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Home My WebLink AboutZ-9629 BOA Action Letter - Approved As Filed 010322DECEMBER 16, 2021 ITEM NO. 9 Z-9629 1 File No.: Z-9629 Owners: Peter Gray & Trudy Signe Kumpe Applicant: Scott Smith - Smith Associates Architects Address: 475 Ridgeway Drive Legal Description: Lot 32, Block 12, Midland Hills Addition to the City of Little Rock, Pulaski County Arkansas Zoned: R-3 Present Use: Single-family Residence Proposed Use: Single-family Residence Variance(s) Requested: A variance is requested from area regulations of Sec. 36-255 to allow a reduced side and rear yard setback in the R-3 district. Justification: The applicant’s justification is presented as per the attached letter dated October 07, 2021. STAFF REPORT A. Planning and Development Civil Engineering Comments: No Comments. B. Buffering and Landscape Comments: No Comments. 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. 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 DECEMBER 16, 2021 ITEM NO. 9 Z-9629 2 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-3 zoned property is located in the Hillcrest Overlay District at 475 Ridgeway Dr. and occupied by a one-story single-family frame home. The adjacent and surrounding properties are also occupied by single family residences. The subject property is located south of Lee Street. Built in 1930 the structure has undergone minimal exterior improvements or additions that are often typical of this neighborhood. The house faces west towards Ridgeway and shares a drive with the neighboring property located to the north providing access and off-street parking form the street. The property can also be accessed from the alley at the back of the home. The applicant is proposing a carport addition in the rear of the property which will be accessed from the alley. The addition will be comprised of a lower level open on all four sides for covered parking for two vehicles. The upper level is indicated to be a one-story attic structure that will provide storage for the homeowner. This upper portion of the carport will be on the same finished floor level as the existing residence and connected to the house with an existing deck. This connection will make the addition part of the primary structure. The survey and applicant sketch indicates that the new carport will be located approximately 16-feet from the back wall of the home and extend 22-feet to the east crossing the 25-foot rear setback line by 12.5 feet. The north side of the of the carport will be placed 3-feet from the property line extending into the side yard setback 2-feet. The applicant has stated that the proposed location for this structure was determined by the topography, and alley access allowing the improvements to occupy the least amount of the rear yard setback. Rear yard setbacks are required to be 25-feet in width while side yard setbacks are required to be 10% the width of the lot not to exceed 8-feet. The lot is 50-feet in width requiring 5-foot side yard setback, The new construction will encroach on both the rear yard setback and north side yard setback. Section 36-255(d)(3) states “There shall be a rear yard setback having a depth of not less than twenty-five (25) feet. “Therefore, applicant requests a variance to allow the extension of the primary structure into the rear yard setback reducing the setback to no less than 12.5-feet. Section 36-255(d)(2) states, “There shall be a side yard setback 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 the DECEMBER 16, 2021 ITEM NO. 9 Z-9629 3 extension of the primary structure into the side yard setback reducing the setback to no less than 3-feet. Staff finds the request to generally be in conformance with the development pattern in the Hillcrest 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 12.5-feet, and the reduction of the side yard setback to a minimum of 3-feet as presented on the attached survey / site plan. Smith Associates Architects, P.A. 2701 Kavanaugh Blvd, Suite 208 Little Rock, AR 72205 (501) 614-8822 FAX (501) 614-8826 www.smithassociatespa.com October 7, 2021 Romie Price Planning and Development 723 W Markham Little Rock, AR 72201-1334 Re: Carport Addition 475 Ridgeway Mr Price, We are requesting a rear-yard and a side-yard variance associated with a proposed new carport. The carport will be open on four sides and the attic will be used for storage. We would like to access the attic from the an existing raised wood deck. The new carport was designed as a detached structure, meeting all setback and rear-yard coverage for an accessory structure within the Hillcrest Design Overlay District (calculations are indicated on the attached site plan). However, because the carport adjoins the existing wood deck, the carport is considered part of the principal structure and a variance is required. We considered moving the carport to the north and east, to eliminate the need for a variance. However, because the alley slopes from west to east, moving the carport would likely yield a driveway that is too steep. Also, moving the carport away from the deck would necessitate an exterior stair, which would increase the size of the footprint occupying the rear-yard setback. An exterior stair would also tend to make the carport appear that it has a separate dwelling above, which it does not. We believe the carport connected to the wood deck is the best solution, as it eliminates an exterior wood stair, it occupies the least amount rear-yard setback, and it allows the alley access to remain in its current location. I look forward to presenting this project to the Board of Adjustment. Let me know if you need additional information at this time. Cordially, Smith Associates Architects, PA Scott Smith, AIA enclosure Case No: Name: Location: City of Little Rock Planning & Development Title: Sketch R3CUP R3CUP R3CUP R3CUP R3CUPR3CUP R3CUP R3CUP R3CUP R3CUP R4 R5 R5 PRD R5 R4 R3 R4 R4 PCD R5 R5 PRD R5 PD-R R4 R4 R4 R2 PRD R4 PD-R R4 R4 PD-R PD-R R4 R4 R5 R5 PD-R PR C3 O3 R4 O3PRD PD-R PRD PCD PD-R C3 PD-R R5 PD-R C3 PRD R4 R2 C3C3 R4 PCDR4 R4 R5 R4 R3 R3 B ST N PINE STN CEDAR STFAIRFAX TER O A K W O O D R D N OAK STLEE AVE ALPINE CTLOUISE STW MARKHAM ST HILL RD N VALENTINE STCEDARHILL RDCOMPTONST N MARTIN STRIDGEWAY DR I ST OZARK ST H ST COLONIAL CTKAVANAUGH BLVD CRYSTAL CT FAIRFAX D R C HARLES ST EDGERSTOUNE LN MIDLAND ST LINWOOD CT^_ Vicinity Map Case: Location: CT: Ward: TRS: PD: Area Zoning ± Z-9629 475 Ridgeway Drive 3 15.02 T1N R12W 5 4 City of Little Rock Planning & Development Rev: 11/9/2021 THIS SITE 0 210 420 Feet