HomeMy WebLinkAboutZ-9635 BOA Action Letter - Approved With Conditions 010322DECEMBER 16, 2021
ITEM NO. 13 Z-9635
1
File No.:
Owners:
Applicant:
Address:
Legal Description:
Zoned:
Present Use:
Proposed Use:
Z-9635
Jack Ollie & Paula A Hartsell
Jack Hartsell
3501 Foxcroft Drive
Lot 247R, Foxcroft Fifth Addition to the City of Little Rock,
Pulaski County, Arkansas
R-2
Vacant
Single-family Residence
Variance(s) Requested: A variance is requested from the building line regulations of
Sec. 31-12 to allow a building addition which crosses a platted
front yard building line.
A variance is requested from area regulations of Sec. 36-254
to allow a reduced front yard setback in the R-2 district.
Justification: The applicant’s justification is presented as per the attached
letter.
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.
DECEMBER 16, 2021
ITEM NO. 13 Z-9635
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 R-2 zoned property located in the Foxcroft neighborhood at 3501 Foxcroft Drive
and is currently an undeveloped wooded lot with mature vegetation. The adjacent
and surrounding properties are also occupied by single family residences or
undeveloped R-2 zoned parcels. The terrain along Foxcroft is generally
characterized as having a higher elevation on the west side of the street and sloping
to the properties at a lower elevation to the east. The subject property, located on
the east side of the road is indicated to continue this topographic pattern with a steep
slope falling further to the east.
The applicant is proposing to build a new single-family residence and has stated that
the terrain would require the home to be built below street level and require the back
to be extremely high if developed within the perimeter of the front yard setback. In
addition to the 25-foot front yard setback required for R-2 properties the survey
indicates a 15-foot platted front building line. The sketch provided shows that the
home will be placed 40-feet from the west property line, be 80 feet in length and
cross the 15-foot building line 5-feet and be constructed 10-feet from the front
property line.
Section 31-12(b) of the City's Subdivision Ordinance states, " In those instances
where a recorded subdivision plat has established building setback lines in
accordance with this chapter variances of those lines shall only be granted by the
Board of Adjustment." The applicant requests a variance to allow a reduction of the
15-foot platted front building setback to10-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.” The applicant requests a variance to allow a
reduction of the required front yard setback to 10 feet.
The topography of the neighborhood often requires homes to be built with steep
driveways and structures located far below or above street level. The placement of
the home closer to the front property line will provide for a more street oriented
structure. In Staff' s opinion, the home located closer to the street will pose no
negative effect upon the health, safety, or welfare of the general public, and will not
detract from the value or aesthetic of the neighborhood or surrounding properties. In
addition, Staff finds the request to generally be in conformance with the development
pattern in the neighborhood. Based on the above assessment and analysis, Staff
finds the requested variances to be reasonable.
DECEMBER 16, 2021
ITEM NO. 13 Z-9635
3
If the Board approves the requested front yard setback line variance, the applicant
must then produce a one-lot replat reflecting the approved change. As such, the
applicant must also review filing procedures with the County Clerk's office to
determine if the replat will require a revised Bill of Assurance and respond as
necessary and appropriate, as part of said replat.
E. Staff Recommendation:
Staff recommends approval of the requested platted front building line reduction
from 15 feet to a minimum of 10-feet with the following condition:
Completion of a replat reflecting the above-described building line change.
Case No:
Name:
Location:
City of Little Rock Planning & Development
Title:
Sketch
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GLENRIDGERD
TALLYHO LN
BRIDLECTRIVERRIDGECIR
O V E R L O O K D R
REDCOAT LN
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DWILLIAMSBURGCIR
RIDIN
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TIMBERLAKE DR
RIVERRIDGE CT
BRIDGEVIEWLN
VA N TA G E P T
GLENLEIGH DR
F O X H U N T T R L
R IV E R VIEW PT
BUGLE CT
OVERLOOK CIR
HAYFIELD RD
HEARTHSIDE DR
WOODGLEN RD
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Vicinity Map
Case:
Location:
CT:
Ward:
TRS:
PD:
Area Zoning
±
Z-9635
3501 Foxcroft Drive
3
49
T2N R13W 26
3
City of Little Rock Planning & Development
Rev: 11/9/2021
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