HomeMy WebLinkAboutZ-9588 - 1 Lenon Pl - BOA Staff RptJUNE 17, 2021
ITEM NO. 3 Z-9588
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File No.: Z-9588
Owners: Chris Liberto & Katy Marino
Applicant: Nathan Cooper – River Valley Builders
Address: 1 Lenon Place
Legal Description: LENON PLACE LT 3 & PT LT 2 BEG AT NE COR OF LT 3
RUN SE'RLY PARALLEL TO S LINE OF LT 2 TO E LINE OF
SAID LT 2 TH IN A SE'RLY DIR TO SE COR OF LT 2 TH IN A
W'RLY DIR ALONG S LINE OF LT 2 TO SE COR OF LT 3 TH
N27*36' E84' TO BEG
Zoned: R-2 (Single-Family District)
Present Use: Single-family Residence
Proposed Use: Single-family Residence
Variance(s) Requested: Request from the area provisions of Sec. 36-254 to allow a
reduced side yard setback in an R-2 District.
Justification: The applicant’s justification is presented as per the attached
letter dated April 14, 2021.
STAFF REPORT
A. Planning and Development Civil Engineering:
No Comments.
B. Landscape and Buffers:
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. Building Codes:
The required fire separation distance (building to property line) prescribed by the
building code terminates at five (5) feet. Buildings are allowed to be closer than
five (5) feet if they have properly constructed fire walls which provide the requisite
one (1) hour fire resistance rating. When buildings are five (5) feet or more from
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ITEM NO. 3 Z-9588
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the property line, the requirement no longer applies to the wall itself, only the
projections such as eaves or overhangs.
Openings such as doors and windows are limited when the exterior wall is three (3)
feet from the property line and are prohibited when the exterior wall is less than
three (3) feet from the line. There is no restriction on openings when the exterior
wall is more than three (3) feet from the property line.
Contact the City of Little Rock Building Codes at (501)371-4832 for additional
details.
D. Staff Analysis:
The R-2 zoned property located at 1 Lenon Place is occupied by a two-story
masonry single-family home with a basement. The parcel sets on the south side of
Kavanaugh Boulevard in the Prospect Terrace area of the Heights Landscape
Design Overlay District. This overlay district generally has no bearing on the subject
variance requests.
Lenon Place is a private drive that services three secluded residences. Two of the
homes were built in the 1920’s and the third was recently added in the past two
years. The properties are bordered to the northwest by a rock wall and mature
landscape adjacent to the street right-of-way. The development is accessed by two
points of entry/exit at the north and south adjacent to the first and third homes. The
entry level of these houses is at street level and the lots slope to the southeast where
all three are surrounded by the City’s Allsopp Park, North.
The subject property occupies the lot furthest to the south. The first site entry from
Kavanaugh is located west of this residence with the drive running in front of the
home and continuing past the other residences to exit at the north of the third lot.
The survey indicates that a carport can be accessed of the on the lower east side of
the subject property. This requires crossing the homes east property line and turning
back west to the existing structure. The applicant is purposing to build a new
covered patio on top of this existing carport.
The proposed covered patio will occupy the first floor /street level of the home. The
applicant has stated that this new structure will be supported by the existing carport
on three sides and a new footing will be required for the northeast side of the project.
The new foundation and subsequent roof line, including the overhang, will extend
and additional 6-inches from the existing structure to within 2’-6” of the property east
line. This covered patio will be open on 3 sides and attached to the house on the 4th.
Section 36-254(d)(2) states “Side yard. There shall be a side yard set-back 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.” The applicant requests a variance to
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ITEM NO. 3 Z-9588
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allow an encroachment of the new foundation, roofline, and overhang into the east
side-yard reducing the setback 2-feet 6-inches.
The northeast corner of the existing carport is located approximately 3 feet from the
property line. The elevations indicates the peak of the patio roof will be
approximately even with the second story ceiling line while the chimney of the
proposed patio fireplace will extend another 3 feet approximately 10 feet below the
peak of the house roof. The request for an additional foundation and roof line of the
proposed patio will only encroach an additional 6-inches from the existing structure
northeast towards the property line.
Based the analysis above, Staff believes the subject proposal is in keeping with the
character and scale of the neighborhood and views the variance request as
reasonable.
E. Staff Recommendation:
Staff recommends approval of the requested side yard setback, per the submitted
survey / site plan sketch subject to the following conditions:
1. A building permit being obtained for all construction
2. Install any required trees in accordance with the Heights Landscape Design
Overlay District