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HomeMy WebLinkAboutZ-6315-B Staff AnalysisMARCH 26, 2018 ITEM NO.: 1 File No.: Owner/Applicant: Address: Description: Zoned: Variance Requested: Justification: Z -6315-B Anthony W. Black 5005 Stonewall Road Lot 2, Block 27, Newton's Addition Variances are requested from the area provisions of Section 36-254 to allow construction of a new residence with reduced setbacks. The applicant's justification is presented in an attached letter. Present Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential STAFF REPORT A. Public Works Issues: 0 No Comments 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 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 371-4832 for additional details. Staff Analysis: The R-2 zoned property located at 5005 Stonewall Road is currently occupied by a one-story brick and frame single family residence. The property is located on the south side of Stonewall Road, between N. Jackson and N. Van Buren Streets. A one -car wide driveway from Stonewall Road is located at the northwest corner of the MARCH 26, 2018 ITEM NO.: 1 (CON'T. Z -6315-B lot. The driveway extends along the west side of the residence. The property owner and applicant is Anthony W. Black. The applicant proposes to remove the existing residence from the property and construct a new two-story brick and frame single family structure on the property, as noted on the attached site plan. The proposed residence will be located 25 feet back from the front (north) property line and three (3) feet from the rear (south) property line. The structure will be 11 feet back from the west side property line and three (3) to five (5) feet from the east side property line. A new one -car wide driveway will be located at the northwest corner of the lot, and will extend along the west side of the proposed residence to the garage portion of the residence, within the rear yard area. A short retaining wall will be constructed within the front yard area, with the landing, walkway and steps in the front yard area being constructed at finished grade or below grade. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of five (5) feet for this R-2 zoned lot. Section 36-254(d)(3) requires a minimum rear setback of 25 feet. Therefore, the applicant is requesting variances from these ordinance standards to allow the new residence with reduced side and rear setbacks. Staff is supportive of the requested side and rear setback variances for the proposed residence. Staff views the request as reasonable, primarily based on the fact that the overall size of the proposed residence will not be out of character with other homes within this block and within the overall neighborhood. The proposed overall massing of the structure on this lot will be very similar to the allowed massing if the garage portion of the residence were detached. If the garage portion were detached, three (3) foot side and rear setbacks would be allowed for an accessory structure. If the garage portion of the proposed structure were detached, it would represent a rear yard coverage of approximately 45 percent (rear 25 feet of the lot), which is not out of character with many other properties in this neighborhood. The setbacks and massing for the proposed residence will be very similar to the two (2) existing residences immediately east and southeast, within this same block. Staff believes the proposed new residence with reduced side and rear setbacks will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested side and rear setback variances for the new residence, subject to compliance with the Building Codes requirements as noted in Paragraph B. of the Staff Report. BOARD OF ADJUSTMENT (March 26, 2018) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. 2 MARCH 26, 2018 ITEM NO.: 1 (CON'T. Z -6315-B The application was placed on the Consent Agenda for approval as recommended by staff. The Consent Agenda passed by a vote of 4 ayes, 0 nays, 0 absent and 1 recusal (Allison). The application was approved.