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HomeMy WebLinkAboutZ-9694-A Staff ReportFile 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 Planning and Development Civil Engineering Comments: No Comments. B. Buffering and Landscape Comments: No Comments. C. 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. D. 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 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 façade of the residence, a new 864-square foot master suite addition along the south façade of the residence with a porch enclosure, a new 208-square foot covered patio addition along the west façade 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 façade 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 existing structure approximately 17-feet and approximately 2-feet into the side yard setback. The addition extends from the front (east) façade 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 west 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. The proposed 1,088-square foot enclosed garage addition along the side (north) façade 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: Side (south) yard setback for master suite addition with reduction from eight (8) feet to a minimum of 6-feet, Rear yard setback for master suite addition with reduction from twenty-five (25) feet to a minimum of 18-feet, Rear yard setback for covered patio addition with reduction from twenty-five (25) feet to a minimum of 4-feet, Rear yard setback for enclosed garage addition with reduction from twenty-five (25) feet to a minimum of 19-feet, Side (north) yard setback for garage addition with reduction from eight (8) feet to a minimum of 4-feet, Approval Conditions: 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.