HomeMy WebLinkAboutZ-9709 - 2120 N Garfield St- BOA Staff Rpt
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
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.
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.