HomeMy WebLinkAboutZ-8114 Staff AnalysisSEPTEMBER 25, 2006
ITEM NO.: 12
File No.: Z-8114
Owner: William and Betty Hubbard
Applicant: William and Betty Hubbard
Address: 1821 N. Jackson Street
Description: Lot 45, Shadowlawn 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 rear setback.
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 1821 N. Jackson Street is occupied by a one-story
brick, frame and stucco single family residence. There is a one -car wide
driveway from Jackson Street at the southwest corner of the property. The
driveway runs along the south side of the house to a detached one-story
garage at the southeast corner of the property.
The applicant is proposing to make a one-story addition to the rear (east) of
the residence, as noted on the attached site plan. The proposed addition will
connect the residence to the garage by way of heated/cooled living space.
With the connection, the garage becomes part of the principal structure. The
SEPTEMBER 25, 2006
ITEM NO.: 12 (CON'T.
footprint of the garage structure will not change. It will maintain the existing
5.4 foot setback from the side (south) property line and 5.7 foot setback from
the rear (east) property line. The applicant is also proposing to alter the
roofline of the garage structure to create additional living space above the
garage. The overall height (ground to peak) of the garage structure will not be
increased.
Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum rear
setback of 25 feet for this R-2 zoned lot. Therefore, the applicant is requesting
a variance to allow a reduced rear setback for the proposed addition. The
variance is needed as the garage structure becomes part of the principal
structure by way of the heated/cooled addition/connection.
Staff is supportive of the requested variance. Staff views the request as
reasonable. The footprint of the garage structure will not change as a result of
the proposed addition. If the garage structure were not present, the proposed
addition to the rear of the house would require no variances. Additionally, the
change in the garage roof to create additional living space above the garage
will result in no change to the overall building height (ground to peak). Staff
believes the proposed additions are very minimal in nature and will have no
adverse impact on the adjacent properties or the general area.
C. Staff Recommendation:
Staff recommends approval of the requested setback variance, as filed.
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
William and Betty Hubbard
1821 North Jackson Street
Little Rock, AR 72207
August 10, 2006
Department of Planning and Development
Board of Adjustment
City of Little Rock, Arkansas
To Whom It May Concern:
We are requesting approval of a variance to the Little Rock Code of Ordinances as described in the
attached application.
The subject property is our own single-family residence located at 1821 North Jackson Street The
house was originally constructed during the 1930's. The home has only two bedrooms, one of which is
small and located in the finished attic. Our proposed project includes adding a family room, a utility
room and a second story to the garage that will function as an additional bedroom. The proposed
design will utilize the new utility room to allow passage to and from the new garage bedroom without
having to exit and reenter the residence.
It is our understanding that connecting the primary structure to the garage via the new utility room will
cause the garage to become part of the primary structure and then be in conflict with the ordinance that
requires a twenty-five (25) feet setback of the primary structure from the rear property line. The garage
setback is currently 5.7 feet
Our purpose for using the garage for the desired bedroom space is to avoid having to add additional
mass to the original house by adding a second story to the residence. We believe that adding a
second story to the primary structure would detract from the structural appeal of the original "bungalow"
design of the house. We have observed similar style homes in our neighborhood that have added a
second story that, in our opinion, look like a "big house on top of a small house". These homes look as
if there are two separate designs that have been forced together into one. The proposed project will not
substantially alter the current appearance of the home as seen from the street or from the sides.
The proposed design of the garage second story will have a roof with a dormer window facing the
access street (North Jackson) with the needed bedroom space provided by a "shed roof' design of the
rear of the garage second story. The result of this design is that the residence with the remodeled
garage and new utility room will retain essentially the same appearance as it does now.
We respectfully request your approval of this variance.
Sincerely,
William A. and Betty M. Hubbard