HomeMy WebLinkAboutZ-9411-A Staff AnalysisJULY 29, 2019
ITEM NO.: 3
File No.: Z -9411-A
Owner: 2318 N. Palm LLC
Applicant: Fred Lord
Address: 2318 N. Palm Street
Description: Lots 9-12, Block 9, Country Club Heights
Zoned: R-2
Variance Requested: A variance is requested from the height provisions of Section
36-254 to allow a new residence with increased building
height.
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:
No Comments
Staff Analysis:
The R-2 zoned property located at 2318 N. Palm Street is occupied by a two-story
brick single family residence located near the center of the overall property. The
property is located on the west side of N. Palm Street, at the north end of the street
where it dead -ends into the Little Rock Country club golf course. A one -car wide
driveway from N. Palm Street is located near the southeast corner of the property.
An accessory structure is located along the south property line.
The applicant proposes to remove the existing residence and accessory structure
from the property, and construct a new two-story residence and accessory structure.
The proposed residence and accessory structure will occupy essentially the same
foot print as the existing structures, and will have a similar architectural style. The
proposed residence will be located 25 feet back from the front (east) property line
and 20.5 feet (at its closest point) from the rear (west) property line. The proposed
residence will be located 42.6 feet from the north side property line and over 50 feet
from the south side property line. The proposed accessory (detached) structure will
be located 51 feet back from the front (east) property line, approximately 60 feet
from the rear (west) property line and 10.8 feet from the south side property line.
The accessory structure will be separated from the principal structure by 16.6 feet.
JULY 29, 2019
ITEM NO.: 3 (CON'T.
-9411-A
On April 29, 2019 the Board of Adjustment approved setback variances associated
with the new home construction.
Since the previous approval, the owners of the property have decided to finish out
the basement of the new proposed house. The height of the house as measured
from the finished floor of the first level will be 30 feet — 9 inches. The height as
measured from the finished floor of the basement level will be 41 feet — 2 Y2 inches.
Approximately eight (8) feet of this overall height will be below grade.
The City's Zoning Ordinance definition of "building height" is as follows:
"Building height means the vertical distance as
measured through the central axis of the building
from the elevation of the lowest finished floor
level to the highest point of ceiling of the top story
in the case of a flat roof; to the deck line of a
mansard roof; and to the mean height level be-
tween the eaves and ridge of a gable, hip or a
gambrel roof. This definition shall not be deemed
to include church steeples, bell towers, antennas,
chimneys, or other similar structural embellishments."
Section 36-254(c) of the City's Zoning Ordinance allows a maximum building height
of 35 feet for structures in R-2 zoning. Therefore, the applicant is requesting a
variance to allow the increased building height as measured from the finished floor
of the basement level.
Staff is supportive of the requested building height variance. Staff views the request
as reasonable. If the residence had no finished basement the building height would
be 30 feet — 9 inches. The residence will have a height of approximately 33 feet as
measured from the finished grade of the lot. The proposed residence will have a
building height which will be compatible with many other multi -story residences in
this neighborhood. Staff believes the building height as proposed will have no
adverse impact on the surrounding properties or the neighborhood.
C. Staff Recommendation:
Staff recommends approval of the requested building height variance, as filed.
Board of Adjustment
(July 29, 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 5 ayes, 0 noes and 0 absent.
F)