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HomeMy WebLinkAboutZ-6527 Staff AnalysisJuly 27, 1998 Item No.: 7 File No. Owner • Address• Descri tion• Zoned• variance Reguested: Justification: Z-6527 Raymond Weber and Paul Dorman 1112 S. Rock Street Lot 10, Block 46, Original City HDR A variance is requested from the bulk and area regulations of Section 36-418 to permit construction of a garage with a reduced rear yard setback. A licant's Statement: Ray Weber and Paul Dorman have purchased 1112 South Rock Street to restore for single family use. The purchase returned to family control the house built by Ray Weber's great- grandfather. Mr. Weber and Mr. Dorman are asking to be allowed to build a garage five feet from the rear property line on the original site of.a carriage house long ago removed. Narrow, long lots in the Original City (50 X 150 feet) produce long narrow houses leaving small front and rear yard space. To set the garage twenty feet from the alley would place the garage 22'-6" from the existing house by locating the garage near the rear property line adequate yard space would be preserved and the new building would maintain the existing character of utility buildings built near the alley. Historically, old city carriage houses were built on or near the alley property line and there are carriage houses on the property line north and south of this site and through out the neighborhood. July 27, 1998 Item No.: 7 (Cont. Present Use of Property: Proposed Use of Proper: Staff Report: A. Public Works Issues: No issues B. Staff Analysis: The design of the garage with a steep roof and board and batten construction will be similar to carriage houses of that time. Single Family Single Family The HDR zoned lot at 1112 Rock Street is occupied by a one- story, frame single-family residence. The applicants propose to construct a detached 4 car garage on the rear of the lot, taking access from the alley. The garage will have a rear yard setback of 5 feet from the alley and side yard setbacks of 5 feet. The code requires a rear yard setback of 20 feet and side yard setbacks of 5 feet --in the HDR District. There are not separate setbacks for accessory structures in HDR as there are in the other residential districts of the City. Staff believes the variance request to be reasonable. The site proposed for the garage was previously occupied by a structure which was removed several years ago. Every other residential lot in this block also has a detached structure in the rear yard similar to that proposed by the applicant. In the other residential zones of the City, detached accessory structures are permitted a 0 foot rear yard setback when the lot has an alley in the rear. The structure meets or exceeds the other setbacks for HDR. The proposed structure is compatible with existing uses in the area. Allowing the reduced rear yard setback should have no effect on adjacent properties. The property is located within the MacArthur Park Historic District. The applicant must receive approval for this project from the Little Rock Historic District Commission. The applicant will appear before the Commission in August 1998. K July 27, 1998 Item No.: 7 (Cont.) C. Staff Recommendation: Staff recommends approval of the requested rear yard setback variance subject to approval by the Little Rock Historic District Commission. BOARD OF ADJUSTMENT: (JULY 27, 1998) The Chairman identified the item for public hearing and asked that staff present its recommendation. Richard Wood of staff briefly identified the property, its location, and the subject of the variance. Wood reported that the recommendation by staff, carries with it the provision that approval by the Historic District Commission be required. Meaning if the commission should deny the application, the Board's action is mute. There were no other issues attendant to this request other than the yard setback variance. After a brief discussion, the Board determined it appropriate to place this item on the Consent Approval Agenda produced 5 ayes, nays and 0 absent and the variance is approved. 3 July 27, 1998 Item No.: 7 File No. Owner• Address• Description• Zoned: Variance Re ested: Justification: Z-6527 Raymond Weber and Paul Dorman 1112 S. Rock Street Lot 10, Block 46, Original City HDR A variance is requested from the bulk and area regulations of Section 36-418 to permit construction of a garage with a reduced rear yard setback. Applicant's Statement: Ray Weber and Paul Dorman have purchased 1112 South Rock Street to restore for single family use. The purchase returned to family control the house built by Ray Weber's great- grandfather. reat- grandfather. Mr. Weber and Mr. Dorman are asking to be allowed to build a garage five feet from the rear property line on the original site of.a carriage house long ago removed. Narrow, long lots in the Original City (50 X 150 feet) produce long narrow houses leaving small front and rear yard space. To set the garage twenty feet from the alley would place the garage 22'-6" from the existing house by locating the garage near the rear property line adequate yard space would be preserved and the new building would maintain the existing character of utility buildings built near the alley. Historically, old city carriage houses were built on or near the alley property line and there are carriage houses on the property line north and south of this site and through out the neighborhood. July 27, 1998 Item No.: 7 The design of the garage with a steep roof and board and batten construction will be similar to carriage houses of that time. Present Use of Propert : Single Family Proposed Use of Property: Single Family Staff Report: A. Public Works Issues: No issues H. Staff Analysis: The HDR zoned lot at 1112 Rock Street is occupied by a one- story, frame single-family residence. The applicants propose to construct a detached 4 car garage on the rear of the lot, taking access from the alley. The garage will have a rear yard setback of 5 feet from the alley and side yard setbacks of 5 feet. The code requires a rear yard setback of 20 feet and side yard setbacks of 5 feet -in the HDR District. There are not separate setbacks for accessory structures in HDR as there are in the other residential districts of the City. Staff believes the variance request to be reasonable. The site proposed for the garage was previously occupied by a structure which was removed several years ago. Every other residential lot in this block also has a detached structure in the rear yard similar to that proposed by the applicant. In the other residential zones of the City, detached accessory structures are permitted a 0 foot rear yard setback when the lot has an alley in the rear. The structure meets or exceeds the other setbacks for HDR. The proposed structure is compatible with existing uses in the area. Allowing the reduced rear yard setback should have no effect on adjacent properties. The property is located within the MacArthur Park Historic District. The applicant must receive approval for this project from the Little Rock Historic District Commission. The applicant will appear before the Commission in August 1998. 2 July 27, 1998 Item No.: 7 (Cont. C. Staff Recommendation: Staff recommends approval of the requested rear yard setback variance subject to approval by the Little Rock Historic District Commission. 3