HomeMy WebLinkAboutZ-9608 - 601 Epernay Pl - BOA Staff RptSEPT 19, 2021
ITEM NO. 2 Z-9608
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File No.: Z-9608
Owners: McFadden Living Trust
Applicant: Donna McFadden
Address: 601 Epernay Place
Legal Description: Lot 2, Block 78, Chenal Valley, Addition to the City of Little Rock
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 Analysis:
The R-2 zoned property at 601 Epernay Place is located within the predominantly
residentially zoned Chenal Valley neighborhood. The subject property is the second
parcel west of Epernay Loop on the south side of the street and occupied by a single-
family two-story masonry home. The neighboring properties are also populated with
single family homes.
An existing 18 x 17-foot patio is located and connected to the back of the home. The
applicant is proposing to enclose this patio with a 24-inch-tall brick knee wall,
screens, and a roof connecting the new construction to the primary structure. The
new wall will extend 15-inches beyond the existing patio to provide support for the
SEPT 19, 2021
ITEM NO. 2 Z-9608
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new roof. The new construction will compromise the 25-foot rear yard setback as
required by the area regulations for R-2 properties.
The sketch provided by the applicant indicates that the exiting patio extends into the
rear yard seatback approximately 3-feet 6-inches at its most intrusive point. The new
knee wall and roof overhang will increase this distance an approximate 2-feet
causing the primary structure to encroach into the rear yard setback 5-feet 6-inches.
Section 36-254(d)(3) states “There shall be a rear yard setback having a depth of
not less than twenty-five (25) feet. “The applicant requests a variance to allow the
extension of the primary structure into the rear yard setback.
The applicant’s letter of intent states that the existing patio is located 17-feet from
the rear fence line at its closest point. The proposed knee wall will add an additional
15-inches to this dimension which would bring the primary structure within 15-feet
9-inches of the rear property line. The applicant has requested that the rear yard
setback be reduced to 9-feet 6-inches. Upon Staff review of the survey and sketches
provided it was determined that the new construction will only encroach into the rear
yard setback 5-feet 6-inches at its closest point. Therefore, staff recommends the
rear yard setback be reduced to no less than 19-feet 6-inches to accommodate the
new covered patio construction.
In Staff's opinion, the proposed setback variances will pose no negative effect
upon the health, safety, or welfare of the general public, and will not detract from
the value or aesthetic of the neighborhood or surrounding properties.
E. Staff Recommendation:
Staff recommends approval of the requested rear yard setback reduction from
twenty-five (25) feet to a minimum of 19-feet 6-inches.