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HomeMy WebLinkAboutZ-4026-A - 10 Longfellow Place - BOA Staff RptDECEMBER 16, 2021 ITEM NO. 2 Z-4026-A 1 File No.: Z-4026-A Owners: Gary Monroe Nash Jr and Allison Taylor McPherson Applicant: Jim Yeary / Yeary Lindsey Architects Address: 10 Longfellow Pl Legal Description: Lot 2R, Except the North 20 Feet of the West 14.0 Feet Thereof, Cornella Thomas Subdivision, Little Rock, Pulaski County Arkansas, Together With a 20-Feet Ingress-Egress Easement As Shown on Plat of 2R, Cornella Thomas Subdivision and Plat A-642, Records of Pulaski County Arkansas 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 dated October 15, 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 (1) tree per forty (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: 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 the property line, the requirement no longer applies to the wall itself, only the projections such as eaves or overhangs. DECEMBER 16, 2021 ITEM NO. 2 Z-4026-A 2 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 371-4832 for additional details. D. Staff Analysis: The property at 10 Longfellow Pl, located in the 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 south side of the street on an interior lot surrounded on four sides by other single-family homes The property is accessed by an easement that passes between the properties on the east and west sides. The existing masonry and frame home was built in 1984. Prior to construction the Board of Adjustment was petitioned, and a variance was requested to allow an 8-foot rear yard setback. The variance was approved, and the primary structure was constructed with an attached garage extending into the 25-foot rear yard setback. In addition, a retaining wall was built approximately 2.5-feet from the rear of the garage that runs approximately 138-feet of the 167-foot property line. The sketch provided by the applicant indicates a garage addition extending 26 feet to the east. The new construction will be aligned with the rear wall of the existing structure and will not encroach any further into the rear yard than that which has already been established. Due to structural issues the applicant is also proposing to reconstruct an existing retaining wall to the south. The 8-inch wall will be relocated 4.5-feet south of the garage with a length of approximately 154-feet along the south side of the property. The new retaining wall has no bearing on the requested rear yard setback variance. Section 36-254(d)(3) of the City’s Zoning Ordinance requires a minimum rear setback of twenty-five (25) feet. The applicant requests a variance to allow the existing 8-foot rear yard setback to be extended an additional 26-feet to the east to allow for the expansion of the existing garage. Staff finds the request to generally be in conformance with the development pattern in the Heights neighborhood and nearby area. Based on the above assessment and analysis, staff finds the requested variance to be reasonable. E. Staff Recommendation: Staff recommends approval of the requested rear yard setback reduction from twenty-five (25) feet to a minimum of 8-feet with the following conditions: DECEMBER 16, 2021 ITEM NO. 2 Z-4026-A 3 1. A building permit being obtained for all construction. 2. Install trees, if deemed applicable at the time of building permitting, in accordance with Heights Landscape Design Overlay District requirements.