HomeMy WebLinkAboutZ-8074 Staff AnalysisJULY 31, 2006
ITFM NO - 7
File No.: Z-8074
Owner: Harry and Marlene Ware
Applicant: Carolyn Lindsey, Yeary Lindsey Architects
Address: 2116 N. Cleveland Street
Description: Lot 10, Block 4, Altheimer's Addition
Zoned: R-2
Variance Requested: A variance is requested from the area provisions of Section 36-
254 to allow a building addition with a reduced front setback.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Single Family Residential
Proposed Use of Property
STAFF REPORT
Single Family Residential
A. Public Works Issues:
No Comments
B. Staff Analysis:
The R-2 zoned property at 2116 N. Cleveland Street is occupied by a one-
story frame single family residence. A one -car wide driveway from Cleveland
Street serves as access. There is also a one-story frame garage structure
along the north property line within the rear yard. An alley right-of-way exists
along the rear (west) property line.
The applicant proposes to construct an 8 foot wide porch (8 feet by 20'-4") on
front of the house, as noted on the attached site plan. The proposed porch will
be unenclosed and located 16.9 feet back from the front (east) property line.
JULY 31, 2006
ITEM NO.: 7 (CON'T.
Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front
setback of 25 feet for this R-2 zoned lot. Therefore, the applicant is requesting
a variance to allow the porch addition with a reduced front setback.
Staff is supportive of the requested front setback variance. Staff views the
request as relatively minor. There are several other homes along both sides of
Cleveland Street (between Beacon Street and Kavanaugh Blvd.) which have
similar encroachments into front setbacks for front porches. These porch
structures have nonconforming front setbacks, with one of the porches having
been previously approved by the Board of Adjustment. Therefore, staff feels
the proposed porch addition will not be out of character with the neighborhood.
Staff believes the proposed porch addition will have no adverse impact on the
adjacent properties or the general area. The applicant is also proposing an
addition to the rear of the house which conforms to ordinance standards.
C. Staff Recommendation:
Staff recommends approval of the requested front setback variance, subject to
the following conditions:
1. The porch structure must be constructed to match the existing house.
2. The porch must remain unenclosed on its north, south and east sides.
BOARD OF ADJUSTMENT:
(JULY 31, 2006)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by staff
by a vote of 3 ayes, 0 nays, 1 absent and 1 open position.
K
Yeary Lindsey Architects
June 14, 2006
Mr. Monte Moore
Dept. of Planning and Development
723 W. Markham
Little Rock, Arkansas 72201
Re: Zoning Variance Application
Ware Residence, 2116 N. Cleveland
Dear Monte,
We are requesting a zoning variance at 2116 N. Cleveland to allow an encroachment
into the front setback to allow the construction of a front porch that will reduce the
setback to 16.9 feet.
The current house projects .1 feet into the setback with a stoop that projects
approximately 4 additional feet into the setback. Out of 10 houses on the west side of
the street where this house is located, 3 have porches that project into the front setback.
These porches appear to be original to the houses. We feel this porch addition will
blend well with the current architectural context and will enhance the streetscape.
Our proposed plan also includes a one-story addition to the rear that maintains a 6 -foot
clearance from the existing garage structure.
Thank you for your time and consideration.
Sincerely,
Carolyn Litnyv, AIA
319 President Clinton Ave., Suite 201 Little Rock, AR 72201 501-372-5940 FX: 501-707-0118