HomeMy WebLinkAboutZ-9627 - 712 N Spruce - BOA Staff ReportDECEMBER 16, 2021
ITEM NO. 7 Z-9627
1
File No.: Z-9627
Owner: Fredrick Hart Davis and Sarah Elizabeth Davis
Applicant: Fred Davis
Address: 712 N Spruce St
Description: Lot 12, Block 38, Pulaski Heights Addition, to the City of Little
Rock, Pulaski County Arkansas
Zoned: R-2 (Single-Family District)
Variance Requested: Variance from the area regulations of Section 36-434.14 to
permit more than 40% coverage of the rear yard for an
accessory building in the Hillcrest Overlay District.
Justification: The applicant’s justification is presented as per the attached
letter dated September 16, 2021.
Present Use: R-2, Single Family Residential
Proposed Use: R-2, Single Family Residential
STAFF REPORT
A. Planning and Development Civil Engineering:
B.
No Comment.
B. Landscape and Buffers:
No Comment.
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 the
DECEMBER 16, 2021
ITEM NO. 7 Z-9627
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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 371-4832 for additional details.
D. Staff Analysis:
The R-2 zoned property is located in the Hillcrest Overlay District at 712 N Spruce
Street and occupied by a two-story single-family frame home. The adjacent and
surrounding properties are also occupied by single family residences. The home is
located south of Kavanagh Blvd. The rear yard of the subject property is accessed
from the alley on the west side of the property while the front of the home faces N
Spruce St.
The applicant is proposing to renovate their home to include a roofed screened-in
porch over an existing deck on the rear of residence, a driveway extension, and a
new detached two-car garage at the rear of the property. The garage / accessory
building will be accessed from the alley to the west and located 5-feet from the rear
property line and 4-feet from the south (side yard) property line. There are no
accessory building setback requirements when the building is adjacent to an alley
and side yard setbacks are to be maintained at a minimum of 3-feet.
All the proposed improvements will follow the current code with the exception of the
rear yard coverage provisions for the Hillcrest Overlay District. The rear yard space
is approximately 1,267 square feet in area and is currently unoccupied with any
structures. The proposed garage as indicated on the site plan will cover 574 square
feet of the rear yard area. This proposed structure will yield approximately 45 percent
coverage of the rear yard exceeding the maximum code allowance of 40 percent.
Sec. 36-434.14 (D) states, “Accessory building coverage within the twenty-five-foot
setback from the rear property line shall be no more than forty (40) percent of the
area in that section.” Therefore, the applicant is requesting that the rear yard
coverage be allowed to exceed the maximum 40% requirement.
Staff is supportive of the requested variance to allow an accessory structure to
occupy more than 40% of the rear yard area. The proposed garage will not be out
of character with other accessory structures throughout this neighborhood. Staff
believes the proposed accessory structure with an increased area coverage will
have no adverse impact on the adjacent properties or the general area.
DECEMBER 16, 2021
ITEM NO. 7 Z-9627
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E. Staff Recommendation
Staff recommends approval of the requested variance to allow up to 45% rear yard
coverage as indicated on the attached survey /site plan, subject to a permit being
obtained for all construction