HomeMy WebLinkAboutZ-6711 Staff AnalysisJuly 26, 1999
Item No.: 10
File No.
Owner:
Address:
Description:
Zoned•
Variance Requested:
Z-6711
James Adamson
300 McMillen Trail
Lot 16, Ranch Hill Addition
R-2
A variances is requested from the
building line provisions of Section
31-12 to permit a porch addition to
be built across a platted building
line.
Justification: Applicant's Statement: I have
recently undertaken the renovation
of my 1951 home in the Ranch Hill
addition to the city of Little
Rock. The architectural plans call
for an extension of the original
porch across the front of the home
and the relocation of the stairs
from either side of the porch to
the front of the porch.
It appears from the survey that the
aforementioned original porch is
not in conformance with the
indicated 35 -foot setback from my
front property line. Rather, it
protrudes four feet from the front
of the house. Thus, it is my
understanding that the desired
alteration to the porch or steps
would constitute further
encroachment on the established
building line.
Please accept this letter as my
request to receive clearance for
extension of the existing porch
across the front of the home and
the relocation of the stairs to the
front of the porch.
July 26, 1999
Item No.: 10 (Cont.)
Present Use of Proper :
Proposed Use of Propert :
Staff Re ort
A. Public Works Issues:
Single Family
Single Family
Right-of-way appear to be less than MSP (Master Street
Plan), point out for purposes of setback. (Note: that
setback is based upon a 40 feet right-of-way versus MSP
(Master Street Plan required 50 feet right-of-way).
B. Staff Analvsis:
The R-2 zoned property located at 300 McMillen Trail is
occupied by a one-story, brick and frame, single-family
residence. The owner is completely remodeling -the home. A
small, uncovered stoop with side loaded steps is located on
the front of the house. The stoop is built across a platted
building line. The applicant proposes to construct a porch
addition across the entire width of the front of the house.
The new porch is to be the same depth as the existing stoop
and will extend 4 feet across the platted 35 foot building
line. The steps will be relocated to the front of the porch
and will extend an additional 3 to 4 feet across the
building line.
Staff is supportive of the requested variance. The 4 foot
deep porch addition will result in a front yard setback of
31 feet. The steps will protrude an additional 3 to 4 feet,
resulting in a front yard setback of 27 to 28 feet to the
bottom of the stairs. The Code requires a front yard
setback of 25 feet in the R-2 district. Even with the porch
and stairs added to the front, the house will have a setback
exceeding code requirements. Staff does not believe the
requested variance will result in any effect on neighboring
properties. The remodeling of this 50 year old home should
be of benefit to the neighborhood.
As was noted by Public Works, th
based on McMillen Trail having a
from the centerline, not 25 feet
Master Street Plan. Even if the
Master Street Plan requirement,
FA
e front yard setback is
right-of-way of 20 feet
as is now required by the
right-of-way was at the
the porch would have a front
July 26, 1999
Item No.: 10 (Cont.)
yard setback of 26 feet and the stairs would have a setback
of 22-23 feet.
If the Board approves the building line variance, the
applicant will have to do a one -lot replat reflecting the
change in the building line. The applicant should review
the filing procedure with the Circuit Clerk's office to
determine if the replat requires a revised Bill of
Assurance.
C. Staff Recommendation:
Staff recommends approval of the requested building line
variance subject to a one -lot replat reflecting the change
in the building line as approved by the Board.
BOARD OF ADJUSTMENT:
(JULY 26, 1999)
The applicant was present. There were no objectors -present.
Staff presented the item and a recommendation of approval subject
to a one -lot replat reflecting the change in the building line.
In response to a question from the Board, the applicant explained
that he was doubling the size of the house but that all of the
expansion, other than the porch, met all required setbacks. The
applicant stated that he had a building permit for the expansion,
other than the porch.
A motion was made to approve the item as recommended by staff.
The motion was approved by a vote of 5 ayes, 0 noes and 0 absent.
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