Z-7805 Staff AnalysisMARCH 28, 2005
ITEM NO.: 4
File No.: Z-7805
Owner: Shirley Warner
Applicant: Scott Butler
Address: 10023 West 22nd Street
Description: Lot 12 and 13, Block 4, Hick's Interurban Addition
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of Section
36-156 to allow an accessory building with a reduced front setback and which exceeds
the size of the principal structure.
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 10023 West 22nd Street consists of two (2) lots,
Lots 12 and 13, Block 4, Hick's Interurban Addition. A one-story frame single
family residence (approximately 1,000 square feet in area) is located on Lot 13
at the southeast corner of West 22nd Street and Nichols Road. A gravel
driveway from West 22nd Street serves as access. Lot 12 is currently vacant.
Some site work has taken place on Lot 12 in preparation for a new accessory
garage structure.
The applicant proposes to construct a 36 foot by 40 foot (1,440 square feet)
accessory garage structure on Lot 12, as noted on the attached site plan. A
covered walk will connect the proposed structure to the residence. The
MARCH 28, 2005
ITEM NO.: 4 (CON'T.
proposed garage will be located 26 feet back from the front (west) property line
and 12 feet from the side (south) property line. A new concrete driveway will
be constructed from Nichols Road to serve the proposed garage structure.
Section 36-156(a)(2) of the City's Zoning Ordinance requires a minimum front
setback of 60 feet for accessory structures in R-2 zoning. Section 36-2
(definition of an accessory building) requires that an accessory building be
subordinate in area to the principal structure and be located on the same lot as
the principal structure. Therefore, the applicant is requesting variances from
these ordinance standards to allow the accessory garage structure with a
reduced front setback, an area larger than the principal structure and to be
located on a separate lot.
Staff is supportive of the requested variances. This general area between
Junior Deputy Road and Aldersgate Road, south of Kanis Road has been an
area of spotted new residential development in the past few years. Staff feels
that the proposed development will aid in the continued residential re-
development. As noted in the attached cover letter, the applicant notes that
the future plan for the property consists of removal of the existing residence
and construction of a new home located behind and attached to the proposed
garage structure. Once that is done, the garage structure will be part of the
principal structure and conform to all ordinance requirements. Staff feels that
the proposed garage structure will have no adverse impact on the adjacent
properties or the general area.
C. Staff Recommendation:
Staff recommends approval of the requested variances, associated with the
proposed accessory garage structure, as filed.
BOARD OF ADJUSTMENT: (MARCH 28, 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 4 ayes, 0 nays and 1 absent.
FA
James L. Butler
Registered Land Surveyor
5323 John F. Kennedy Blvd
North Little Rock, AR 72116
(501) 753-4965 - Fax (501) 753-2247
February 24, 2005
Little Rock Board of Adjustment
723 West Markham Street
Little Rock, AR 72201
RE: Lots 12 and 13, Block 4,11ICK' S INTERURBAN ADDITION,
Little Rock, Arkansas.
Dear board members,
In regards to the above referenced property, the property owner, Ms. Shirley
Warner is requesting a variance from the Residential Zoning Ordinance. The
following variances are being requested.
1. A variance to allow a proposed garage to be within 25 feet of the front
property line of Lot 12.
Reason for request: In the future, the owner proposes to construct a new
residence on Lot 13 that will be located behind and
attached to the proposed garage. Then the existing
nonconforming residence will be demolished. Once a
new residence is constructed, the garage then will
conform to the required front setback of 25 feet.
2. A variance to allow a garage that exceeds the maximum square footage.
Reason for request: The owner has a number of vehicles that require this
size of a structure in order to store all vehicles inside.
This will protect the aesthetics of the area and provide
security for the vehicles
Your consideration and approval in this matter will be greatly appreciated.
Sincerely,
Scott Butler, for
Ms. Shirley Warner