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HomeMy WebLinkAboutZ-9635 -3501 Foxcroft Rd - BOA Staff RptDECEMBER 16, 2021 ITEM NO. 13 Z-9682 1 File No.: Z-9682 Owners: Jack Ollie & Paula A Hartsell Applicant: Jack Hartsell Address: 3501 Foxcroft Drive Legal Description: Lot 247R, Foxcroft Fifth 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 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. 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. 13 Z-9682 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 (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. 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 DECEMBER 16, 2021 ITEM NO. 13 Z-9682 3 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.