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HomeMy WebLinkAboutZ-9381 Staff AnalysisJANUARY 28, 2019 ITEM NO.: 1 File No.: Owner: Applicant: Address: Description: Zoned, Z-9381 Brent and Heather Schmiegelow Trust Heather Schmiegelow 2702 N. Fillmore Street Lot 7 and part of Lot 8, Block 18, Park View Addition R-2 Variance Requested: Variances are requested from the area provisions of Section 36-254 to allow a new residence with reduced front, side and rear setbacks. 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 Q ffl Public Works Issues: 1. The proposed driveway appears to be approximately 36 feet. City of Little Rock Code of Ordinances Sec. 30-43 prohibits residential driveways wider than 20 feet. Public Works staff supports the variance if the driveway otherwise conforms to the Zoning Codes. Staff Analysis: The R-2 zoned property located at 2702 N. Fillmore Street is occupied by a one- story brick and frame single family residence. The property is located at the northwest corner of N. Fillmore Street and "Y" Street. A two -car carport and storage building is located at the southwest corner of the lot, with a covered walkway connection to the residence. A concrete driveway from "Y" Street serves as access to the carport structure. The applicant proposes to remove the existing residence from the site and construct a new two-story residence, as noted on the attached site plan. The proposed structure will include a one-story attached three -car garage at the west end of the residence. A driveway from "Y" Street will serve the garage portion of the residence. The front wall of the proposed residence will be located 23.12 feet back from the front (east) property line, with steps being approximately 18 feet back from the front property line. The proposed residence will be located five (5) feet back from the rear (west) property line. The proposed residence will maintain a 5.5 foot setback from JANUARY 28, 2018 ITEM NO.: 1 (CON'T.) Z-9381 the north side property line. The main footprint of the proposed residence will be located approximately 6.3 feet back from the south side property line. A small portion of the structure (bump -out) will be located approximately five (5) feet back from the south side property line, with a chimney extending out another 1.3 feet. Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front setback of 25 feet for this R-2 zoned lot. Section 36-254(d)(2) requires a minimum side setback of 5.5 feet, based on the 55 foot lot width. Section 36-254(d)(3) requires a minimum rear setback of 25 feet. Therefore, the applicant is requesting variances from these ordinance standards to allow the proposed residence with reduced front, side and rear setbacks. Staff supports the requested variances for reduced setbacks. Staff views the request as reasonable. The proposed residence with reduced setbacks will not be out of character with other residences within this neighborhood. The proposed lot coverage of the residence with attached garage has very little difference from a residence with a detached garage. If the garage portion of the residence were detached, it would cover 40 percent of the required rear yard (rear 25 feet of the lot) and it would comply with all setback requirements. The proposed lot massing is very similar to numerous other lots within this neighborhood. Staff believes the proposed residence with reduced setbacks will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested setback variances, subject to compliance with the Public Works requirement as noted in paragraph A. of the staff report. Board of Adjustment (January 28, 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 3 ayes, 0 noes, 1 recusal (Lindsey -Polk) and 1 open position. 2 December 10, 2018 To the Department of Planning and Development: This is the cover letter for an application for a residential zoning variance for the lot located at 2702 N. Fillmore, Little Rock, AR 72207. Included with this cover letter is the survey for the N. Fillmore lot. The proposed plans are new construction of a residential house on the northwest corner of N. Fillmore and Y Streets with an attached 3 car garage. The front of the house is located along N. Fillmore and the side load garage is located along Y Street. The proposed dimensions of the house are 74 feet by 42.5 feet. The proposed dimensions of the garage are 36 feet by 24 feet. The proposed setbacks from the property lines are as follows: rear setback of 5 feet from rear property line — the justifications are explained below front setback of feet — the variance requested for the front is to accommodate only the stairs coming down from the front porch; the front porch is on the 25 feet setback line; no variance from the set back is needed for the front porch setback.along north edge of property line is 5 feet from the property line due to the proposed location of a small 4 -person hot tub and this side setback is consistent with the character of the neighborhood, as explained in more detail below The justifications for the side setbacks and the front setback are listed above. There are three reasons justifying the rear setback. First, there is little to no parking along the street. Second, the total sf coverage of the lot with the attached garage is about the same coverage if the garage were detached. And third, the proposed rear setback is in line with the character of the neighborhood. Regarding limited parking, the proposed size of the garage is due to the fact that the garage and driveway will be the only spaces for parking. We have children who will be of driving age and driving cars, so we will have 4 cars or more. There is little to no place to park on Fillmore or Y Streets. The front yard along Fillmore is roughly 13 feet above street elevation, making parking in the front of the house along Fillmore not possible. Y Street is a narrow street, more like the width of an alley, significantly limiting parking along the side of the house on Y Street. The second justification for the rear setback is the total coverage of the lot with an attached garage compared to a detached garage being nearly the same coverage. If the garage were detached and located the minimum number of feet from the house, the owners would include a roof to cover the walkway between the house and the detached garage. The coverage of the buildings and structures, including the covered walkway between the detached garage and the house, would be about the same coverage on the lot as an attached garage. The proposed house footprint is 2582 sf, the proposed front porch and covered patio are 280 sf, and the footprint of the proposed attached garage is 875 sf. The total sf coverage is 3,737. With the property dimensions 140' by 55', or 7,700 sf, the coverage of the lot is 48% with the proposed house, front porch, covered patio, and attached garage. If we detached the garage and had a covered walkway instead, the total sf coverage of the lot would be about 46%, nearly equal to the coverage of the proposed house with an attached garage. The fact that these requested setbacks along the rear and side of the property are consistent with the existing character of the neighborhood justifies the rear setback and setback along the side. The following adjacent and nearby lots were granted variances from the setback ordinances: (1) the lot located on the northeast corner of Y Street and N. Pierce Street immediately behind this lot; (2) the lot at the southeast corner of Y Street and N. Pierce caddy corner behind this lot on N. Fillmore; and (3) the lot next door to the north of this N. Fillmore lot. In addition, other nearby lots on N. Fillmore have also been granted variances from the setbacks. Other information provided along with the application: 1. Proposed parking areas are the driveway off of Y Street and inside the garage. 2. Points of ingress and egress are the side load garage along Y Street, the back door into the house, and the front door along N. Fillmore. 3. Dimensions of drives are 32 feet by 17 feet. 4. The property dimensions 140' by 55' 5. On-site fire hydrants = none existing, none proposed 6. On-site water systems, existing and proposed = city water Please contact me if you need any additional information or have any questions. Thank you for your consideration of this application for a variance from the setbacks. Respectfully, Heather Schmiegelow 479-871-4883