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HomeMy WebLinkAboutZ-9065 Staff AnalysisAUGUST 31, 2015 ITEM NO_: 3 File No.: Owner: Applicant: Address: Description: Zoned: Variance Requested: Justification: Z-9065 Martha Kay Hunt Asti and Murray H. Hunt, JR. William H. Asti 43 Beverly Place Lot 9, Walthour and Wilbourn Replat of Block 3, Newton's Addition R-2 A variance is requested from the area provisions of Section 36-254 to allow building additions with reduced front setback. 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 l9 Public Works Issues: No Comments Buiiding 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 building 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. AUGUST 31, 2015 ITEM NO.: 3 (CON'T.) C. Staff Analysis: The R-2 zoned property at 43 Beverly Place is occupied by a one-story brick and frame single family residence. The property is located near the northeast corner of Beverly Place and Hawthorne Street. There is a one -car wide driveway from Beverly Place at the northwest corner of the property. The applicant proposes to construct several additions to the front (west) and rear (east) of the existing residence, as noted on the attached site plan. The applicant proposes to make additions to the rear of the structure which include conditioned space, garage space and covered/uncovered patio areas. The additions to the front of the structure include a covered patio/entry area, a small area of conditioned space and a non -conditioned utility room area. The proposed additions to the front of the residence will be set back from the front (west) property line 4.5 feet to 12.5 feet. The front additions will be located over 27 feet to 58 feet back from the edge of pavement for Beverly Place and over 60 feet from the edge of pavement for Hawthorne Street. Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front building setback of 25 feet for this R-2 zoned lot. Therefore, the applicant is requesting a variance from this ordinance requirement to allow the additions to the front of the house with a reduced front setback. The proposed rear additions conform to ordinance standards. Staff is supportive of the requested front setback variance for the proposed covered patio/entry area/ small conditioned addition and utility room addition. Staff views the request as reasonable. The existing house is located only 7.89 feet back from the front property line at its nearest point. This residential lot is located along two (2) streets with excess right-of-way of 80 feet plus. The standard residential right-of-way is 50 feet. Therefore, the house is located over 30 feet to over 60 feet back from the street edge of pavement. As noted above, the proposed front additions will be located over 27 feet to 58 feet back from the edge of pavement. Additionally, the proposed front setback will not appear to be out of alignment with the residences to the north, given the curvature of the street and the fact that these homes also have reduced setbacks to their front property lines. Staff believes the proposed additions with reduced front setback will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested front setback variance, subject to the following conditions: 1. Compliance with the Building Codes requirements as noted in paragraph B . of the Staff Report. 2. The front covered patio/entry area must remain unenclosed as proposed. 2 AUGUST 31, 2015 ITEM NO.: 3 (CON'T. BOARD OF ADJUSTMENT (August 31, 2015) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda for approval as recommended by staff. The vote was 5 ayes, 0 nays and 0 absent. The application was approved.