Loading...
HomeMy WebLinkAboutZ-9027 Staff AnalysisAPRIL 27, 2015 ITEM NO.: 6 File No.: Z-9027 Owner: Molly Molitor Rev. Trust Applicant: Boyce Holmes Address: 5800 Hawthorne Road Description- Northwest corner of Hawthorne Road and N. Pierce Street Zoned- R-2 Variance Requested: A variance is requested from the area provisions of Section 36- 254 to allow construction of a new residence with reduced rear setback. 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 Public Works Issues: Per section 30.5 of the City of Little Rock's Code of Ordinances, streets and sidewalks shall not be blocked or obstructed. B. Staff Analysis: The R-2 zoned property at 5800 Hawthorne Road is occupied by a one-story brick single family residence. The property is located at the northwest corner of Hawthorne Road and N. Pierce Street. The property backs up to W" Street which runs along the north property line. The existing house is located approximately 35 feet back from the front (south) property line, eight (8) to 9.5 feet back from the east and west side property lines, and approximately 15 feet back from the rear (north) property line. A carport is located on the north end of the residence, with a two -car wide driveway from N. Pierce Street at the northeast corner of the property. The applicant proposes to remove the existing house from the property and construct a new two-story single family residence, as noted on the attached site plan. The proposed residence will be located 35 feet back from the front (south) property line, seven (7) to 11.8 feet back from the east and west side property lines and 15 feet back from the rear (north) property line. APRIL 27, 2015 ITEM NO.: 6 (CON'T. The applicant is maintaining the 35 foot front setback in order to preserve an existing large oak tree (approximately 42 inches in diameter) in the front yard area. A garage will be located at the north end of the proposed residence. The existing driveway will be utilized to access the new garage area. Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum rear setback of 25 feet for this R-2 zoned lot. Therefore, the applicant is requesting a variance from this ordinance requirement to allow the new residence with a reduced rear setback of 15 feet. All other setbacks conform to ordinance requirements. Staff is supportive of the requested rear setback variance. Staff views the request as reasonable. The proposed rear setback of 15 feet will not be out of character with other properties to the east and west, which back up to "V" Street. V' Street essentially functions as an alley, from N. Taylor Street to the west. There are numerous accessory buildings and principal structures with similar or less setback from the "V" Street right-of-way. The residences along the north side of "V" Street have side yard relationships to the right-of-way, with many of the residences having setbacks of approximately five (5) feet. As noted previously, the existing house has a 15 foot setback from the rear (north) property line. Staff believes the proposed new residence with reduced rear setback will have no adverse impact on the adjacent properties or general area. C. Staff Recommendation: Staff recommends approval of the requested rear set back variance, subject to the following conditions: Compliance with the Public Works comment as noted in paragraph A. of the staff report. 2. There shall be no accessory/detached buildings constructed on the site. BOARD OF ADJUSTMENT (April 27, 2015) Boyce Holmes was present, representing the application. There was one (1) objector present. Staff presented the application with a recommendation of approval. Boyce Holmes addressed the Board in support of the application. He noted that he lived in the neighborhood. He explained that the proposed house was located ten (10) feet further back on the lot to save an existing large oak tree located in the front yard area. Phillip Baldwin, representing Ginger Murry of 5806 Hawthorne, addressed the Board in opposition. He noted that he designed Ms. Murry's house immediately to the west of APRIL 27, 2015 ITEM NO.: 6 (CON'T. the subject property. He explained that the proposed two-story house would shade Ms. Murry's house and garden area. He noted that building elevations and materials needed to be submitted. He stated that the proposed house design did not take under consideration the surrounding properties. Mr. Holmes explained that the proposed house would have essentially the same building footprint as the existing house. Carolyn Lindsey Polk asked if the entire footprint of the proposed house would be two-story in height. Mr. Holmes indicated that the entire footprint had a two-story height. Chairman Yates explained that issues related to building design and building materials/colors were not issues which the Board could consider or regulate. He briefly discussed the Heights neighborhood and new homes in the area. There was a motion to approve the application as recommended by staff. The motion passed by a vote was 4 ayes, 0 nays and 1 absent. The application was approved.