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HomeMy WebLinkAboutZ-7794-A Staff AnalysisAPRIL 29, 2019 ITEM NO.: 2 File No.: Z -7794-A Owner: Dwight and Margaret Blissard Applicant: Carolyn Llindsey Address: 5205 Hawthorne Road Description: Lot 2, Block 11, Newton's Addition Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36-254 and 36-156 to allow construction of a new residence with reduced front and rear setbacks, and an accessory structure with reduced side setback and increased rear yard coverage. Justification: 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: No Comments B. 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. APRIL 29, 2019 ITEM NO.: 2 (CON'T. C. Staff Analysis: The R-2 zoned property located at 5205 Hawthorne Road contains a one-story brick and frame single family residence. The property is located on the south side of Hawthorne Road, between Newton and N. Harrison Streets. A one -car wide driveway from Hawthorne Road is located at the northeast corner of the property. The driveway extends along the east side of the residence. The applicant proposes to remove the existing home from the property and construct a new 1 Y2 story single family residence, as noted on the attached site plan. The proposed residence will be located 23 feet back from the front (north) property line, with steps from the porch being 20 feet back from the front property line. The structure will be located 22.5 feet back from the rear (south) property line. The residence will be located five (5) feet back from the west side property line and 12 feet from the east side property line. A 22.33 foot by 23 foot detached garage will be located within the rear yard area at the southeast corner of the lot. The garage will be located four (4) feet from the rear property line and 1.5 feet from the east side property line. The garage will occupy 37.5 percent of the required rear yard area (rear 25 feet of the lot). A covered walkway will be located between the residence and the garage. Sections 36-254(d)(1) and 36-254(d)(3) of the City's Zoning Ordinance requires 25 foot front and rear setbacks for principal structures in R-2 zoning. Section 36- 156(a)(2)c. allows a maximum rear yard coverage of 30 percent for accessory structures in R-2 zoning. Section 36-156(a)(2)f. requires a minimum three (3) foot side setback for accessory structures. Therefore, the applicant is requesting variances from these ordinance standards to allow the new residence with reduced front and rear setbacks, and the accessory garage structure with a reduced side setback and increased rear yard coverage. Staff is supportive of the requested variances associated with the proposed new residence. Staff views the request as reasonable. The proposed lot development, with respect to building setbacks and overall lot massing, will not be out of character with many other lots within this neighborhood. The proposed front encroachment will be for only a small portion (66 square feet) of the porch and step area. The proposed rear encroachment will be for only approximately 10 square feet of the structure. Additionally, the variances associated with the accessory garage structure are very minor in nature. Staff believes the proposed residence with accessory garage will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested setback and coverage variances, subject to compliance with the Building Codes requirements as noted in paragraph B. of the staff report. 0) APRIL 29, 2019 ITEM NO.: -2 CON'T. Z -7794-A Board of Adjustment (April 29, 2019) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 4 ayes, 0 noes and 1 absent.