 File No.: Owners: Applicant: Address: Legal Description: Current Zoning: Present Use: Proposed Use: Variance(s) Requested Justification: STAFF REPORT: -10213 Z-10213 Jonathan Chang Jason Duncan (Agent) 14 Pine Manor Drive Lot 28, being a replat of Lots 1,2, and 3, Pine Manor Addition to the City of Little Rock, Pulaski County, Arkansas R-2 Single Family Residential Single Family Residential A variance is requested from the area provisions of Section 36-254 to allow a reduced rear yard setback in an R-2 zoning. The applicant's justification is presented in an attached letter. A. Planning and Development Civil Engineering Comments: No Comment B. Landsca a and Buffer Comments: No Comment C. Building Codes Comments: No Comment D. Analysts: The property located at 14 Pine Manor Drive is currently occupied by a 3,641 square feet one-story single-family residence. The survey shows that this property has been replatted from 3 separate lots into one lot. The lot width is 140.6 feet and a depth of 156.6 feet. The applicant is proposing an addition that connects the main home to an existing detached accessory building, within the rear setback. 1 OCTOBER 16, 2025 ITEM NO.: 5 -10213 The site plan indicates that the applicant proposed to construct an extension to the home, connecting the rear detached building creating a primary suite as well as the laundry room. Section 36-254(d)(3) states "There shall be a rear yard setback having a depth of not less than twenty-five (25) feet. In the case of a corner lot, however, when providing a twenty-five foot exterior side yard, the rear yard may be reduced to not less than eight (8) feet.." Therefore, the applicant is requesting a variance to allow the rear yard setback to be reduced to no less than approximately 13 feet. Based on the above analysis, staff finds the variance request to be reasonable. Staff believes that the expansion of the dwelling footprint conforms to the development patterns of the area and will have no adverse impact on the surrounding properties E. Staff Recommendation: Staff recommends approval of the requested variance to allow the expansion of the dwelling and the reduction of the rear yard setback, subject to the following conditions: 1.Obtain a building permit prior to construction. Board of Adjustment (October 16, 2025) The applicant was present. There were no objectors present. Staff presented the application to the Board and stated it recommended approval as per the staff report. The item remained on the consent agenda for approval. There was a consent motion to approve the application. The motion was seconded. The application was approved on consent. The vote was 5 ayes and 0 nays. The motion passed. j L J CIRCLE D R7 HIGH Ej L rL- ----f!�H VALLEY �RD j Area Zoning City of Little Rock Planning & Development Case: Z-10213 Location: 14 PINE MANOR DR. Ward: 3 N PD- 3 A CT 22.03 0 80 160 TRS: T2N R13W 36 Feet 140.rJ P Rlpn,( whr! 9.r✓ Syr �°y f` y all Qr -•-.= — C., �� 1, C I.V M a •4•r Ail Sd j erica � C9 a m QO in d part%i v Sat A r� • 3 i0,i� i7 �. 23 3' off' � e a an i �SAl Gin Vic• ^.- PcgT Sketch Map ;*+lo'unou Piannina &- Deveinnment Case No: Z-10213 Name: Jason Duncan Location: 14 Pine Manor Dr. Title: Rear yard setback loft: J A 0 cic u W cc W F- Z W � a O O Q � O i- o�C Q O m Ln N O N IM OC W m Q u H a O a a a a H Y w Q z a N LU a z Z ON J J Q � W m w Z z 9 a a m J W a m C7 = N ca tap Q rn > > > > ter, >>>> co Ln OJ � N U a > > > > au E z cu a-+ ut O Yuj Z oc Q c~i� a a z > WON LL Z J Q F— W OC w Z N z a Q m u= W — a m C7 2 N can m 4 a uw N U W w z W N m Ei W Z K4 W a i