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HomeMy WebLinkAboutZ-9621 - 31 Beverly Place - BOA Staff RptOCTOBER 21, 2021 ITEM NO. 9 Z-9621 1 File No.: Z-9621 Owners: Andrew and Jenny Faulkner Applicant: Yeary Lindsay Architects Address: 31 Beverly Place Legal Description: Lot 16, Beverly Place, Addition to the City of Little Rock, Pulaski County Arkansas Zoned: R-2 Present Use: Single-family Residence Proposed Use: Single-family Residence Variance(s) Requested: A variance is requested from the building line provisions of Sec. 31-12 to allow a building addition which crosses a platted front yard building line. A variance is requested from the area provisions of Section 36-254 to allow a reduced side yard setback in the R-2 district. Justification: The applicant’s justification is presented as per the attached letter dated April 19, 2021. STAFF REPORT A. Planning and Development Civil Engineering Comments: No Comments. B. Buffering and Landscape 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 Heights District Boundary, applicable to [among other types] residential construction in excess of 600 square feet. C. Building Codes Comments: No Comments. D. Staff Analysis: OCTOBER 21, 2021 ITEM NO. 9 Z-9621 2 The property at 31 Beverly Place is located in a predominantly R-2 zoned neighborhood, within the Heights Landscape Design Overlay District. This overlay district generally has no bearing on the subject variance requests. The subject property is located on the southeast corner of Beverly Pl and Longfellow Dr. The existing 2-story masonry home was home built in 1940 has undergone various improvements throughout the years typical of the neighborhood. The applicant is proposing renovations to the home including an addition to the northwest side, new front porch, and extension on the west side that will also wrap around the south and southwest sides of the house. A new pool and open structure are also planned for the southeast portion of the property. The additions and new development will be in compliance with the current code requirements with the exception of the front porch and the west side of the addition which will both cross a 30-foot platted building line. The site plan indicates that the proposed front porch addition will cross the building line by 6-feet 6-inches, while the west side of the addition will cross this same building line by approximately 4-feet. The survey indicates that the lot is 100-feet in width which requires a minimum 8- foot side yard setback. In the sites present condition this required setback width is intact. However, the proposed addition on the south side of the home will expand approximately 3-feet reducing the existing 8-foot setback to approximately 5-feet in width. Section 31-12(b) of the City's Subdivision Ordinance states, "In those instances where a recorded subdivision plat has established building setback lines in accordance with this chapter variances of those lines shall only be granted by the Board of Adjustment." The platted building setback for the subject property is 30 feet, the applicant is requesting that the porch addition be allowed to cross this building line a maximum of 6-feet 6-inches. In addition, the applicant is requesting that the west addition be allowed to cross the building line a maximum of 4-feet. 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 allow an encroachment into the south side-yard setback. Staff finds the requests to generally be in conformance with the development pattern in this area, and based on the above assessment and analysis, finds the requested variance to be reasonable. If the Board approves the requested platted building line variance, the applicant must then produce a one-lot replat reflecting the approved change. As such, the applicant must also review filing procedures with the County Clerk's office to OCTOBER 21, 2021 ITEM NO. 9 Z-9621 3 determine if the replat will require a revised Bill of Assurance and respond as necessary and appropriate, as part of said replat. E. Staff Recommendation: Staff recommends approval of the requested front yard building line reduction from 30-feet to a minimum of 23-feet 6-inches to accommodate the front porch addition. Staff recommends approval of the requested west building line reduction from 30- feet to a minimum of 24-feet to accommodate the structures expansion. Staff recommends approval of the requested side yard setback to a minimum of 5- feet., The above Staff recommendations are subject to the submitted survey / site plan sketch and required to meet the following conditions: 1. Completion of a replat reflecting the above-described building line change. 2. A building permit being obtained for all construction. 3. Install trees, if deemed applicable at the time of building permitting, in accordance with Heights Landscape Design Overlay District requirements.