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HomeMy WebLinkAboutZ-8113 Staff AnalysisSEPTEMBER 25, 2006 ITEM NO.: 11 File No.: Z-8113 Owner: Timothy and Margaret Farrell Applicant: Timothy and Margaret Farrell Address: 2501 N. Fillmore Street Description: Lot 4R, Farrell -Smith Subdivision Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36-254 to allow building additions with reduced setbacks. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential STAFF REPORT A. Public Works Issues: No Comments B. Staff Analysis: The R-2 zoned property at 2501 N. Fillmore Street is located at the northeast corner of N. Fillmore Street and "W" Street. The property is occupied by a two- story frame single family residence. There is a two -car wide driveway from "W" Street which serves a garage at the southeast corner of the house. There is a small wood porch with steps on the south side of the house for a side entry door. The applicant is proposing to make three (3) additions to the existing house. The first is a 6 foot by 14 foot storage addition (one story) to the east side of the garage. The addition will be located 24 feet from the rear (east) property line and 12 feet from the side (south) property line. The second addition is a covered porch and steps addition on the south side of the house to replace the SEPTEMBER 25, 2006 ITEM NO.: 11 (CON'T, existing wood porch structure. The new porch will have a masonry foundation and be constructed in approximately the same location as the existing wood porch. The new porch and steps will have a side (south) setback of approximately five (5) feet. The third addition is a two-story addition on the rear of the main residential structure for additional living space. This addition complies with ordinance standards. The additions as proposed are noted on the attached site plan. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of 7.5 feet for this R-2 zoned lot. Section 36-254(d)(3) requires a minimum rear setback of 25 feet. Therefore, the applicant is requesting a variance for a reduced side setback for the new side porch structure and a variance for a reduced rear setback for the storage addition. Staff is supportive of the variances. Staff views the requested variances as very minimal issues. The new side porch structure will be constructed to replace an older porch which has a similar side setback from the south property line. The proposed storage addition encroaches only one (1) foot into the required 25 foot rear setback. If this were the only variance, Staff could have approved it administratively (less than 10 percent encroachment). Staff believes the requested variances are reasonable and will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested setback variances, subject to the following conditions: 1. The building additions must be constructed to match the existing house. 2. The porch structure must remain unenclosed on the south, east and west sides. BOARD OF ADJUSTMENT: (SEPTEMBER 25, 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 4 ayes, 0 nays and 1 open position. 2 Mr. Monte Moore f Department of Planning and Development— i 723 W. Markham Little Rock, AR 72201 Re: Zoning Variance Application Farrell Residence, 2501 N. Fillmore Dear Monte, We are requesting a zoning variance at our residence, 2501 N. Fillmore, to allow an encroachment of 1 '/z feet into the rear setback to add a storage shed onto the existing garage. Additionally, we would like to cover the existing side porch. We feel that these additions would be in keeping with the style of other houses in the neighborhood. I have lived on this street most of my life, so maintaining the character, charm and scale of the houses concerns me greatly. When we built our house 12 years ago, we set the front of the house back approximately 40 feet from the street to match the setback of the other houses. We have since encouraged other new homeowners to do the same — and they have. Because of this and in order to make the shed an efficient, useful space, we need to extend beyond the usual building setback. There are many structures within this setback now. Ours would blend well with the current architectural context. The arbor -like roof over the existing porch (south side of house) would project approximately 2 feet past the building line. Apparently, the porch was allowed to extend into the side setback previously. The current landscaping would be maintained. It is our opinion that this plan only enhances the streetscape and overall architectural appeal of the house and neighborhood. Thank you for your consideration. Sincerely, Co a i JJ Margaret R. Farrell (Mrs. Tim)