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HomeMy WebLinkAboutZ-9178 Staff AnalysisDECEMBER 12, 2016 ITEM NO.: 2 File No.: Owner/Applicant: Address: Description: Zoned: Z-9178 David and Lisa Trent 1815 N. Jackson Street Lot 47, Shadowlawn Addition :! Variance Requested: Variances are requested from the area provisions of Section 36-254 and the building line provisions of Section 31-12 to allow construction of a new residence with reduced side setbacks and which crosses a front platted building line. 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: A 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 at 1815 N. Jackson Street is occupied by a one-story brick and frame single family residence. The property is located on the east side of DECEMBER 12, 2016 ITEM NO.: 2 (CON'T.) N. Jackson Street, north of Cantrell Road. A one -car wide driveway is located at the southwest corner of the property. A detached garage structure is located within the rear yard area at the southeast corner of the lot. The lot contains a 30 foot platted front building line. The applicant proposes to remove the existing residential structure from the property and construct a new two-story single family house, as noted on the attached site plan. The front wall of the proposed residence will be located 37.5 feet to 36.5 feet back from the front (west) property line. A six (6) foot by eight (8) foot front porch (unenclosed) will be located 29 feet to 29.5 feet from the front property line, crossing the platted front building line by 0.5 foot to one (1) foot. The house will be located 4.5 feet from the south side property line and 15.5 feet from the north side property line. A proposed carport (one-story, unenclosed) will be located on the north side of the residence. The carport will be 14 feet by 22 feet in area, and will be located 1.5 feet from the north side property line. The proposed residence will be located approximately 30 feet from the rear (east) property line. A one-story carport (unenclosed) will be located at the northeast corner of the lot. A one -car wide driveway at the northwest corner of the lot will extend along the north side of the residence to the carport structure. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of five (5) feet. Section 31-12(c) of the Subdivision Ordinance requires that building line encroachments be reviewed and approved by the Board of Adjustment. Therefore, the applicant is requesting variances from these ordinance standards to allow the new residence with reduced side setbacks and which crosses a front platted building line. Staff is supportive of the requested side setback and building line variances. Staff views the request as reasonable. The requested variances are very minor in nature and should not be out of character with other residences in this area. The proposed carport on the north side of the residence will be unenclosed on its north, east and west sides which will lessen its visual impact on the adjacent property. Additionally, the proposed porch on the front of the structure will be unenclosed on its north, south and west sides. With the slight curvature to N. Jackson Street, the proposed residence with front porch will not have the appearance of being out of alignment with the other homes to the north and south. Staff believes the proposed side setback and building line variances will have no adverse impact on the adjacent properties or the general area. If the Board approves the building line variance, the applicant will have to complete a one -lot replat reflecting the change in the platted front building line for the proposed residence. The applicant should review the filing procedure with the Circuit Clerk's office to determine if the replat requires a revised Bill of Assurance. DECEMBER 12, 2016 ITEM NO.: 2 (CON'T. D. Staff Recommendation: Staff recommends approval of the requested setback and building line variances, subject to the following conditions: 1. Completion of a one -lot replat reflecting the change in the front platted building line as approved by the Board. 2. The carport structure on the north side of the residence must remain unenclosed on its north, east and west sides. 3. The front porch structure must remain unenclosed on its west, north and south sides. 4. Guttering if applicable, must be provided on the carport structure to prohibit water run-off onto the adjacent property to the north. BOARD OF ADJUSTMENT (December 12, 2016) 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 the vote of 4 ayes, 0 noes and 1 absent.