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HomeMy WebLinkAboutZ-8390 Staff AnalysisSEPTEMBER 29, 2008 ITEM NO.: 4 File No.: Z-8390 Owner: Downtown Little Rock Community Development Corp. Applicant: J. Scott Grummer, Executive Director Address: 510 E. 18th Street Description: Lot 4, Block 400, Lincoln and Zimmerman Addition Zoned: R-4 Variance Requested: variances are requested from the area provisions of Section 36-256 to allow a new single family 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 Analysis: The R-4 zoned property at 510 E. 18th Street is currently a vacant grass - covered lot. The property is located on the north side of E. 18th Street, between S. Commerce Street and Park Lane. The lot is approximately 109 feet deep and 50 feet wide. The front south) property line is located approximately 10 feet into the pavement of E. 18t Street, as the street was not constructed totally within the right-of-way years ago. The property is located approximately four (4) feet above the grade of the street. A house which previously existed on the site has been removed from the property. The applicant is proposing to construct a one-story single family residence, with two -car garage, as noted on the attached site plan. The structure will be constructed as a one-story residence, with a finished attic space. There will be a dormer on the west side of the house. A new paved driveway from E. 18th Street, at the property's southeast corner, will lead to a two -car garage on the SEPTEMBER 29, 2008 ITEM NO.: 4 (CON'T. east side of the structure. The applicant is proposing three (3) foot side setbacks for the new residence. A 15 foot rear (north) setback is proposed, as the applicant is locating the house approximately 40 feet back from the front property line, 30 feet back from the curb of E. 18t" Street. Section 36-256(d)(2) of the City's Zoning Ordinance requires minimum side setbacks of five (5) feet for this R-4 zoned lot. Section 36-256(d)(3) requires a minimum rear setback of 25 feet. Therefore, the applicant is requesting variances from these ordinance standards to allow the new single family residence with reduced side setbacks of three (3) feet and a 15 foot rear setback. Staff does not support the variances, as requested. Although staff has no objection to the requested side setbacks, staff believes the rear setback should be increased to 20 feet. The single family lots immediately to the north are very shallow, with the residences pushed back to near their rear (south) property lines. Staff feels that there should be slightly more separation between these structures and the proposed new residence. This will also increase the usable rear yard area for the residence. With respect to the side setback variance, staff views the three (3) foot side setbacks as reasonable, based on the fact the buildable area of the lot is reduced with a portion of E. 18t" Street being constructed on the property. The proposed reduced side and rear (20 feet) setbacks should have no adverse impact on the adjacent properties or the general area. The church located at the northeast corner of E. 18th and S. Commerce Streets owns the vacant property immediately west of this lot and it will likely develop in the future as part of the church's facility. If the applicant were willing to revise the application to provide a 20 foot rear setback, staff could support the application. C. Staff Recommendation: Staff recommends denial of the requested setback variances, as filed. BOARD OF ADJUSTMENT: (SEPTEMBER 29, 2008) The applicant was present. There were no objectors present. Staff presented the item. Staff noted that the applicant had revised the application to provide a 20 foot rear setback as requested by staff. Staff recommended approval of the application as revised. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 5 ayes and 0 nays.