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HomeMy WebLinkAboutZ-9709 BOA Action Letter - Approved With Conditions 092022Department of Planning and Development 723 West Markham Street Little Rock, Arkansas 72201-1334 Phone: (501) 371-4790 Fax: (501) 399-3435 Jim Pace Jim Pace Homes, LLC 100 Buckland Drive Little Rock, AR 72223 Date: September 20, 2022 Dear Mr. Pace: File No.: Z-9709 Location: 2120 N. Garfield Street Issue: Reduced front yard setback Planning Development Building Codes This is to advise you that in connection with your application, File No. Z-9709, the following action was taken by the Board of Adjustment at its meeting on September 15, 2022: (a) (b ) (c) (d) (e) (f) (g) X X Approved the application as filed. Approved the application with conditions. Denied the application. Deferred the application to the ___ meeting. Withdrew the application. See attached Board of Adjustment minute record for conditions. Other: -------------------------- If a variance application is approved by the Board of Adjustment, all permits necessary for the initiation of work shall be obtained within two (2) years from the date of approval, unless an extension of time is granted by the Board. Otherwise, the Board's approval of the application shall be considered void. According to the City's Zoning Ordinance Section 36-70: "Appeals from the decision of the Board of Adjustment shall be filed with the appropriate court of jurisdiction. This filing must occur within thirty (30) calendar days of the action by the Board of Adjustment." If you have questions, please call me at (501) 371-4864. Sincerely, D.Tracy evelopment Administrator DTS/vh SEPTEMBER 15, 2022 ITEM NO. 1 Z-9709 1 File No.: Z-9709 Owners: Lynda L Mace / Noel L Applicant: Jim Pace, Jim Pace Homes LLC. Address: 2120 N Garfield Legal Description: Lot 11, Block 2, of Altheimer an Addition to the City of Little Rock, Pulaski County, Arkansas Zoned: R-2 Present Use: Single-family Residence Proposed Use: Single-family Residence Variance(s) Requested: 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 dated July 7, 2022. 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: No Comments. D. Staff Analysis: The property at 2120 N Garfield is in a predominantly R-2 zoned neighborhood, within the Heights Landscape Design Overlay District. This district generally has no bearing on the subject variance requests. The subject property is located on the west side of N Garfield and south of Beacon St. The rear yard of the property is accessed from the alley connecting to Beacon Rd and Kavanaugh Blvd. The immediate neighboring properties are also populated with single family homes. SEPTEMBER 15, 2022 ITEM NO.: 1 (CON’T.) Z-9709 2 The original small frame and masonry home that occupied this property has been razed and the applicant has constructed a new single-family home in its place. The front of the home faces N Garfield St with a proposed u-shaped drive and off-street parking. The applicant has stated that the due to the back to front fall of the lot and the rear sewer main location the foundation could not be set lower than originally planned. The raised foundation resulted in the front porch being higher than planned, requiring additional steps which will cross the 25-foot front building line. The new house and associated covered front porch will be built to the front 25-foot building setback line. The porch is approximately 2.5-feet above the adjacent front yard and will require 5-steps to return to grade. The applicants sketch indicates that the steps will be centered on the house and be 5-feet in width and extend 5-feet from the porch into the front yard setback. The last step will connect to a landing and extend an additional 5-feet to meet the proposed drive. Section 36-254(d)(1) states, “There shall be a front yard setback having a depth of not less than twenty-five (25) feet.” Therefore, the applicant requests a variance to allow a reduction of the required front yard setback to 20-feet to allow for steps to connect the drive to the front porch of their home. The survey and sketches provided by the applicant indicate that the front porch steps will cross the platted 25-foot front yard setback line 5-feet. The improvements will not be out of character with many of the other lots in this general area. There are numerous structures in this neighborhood which have steps extending into the front yard setbacks. In Staff's opinion, the existing conditions and the proposed addition 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. 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 variance to be reasonable. E. Staff Recommendation: Staff recommends approval of the requested front yard setback reduction from 25- feet to a minimum of 20-feet as per the staff analysis and attached sketch / site plan, subject to the following. 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. Board of Adjustment (SEPTEMBER 15, 2022) The applicant was present. There were no persons present registered in opposition. Staff presented the item and a recommendation for approval as outlined in the “Staff Recommendation” above. There was no further discussion. The item remained on the Consent Agenda for approval. There was a motion made and seconded. The vote was 4 ayes, 0 nays and 1 absent. The application was approved.