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HomeMy WebLinkAboutZ-9224 Staff AnalysisJUNE 26, 2017 ITEM NO.: 6 File No.: Owner: Applicant: Address: Description.- Zoned: escription:Zoned: Z-9224 Todd and Stephanie Stewart Tom Fennell, Fennell Purifoy Architectsts 5423 Hawthorne Road Lot 7, Block 9, Newton's Addition R-2 Variance Requested: Variances are requested from the area provisions of Sections 36-254 and 36-156 to allow a new residence with reduced side setback and a new accessory structure with reduced street 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 V 7P Public Works Issues: 1. If an awning, covered parking, or other obstructions are proposed within the right- of-way, a franchise permit is required to be obtained for those improvements and should be shown on plan. 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 projection 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. JUNE 26, 2017 ITEM NO.: 6 (CON'T. C Staff Analysis: rAR1041W The R-2 zoned property at 5423 Hawthorne Road is occupied by a one-story frame single family residence. The property is located at the southeast corner of Hawthorne Road and N. Polk Street. A two—car wide driveway is located at the southwest corner of the property. A circular driveway is located along the west (N. Polk Street) property line. The applicant proposes to remove the existing house and construct a new two-story single family residence, as noted on the attached site plan. The new structure will be located 25 feet back from the front (north) property line and 35 feet back from the rear (south) property line. The main body of the structure will be located five (5) feet from the east and west side property lines. Approximately 30 feet of a wrap-around porch will be located on the west side property line. The porch will be unenclosed on its north, east and west sides. The applicant also proposes to construct a two-story detached garage structure within the rear yard area, at the southwest corner of the lot. The accessory structure will be located three (3) feet from the rear (south) property line, five (5) feet from the west (street side) property line and 21 feet from the east side property line. The accessory structure will be separated from the principal structure by eight (8) feet. The accessory structure will have a rear yard coverage of 42 percent (rear 25 feet of the lot). Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of five (5) feet for the principal structure on this lot. Section 36-156(a)(2)c. requires a minimum street side setback of 15 feet for the accessory structure. Section 36-156(a)(2)c. also requires a maximum rear yard coverage of 30 percent of the rear 25 feet of the lot. Therefore, the applicant is requesting variances from these ordinance requirements to allow the porch section of the house with a reduced side setback and the accessory structure with a decreased street side setback and increased rear yard coverage. Staff is supportive of the requested side setback and rear yard coverage variances. Staff views the request as reasonable. N. Polk Street has a rather wide right-of- way of 80 feet. The standard residential right-of-way width is 50 feet. Therefore, 15 additional feet of right-of-way exists on this side of the street. The applicant could have applied to abandon the extra 15 feet of right-of-way, thereby moving the side property line 15 feet to the west. This would have allowed the house footprint to be moved approximately 8.5 feet to the west, eliminating the side setback variance for the accessory building and reducing the rear yard coverage variance. Staff feels that the proposed site plan is a good alternative to abandoning the excess right-of-way. The proposed setbacks and overall coverage proposed will not be out of character with other properties in this neighborhood. Staff believes the new residence and accessory garage structure will have no adverse impact on the adjacent properties or the general area. 2 JUNE 26, 2017 ITEM NO.: 6 (CON'T. D. Staff Recommendation: Z-9224 Staff recommends approval of the requested side setback and coverage variances, subject to the following conditions: 1. Compliance with the Public Works requirement as noted in paragraph A. of the staff report. 2. Compliance with the Building Codes requirements as noted in paragraph B. of the staff report. 3. The portion of the porch which extends into the required side setback must remain unenclosed. 4. No portion of the porch, including overhang, may extend beyond the west side property line. 5. In the future if the existing circle driveway is proposed to be removed, modified, or improved, a franchise permit application must be provided to the Little Rock Public works Department for review and approval. BOARD OF ADJUSTMENT (June 26, 2017) 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.