HomeMy WebLinkAboutZ-6231-A Staff AnalysisAPRIL 30, 2018
ITEM NO.: 2
File No.: Z-6231 -A
Owner: Mason McBrown
Applicant: Ross McCain
Address: 4400 Kenyon Road
Description: Lot 12, Block 12, Hillcrest Addition
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of Section
36-254 to allow porch/steps and garage additions with
reduced 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
V
X
Public Works Issues:
1. The Public Works has no comment on the variance for reduced setback.
2. The Public Works does not support the unpermitted construction of parking
facilities or landscaping within the right-of-way. Contact Bennie Niccolo by phone
at 501-371-4818 for information on how to obtain a franchise agreement from the
Public Works.
Staff Analysis:
The R-2 zoned property located at 4400 Kenyon Road is occupied by a two-story
frame single family residence. The property is located on the northwest corner of
Kenyon Road and Walnut Street. A paved alley right-of-way runs along the rear
(north) property line. The property contains no driveway or off-street parking area.
The applicant is proposing to construct two (2) additions to the existing residence.
The applicant proposes a one-story garage addition to the north end of the
residence, as noted on the attached site plan. The garage addition will be located
23 feet back from the rear (north) property line and six (6) feet to 13 feet from the
west side property line. The applicant is also proposing a porch and stairway
addition along the east side of the residence. The porch addition will connect two
(2) separate porches which exist along the east side of the residence. The porch
addition will be located 5.5 feet to 11.5 feet from the east side property line. The
porch addition will be uncovered on its north, south and east sides. The proposed
stairway addition will be located on the east side of the porch addition. The stairway
APRIL 30, 2018
ITEM NO.: 2 (CON'T.) Z-6231 -A
addition will be located three (3) feet to 10 feet back from the east side property line.
The stairway addition will be uncovered and unenclosed, and will lead down from
the parch to a new two -car wide driveway from Walnut Street which will serve the
proposed garage addition. The applicant is also proposing a parking pad along the
east property line within the Walnut Street right-of-way.
Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side
setback of 5.8 feet for this R-2 zoned lot. Section 36-254(d)(3) requires a minimum
rear setback of 25 feet. Therefore, the applicant is requesting variances to allow the
porch/stairway addition with a reduced side setback and the garage addition with a
reduced rear setback.
Staff is supportive of the requested side and rear set back variances. Staff views
the request as reasonable, as the requested variances are very minimal in nature.
The applicant is requesting to construct additional porch space along the east side
of the residence to connect two (2) existing separate porches. The proposed
stairway will lead to the new driveway for the garage addition. The porch addition
will be unenclosed and the stairway will be unenclosed and uncovered, with the
addition being located along a street side property line and not adjacent to another
residence. The rear setback for the proposed garage addition is less than a 10
percent encroachment, which staff could sign -off on if there were no other variances.
The proposed additions will conform with the Hillcrest Design Overlay District
requirements. Staff believes the proposed additions with reduced side and rear
setbacks will have no adverse impact on the adjacent properties or the general area.
The applicant will need to work with the Public Works Department in permitting the
parking pad within the Walnut Street right-of-way.
C. Staff Recommendation:
Staff recommends approval of the requested side and rear setback variances,
subject to the following conditions:
1. Compliance with the Public Works requirements as noted in paragraph A. of
the staff report.
2. Compliance with the Hillcrest Design Overlay District standards.
3. The porch addition must remain unenclosed on its north, south and east
sides.
4. The stairway addition must remain uncovered and unenclosed.
BOARD OF ADJUSTMENT
(April 30, 2018)
The applicant was present. There were no objectors present. Staff presented the
application with a recommendation of approval. There was no further discussion.
The application was placed on the Consent Agenda for approval as recommended by
staff. The Consent Agenda passed by a vote of 5 ayes, 0 nays and 0 absent.
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