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HomeMy WebLinkAboutZ-9629 - 475 Ridgeway - BOA Staff RptDECEMBER 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 Dr 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 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. DECEMBER 16, 2021 ITEM NO. 9 Z-9629 2 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 five (5) feet.” The applicant requests a variance to allow the extension of the primary structure into the side yard setback reducing the setback to no less than 3-feet. DECEMBER 16, 2021 ITEM NO. 9 Z-9629 3 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.