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HomeMy WebLinkAboutZ-9526 1414 Park lane BOA Staff ReportJuly 30, 2020 ITEM NO. 3 Z-9526 1 File No.: Z-9526 Owner: The TDF Family Revocable Trust Applicant: David Anderson, GUS Design Group Address: 1414 Park Lane Legal Description: Lot 9, Block 157, Original City of Little Rock Zoned: R-4A Present Use: Vacant, undeveloped Proposed Use: Single-family residence Variances Requested: Variance from the Area regulations of Sec. 36-342.2.(d)(2) to allow a reduced north side yard, and 36-342.2.(d)(3) to allow a reduced rear yard in the R-4A District. Justification: The applicant’s justification is presented in a letter dated June 29, 2020 (attached.) STAFF REPORT A. Engineering Issues: Planning and Development Civil Engineering – Prior to issuance of a building permit, street plans must be submitted to Planning & Development Civil Engineering for review and approval [Contact Ilona Rossota, (501)399-3470.] Prior to the issuance of the certificate of occupancy, Park Lane shall be extended to at least five (5) feet beyond the north edge of the proposed residential driveway. This street extension shall be constructed per City of Little Rock Standard Detail PW-22, with open ditches and a minimum 20-foot street width. The residential driveway apron shall be constructed per City of Little Rock Standard Detail PW-30. B. Landscape and Buffer Issues: No comment. C. Staff Analysis: The R-4A zoned property located at 1414 Park Lane lies within the McArthur Park Historic District, immediately south of and adjacent to I-630 (ArDOT) right-of-way. A separate Certificate of Appropriateness review, per the Historic District Commission, is taking place simultaneously with this report. A two-story brick single-family home July 30, 2020 ITEM NO. 3 Z-9526 2 is proposed upon the presently vacant lot, to include a two -car attached garage, concrete driveway and sidewalk extending from Park Lane to the front building entries. Public rights-of-way lie to the north and east of the subject property, and undeveloped residentially zoned lots lie across Park Lane to the east, and immediately to the south and to the west. The property features approximately 4.5 feet of fall from west to east; it is unknown if steps or ramps will be proposed as part of the residence construction. The requested variances are pursuant to, a) constructing the proposed residence to encroach upon the northern five-foot side yard setback [while creating a greater- than-required separation from the property to the south] and, b) constructing the residence to encroach upon the western 25-foot rear yard setback. Side Yard - Sec. 36-342.2.(d)(2) states, “ 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. The submitted site plan initially depicted the northern face of the proposed home placed upon the north line of the subject property, immediately adjacent to the Arkansas Department of Transportation I-630 right-of-way. This property line is 250 feet or more from the I-630 roadway and abuts an approximately 500-foot-wide ArDOT green space. Because it is unlikely that the I -630 road bed would be expanded near to the subject site in the future, and because it is equally unlikely other uses would occur within said right-of-way to create conflict with the subject site and proposed home, it’s difficult to argue the proposed encroachment would affect the adjacent area to the north. However, if the home were to be placed directly on the north property line, standard maintenance practices such as wall repair, window repair and similar tasks would require the owner, at least occasionally, to physically occupy the I-630 right-of-way to do so. The City discourages any design requiring even temporary occupation of another’s property in order to maintain one’s own property. Therefore, the a pplicant has been directed to seek cooperation with ArDOT to identify an agreeable proximity between the proposed residence and the right-of-way. Consequently, the applicant has agreed to move the proposed residential structure one (1) foot south of the property boundary shared with ArDOT and has communicated as much to the ArDOT Right of Way Division, to the apparent satisfaction of ArDOT representatives. Additionally, the applicant has agreed to maintain a nine-foot separation from the residentially zoned parcel to the south. All-in-all, the proposal places the proposed structure nearer to land unlikely to be significantly developed or occupied, and slightly farther from property to the south, where future residential development is probable. Rear Yard - 36-342.2.(d)(3) states, “There shall be a rear yard having a depth of not less than twenty-five (25) feet.” July 30, 2020 ITEM NO. 3 Z-9526 3 The site plan proposes a one-story “wing” of the principal structure extending westward into the 25’ rear yard. Said wing is to be connected to the main building by an enclosed hallway, transforming the one-story building from an otherwise permissible detached accessory building to an attached structure requiring a variance. Although the subject proposal appears to be somewhat unique to the immediate area, similar accessory structures and outbuildings exist elsewhere within the general environs. Notably, the proposed one-story attached encroachment comprises 336 square feet (excluding the roughly 47 square -foot connecting hallway,) while a 375 square-foot detached building would otherwise be allowed. Furthermore, as a detached building, the structure would be allowed to extend to within three feet of the west/rear property line, while the applicant has proposed five feet of separation as part of this variance request. The applicant has stated in writing that no accessory buildings or building additions are proposed. The subject area a remnant of former a neighborhood, severely impacted by condemnation and demolition of properties during I-630 construction in the 1960s and 70s. Widespread vacancy, disrepair and blight in the area suggests a community benefit via proposed infill development and the promise of some maintenance and upkeep associated with new residential development. As of this writing, no objections to the proposed variances by neighboring property owners have been made known. Staff views the subject variance requests as reasonable and is supportive for the above-stated reasons. D. Staff Recommendation: Staff recommends approval of the requested side and rear yard setback variances, per the findings in sections A, B and C above and per correspondence with ArDOT Right of Way Division, with the following conditions: 1. The requested “Certificate of Appropriateness” must be granted by the Historic District Commission; 2. Public street plans shall be submitted, and Park Lane shall be extended by the subject owner, in accordance with Section A of this report. 3. The north wall and/or associated components of the residen tial structure shall be placed no closer than one (1) foot from the north property line. 4. The south wall and/or associated components of the residential structure shall be placed no closer than nine (9) feet from the south property line. 5. No accessory buildings or building additions other than those depicted as part of this application are permitted. 6. The rear yard encroachment shall be no nearer than five (5) feet to the west property line.