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HomeMy WebLinkAboutZ-7903-B Staff AnalysisDECEMBER 21, 2009 ITEM NO.: 2 File No.: Z -7903-B Owner: Barbara Core Applicant: Adam Melton Address: 1020 Rock Street Description: Lot 7, Block 45, Original City of Little Rock Zoned: R -4A Variance Requested: Variances are requested from the area provisions of Section 36- 342.2 to allow construction of a new residence with reduced front and side setbacks. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Vacant Proposed Use of Property: Single Family Residential STAFF REPORT A. Public Works Issues: No Comments. B. Staff Analvsis: The R -4A zoned property at 1020 Rock Street is currently occupied by a one story brick building within the west half of the property. The property is located at the northwest corner of Rock Street and Easi: 11 th Street. An older commercial building (one story) which was converted to a residence recently burned and was removed from the site. The older building occupied the east half of the lot, which is currently grass covered. There is a wood fence with brick columns within the center of the property which was previously approved by the Board of Adjustment. The older building was previously located within the east half of the property and constructed on the front (east), north (side) and south (side) property lines, with no setback from these property lines. The applicant is proposing to construct a new one-story single family residence on the site, within the same footprint as the previous building, and noted on the attached site plan. The new building will be approximately 3,400 square feet in area, and be located with zero (0) setbacks from front (east), north (side) and south (side) property lines. The new building will be constructed of similar materials as the building within the west half of the property. The new building will DECEMBER 21, 2009 ITEM NO.: 2 (Con't.) have a design similar to the previous building and the old fire station building at the corner of Daisy Bates Drive and S. Pulaski Street, which is now a residence. The applicant submitted photos of both buildings for Board review. The new structure will have two (2) garage doors at its northeast corner which will be accessed from Rock Street. An entrance on the south side of the structure will have a small awning over it which will extend approximately two (2) feet into the East 11th Street right-of-way. Section 36-342.2(d)(1) of the City's Zoning Ordinance requires a minimum front setback of 15 feet, but further notes that if there is an adjacent structure closer to the front property line than 15 feet, a new structure may be built utilizing the same front setback as the adjacent structure. The residence immediately to the north is located approximately four (4) feet (steps) to six (6) feet (porch) back from the front property line. Section 36-342.2(d)(2) requires minimum side setbacks of five (5) feet. Therefore, the applicant is requesting variances from these ordinance standards to allow construction of a new residential structure with reduced front and side setbacks. Staff is supportive of the requested variances. Staff views the request as reasonable, as the applicant is requesting to rebuild on the same footprint as a structure which previously existed on the site and recently burned. The proposed reduced front and side setbacks will not be out of character with other structures in this neighborhood. The residence immediately to the north is located four (4) to six (6) feet back from its front property line, as noted previously. The multifamily structure to the south (across East 11th Street) is located approximately four (4) feet back from its front and street side property lines. Also, there is an existing commercial building across East 11th Street to the southwest which is constructed on its front and street side property lines. The residence to the north is located 10 to 12 feet back from the dividing side property line, so adequate separation will exist between it and the proposed structure. Staff believes the proposed residential structure with reduced setback will be a nice addition to the neighborhood and have no adverse impact on the adjacent properties or the general area. The Little Rock Historic District Commission will review an application for Certificate of Appropriateness for the proposed structure on December 14, 2009. Staff will inform the Board of their action on December 21, 2009. C. Staff Recommendation: Staff recommends approval of the requested setback variances, subject to the following conditions: 1. Compliance with all conditions required by the Little Rock Historic District Commission. 2. A franchise permit must be obtained for the awning which extends into the East 11 th Street right-of-way. DECEMBER 21, 2009 ITEM NO.- 2 (Con't. BOARD OF ADJUSTMENT: (DECEMBER 21, 2009) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval, subject to compliance with the conditions outlined in the "staff recommendation " above. Staff noted that the Historic District Commission had approved the item at their December 14, 2009 meeting. Scott Smith noted the building had a proposed setback of 0 feet on the north side. He asked the applicant if he was aware of the specific building code requirements for building a structure within 3 feet of a property line. Mr. Smith stated there were additional requirements for structures in such cases. Mr. Melton replied that he was working with an architect on the project and he would do whatever was required to comply with the code. Mr. Smith asked if the proposed floor plan would allow the structure to be reduced in width by 3 feet if it was determined that the building code requirements could not be met. Mr. Melton responded that it could. A motion was mad to approve the application, including all staff comments and conditions. The motion was approved by a vote of 5 ayes, 0 noes and 0 absent.