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Home My WebLink AboutZ-9630 BOA Action Letter - Approved With Conditions 010322DECEMBER 16, 2021 ITEM NO. 10 Z-9630 1 File No.: Z-9630 Owners: Jane Rich McDonald Rev Trust Applicant: John Allison Address: 5400 Hawthorne Road Legal Description: Lot 1, Block 6, Newton’s Addition, to the City of Little Rock, Pulaski County Arkansas Zoned: R-2 Present Use: Vacant Proposed Use: Single-family Residence Variance(s) Requested: A variance is requested from the area regulations of Sec. 36-254 to allow a reduced front yard and rear yard setback in the R-2 district. Justification: The applicant’s justification is presented as per the attached letter dated October 14, 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: 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. 10 Z-9630 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 (501)371-4832 for additional details. D. Staff Analysis: The property at 5400 Hawthorne Rd is 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 northwest corner of Hawthorne Rd and Tyler St. The parcel was originally developed with a single-story masonry home in 1948. The applicant has stated that the existing home will be razed, and a new one-story single-family home constructed facing Hawthorne Rd. The survey indicates the lot to be 50 feet in width and 140 feet in length. The applicant desires to create a home that will align with the other houses on Hawthorne Street and proposes the house to be a story and a half to keep the structure in scale with the surrounding properties. To accomplish this, it is being requested that the front and rear of the new home be allowed to encroach on the adjacent setbacks. The provided sketch shows the front porch of the home to be built 19.3-feet from front property line. The rear of the home will include a garage as part of the primary structure and be accessed from Tyler Street. The rear façade is shown to be located 9-feet from the north property line indicating that the proposed structure will encroach into the rear yard setback 9-feet. Section 36-254(d)(1) states, “There shall be a front yard setback having a depth of not less than twenty-five (25) feet.” Section 36-254(d)(3) states “There shall be a rear yard setback having a depth of not less than twenty-five (25) feet. “Therefore, the applicant requests variances to allow the extension of the primary structure into the front yard setback to no more than 5.7-feet reducing the front yard setback to 19.3-feet. Additionally, the applicant is requesting to extend the back of the structure into the rear yard setback 16-feet, reducing the rear yard setback to 9- feet. In Staff' s opinion, the proposed setback reductions will pose no negative effect upon the health, safety, or welfare of the public, and will not detract from the value or aesthetic of the neighborhood or surrounding properties. DECEMBER 16, 2021 ITEM NO. 10 Z-9630 3 E.Staff Recommendation: Staff recommends approval of the requested front yard setback reduction from 25 feet to a minimum to 19.3-feet, per the attached site plan. Staff recommends approval of the requested rear yard setback reduction from 25 feet to a minimum to 9-feet, per the attached site plan. Additionally, the variances are recommended for approval as per the submitted survey / site plan sketch and are subject to the following conditions: 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. John Allison Art and Design John Allison, AIA Emeritus, LEED AP 5620 Chevaux Ct Little Rock, AR 72223 Tel 501 993 4009 Romie Price | Development Specialist City of Little Rock | Planning and Development 723 W. Markham | Little Rock, AR 72201-1334 Re: Residential Zoning Variance for Ms Jane Rich McDonald at 5400 Hawthorne Road, Little Rock, AR 72207 October 14, 2021 Dear Mr. Price: Ms McDonald is requesting a zoning variance to construct a new residence at 5400 Hawthorne Rd. in Little Rock, Arkansas. Specifically, there are two variances needed: 1. A front yard variance will be required to decrease the setback from 25’ to approximately 19’. This aligns Ms McDonald’s house with the house currently under construction on the adjacent lot to the west, as well as other nearby residences. This is also similar to the setback of the existing residence on Ms McDonald’s lot, and therefore will not be a visible change to neighbors. 2. A decrease of the rear yard setback from 25’ to approximately 9’ is also required. Visually, this is more in line with the rear yard setback of the existing structure, and therefore should not be a noticeable change to neighbors. The goal for this design is to accommodate the owner’s requirements, including a two-car garage while maintaining a one-story appearance from both Hawthorne and N. Tyler. The design is actually one and one-half stories (basically one storey with some livable area in the attic space). This approach will allow the structure to be in scale with the fabric of the neighborhood. Finally, this new residence will be constructed using high quality and durable materials: stone exterior with cast stone elements, a tile or slate like roof, and the highest grade of windows and French doors. It will be a great addition to the neighborhood. Thank you for your consideration. Respectfully, John Allison Case No: Name: Location: City of Little Rock Planning & Development Title: Sketch ± R2CUP C1CUP R2CUPR2CUPO3CUP R2CUP R2 O1 PCD C4 C3 C4 PRD C3R4C3O3 C3 PCD PCD PD-R O3C4 C3 NOT PRD PD-R R4 Y ST V ST KAVANAUGH BLVD R ST FOREST HEIGHTS DRLONGFELLOW LN N PIERCE STN FILLMORE STN TYLER STN HARRISON STSAINT JOHNS PLLONGFELLOW SQX ST S COUNTRYCLUB BLVD W ST COUNTRY CLUB BLVD N COUNTRY CLUB BLVD STONEWALL RDN POLK STNEWTON STCLUB RD HAWTHORNE RDN TAYLOR STN VAN BUREN STS A IN T JO H N C T BEVERLY PL^_ Vicinity Map Case: Location: CT: Ward: TRS: PD: Area Zoning ± Z-9630 5400 Hawthorne Road 3 16 T2N R12W 30 4 City of Little Rock Planning & Development Rev: 11/9/2021 THIS SITE 0 210 420 Feet