HomeMy WebLinkAboutUntitled Extract PagesNOVEMBER 16, 2023
ITEM NO.: 1 Z-9694-A
File No.: Z-9694-A
Owners: TBH Trust / Allison Hicks
Applicant: Allison Hicks
Address: 1832 Beechwood Street
Legal Description: Lot 135 and Lot 136, Shawdowlawn Addition to the City of Little
Rock, Pulaski County Arkansas
Zoned: R-2
Present Use: Single-family Residence
Proposed Use: Single-family Residence
Variance(s) Requested: A variance is requested from area regulations of Sec. 36-254
to allow a reduced rear yard setback in the R-2 district.
A variance is requested from the area provisions of Section
36-254 to allow a residence with a reduced side yard setback
Justification: The applicant's justification is presented as per the attached
letter.
STAFF REPORT
W1
Al
C.
0
Planning and Development Civil Engineering Comments:
No Comments.
Buffering and Landscape Comments:
No Comments.
Building Codes Comments:
In October 2020 the City adopted the "Heights Landscape Design Overlay District,"
requiring installation of one (1) tree per forty (40) linear feet of street frontage within
the Heights District Boundary, applicable to [among other types] residential
construction in excess of 600 square feet.
Staff Analysis:
The R-2 zoned property at 1832 Beechwood Street is located southwest of
Beechwood Street and the "R" Street intersection within the Heights Landscape
Design Overlay District. The two-story structure is oriented to the east fronted by
1
NOVEMBER 16, 2023
ITEM NO.: 1 CON'T. Z-9�94-A
Beechwood Street with a paved access drive along the northwest portion of the
property connecting to "R" Street.
The applicant is proposing to remove an existing carport, porch, covered patio area,
and storage structure along the northwest edge of the residence to allow for new
additions to the structure.
The site plan indicates the applicant proposes to construct a new 350-square foot
porch along the east facade of the residence, a new 864-square foot master suite
addition along the south facade of the residence with a porch enclosure, a new 208-
square foot covered patio addition along the west facade of the residence, and a new
300-square foot accessory pool structure in the southwest portion of the rear yard.
The site plan also indicates a proposed new 1,088-square foot enclosed garage
addition along the north facade of the residence which includes a new paved access
drive connecting the garage and an exterior parking space to "R" Street.
The proposed 864-square foot master suite addition along the south perimeter of the
residence is shown to extend south from the N.E. corner of the existing structure
approximately 17-feet and approximately 2-feet into the side yard setback. The
addition extends from the front (east) facade of the residence approximately 47-feet
west along the south perimeter of the site extending into the rear (west) yard setback
approximately 7-feet.
Section 36-254(d)(3) states "There shall be a rear yard setback having a depth of not
less than twenty-five (25) feet. "Therefore, the applicant is requesting a variance to
allow the extension of the primary structure (Master Suite Addition) into the rear yard
setback reducing the setback to no less than 18-feet.
Section 36-254(d)(2) states, "There shall be a side yard setback on each side of the
building having a width of not less than ten (10) percent of the average width of the
lot, not to exceed eight (8) feet.". Therefore, the applicant is requesting a variance to
allow the extension of the primary structure along the south perimeter of the property
into the side yard setback reducing the setback to no less than 6-feet.
The proposed 208-square foot covered patio addition along the west perimeter of the
residence is shown to extend west approximately 16-feet from the northwest corner
of the residence to an existing 4-foot easement and approximately 15-feet from north
to south. The site plan indicates that the existing northwest portion of the residence
extends into the rear (west) yard setback approximately 5-feet and the entirety of the
proposed covered patio addition sets within the rear yard setback up to the perimeter
of the existing easement at the western edge of the property. The proposed 300-
square foot pool is indicated to be 13x29 feet and will be classified as an accessory
structure. The site plan indicates the pool will meet all setbacks and coverage
requirements.
Section 36-254(d)(3) states "There shall be a rear yard setback having a depth of not
less than twenty-five (25) feet. "Therefore, the applicant is requesting a variance to
allow the extension of the primary structure (Covered Patio Addition) into the rear
yard setback reducing the setback to no less than 4-feet.
2
OCTOBER 19, 2023
ITEM NO.: 1 CON'T. Z-9694-A
The proposed 1,088-square foot enclosed garage addition along the side (north) fagade
of the residence is shown to extend approximately 32-feet to the north expanding the
primary residence 4-feet into the side yard setback. The addition extends from east to
west of the residence approximately 34-feet west along the north perimeter of the site
extending into the rear (west) yard setback approximately 6-feet.
Section 36-254(d)(3) states "There shall be a rear yard setback having a depth of not less
than twenty-five (25) feet. "Therefore, the applicant is requesting a variance to allow the
extension of the primary structure (Enclosed Garage Addition) into the rear yard setback
reducing the setback to no less than 19-feet.
Section 36-254(d)(2) states, "There shall be a side yard setback on each side of the
building having a width of not less than ten (10) percent of the average width of the lot,
not to exceed eight (8) feet.". Therefore, the applicant is requesting a variance to allow
the extension of the primary structure (Enclosed Garage Addition) into the side yard
setback reducing the setback to no less than 4-feet.
Staff is supportive and finds the request to generally be in conformance with the
development pattern in the Heights neighborhood and nearby area. Based on the above
assessment and analysis, staff find the requested variances to be reasonable.
E. Staff Recommendation:
Staff recommends approval of the following requested variances with conditions:
a. Side (south) yard setback for master suite addition with reduction from eight (8) feet
to a minimum of 6-feet,
b. Rear (west) yard setback for master suite addition with reduction from twenty-five (25)
feet to a minimum of 18-feet,
c. Rear (west) yard setback for covered patio addition with reduction from twenty-five
(25) feet to a minimum of 4-feet,
d. Rear (west) yard setback for enclosed garage addition with reduction from twenty-five
(25) feet to a minimum of 19-feet,
e. Side (north) yard setback for garage addition with reduction from eight (8) feet to a
minimum of 4-feet.
1. A building permit being obtained for all construction.
2. Install trees, if deemed applicable at the time of building permitting, in accordance
with Heights Landscape Design Overlay District requirements.
Board of Adjustment
(NOVEMBER 16, 2023)
The applicant was present. There were no objectors present, however there was discussion.
Staff presented the application to the Board and stated it recommended approval of the
requested side and rear yard setback variances to allow for expansion of the house, patio and
garage per conditions within the staff analysis and report. There was a motion to approve the
application. The motion was seconded. The application was approved. The vote was 4 ayes,
1 nays and 0 absent.
3