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HomeMy WebLinkAboutZ-8595 Staff AnalysisSEPTEMBER 27, 2010 ITEM NO.: 4 File No.: Z-8595 Owner: Downtown Little Rock CDC Applicant: Scott Grummer Address: 1805 Commerce Street Description: Part of Lot 14, Block 400, Lincoln Zimmerman's Addition Zoned: R-4 Variance Requested: Variances are requested from the area provisions of Section 36- 256 to allow construction of a new residence with reduced setbacks. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Vacant Lot Proposed Use of Property: Single Family Residential STAFF REPORT A. Public Works Issues: 1. Measures to control the increase in stormwater runoff from the increased impervious surface should be implemented to not damage adjacent property. B. Building Codes Comments: The required fire separation distance (building to property line) prescribed by the building code terminates at five (5) feet. Buildings are allowed to be closer than five (5) feet if they have properly constructed fire walls which provide the requisite one (1) hour fire resistance rating. When buildings are five (5) feet or more from the property line, the requirement no longer applies to the wall itself, only the projections such as eaves or overhangs. Openings such as doors and windows are limited when the exterior wall is three (3) feet from the property line, and are prohibited when the exterior wall is less than three (3) feet from the line. There is no restriction on openings when the exterior wall is more than three (3) feet from the property line. Contact the City of Little Rock Building Codes at 371-4832 for additional details. SEPTEMBER 27, 2010 ITEM NO.: 4 (CON'T. C. Staff Analysis: The R-4 zoned property located at 1805 Commerce Street is currently a grass - covered vacant lot. The property is described as the south one-half of the north one-half of Lot 14, Block 400, Lincoln Zimmerman's Addition. The lots within this block 11W from E. 181" Street to E. 19th Street. This lot is a legal lot of record, as Lot 14 was re-subdivided/split a number of years ago. The lot measures approximately 41 feet in width and 50 feet in depth. Single family homes exist on the other portions of Lot 14 to the north and south. The property is owned by the Downtown Little Rock CDC, and was donated to the CDC by the State Land Commissioner. The Downtown Little Rock CDC in partnership with the University of Arkansas Fay Jones School of Architecture proposes to design and place a two-story modular single family home on the site. The modular home will be constructed in Fayetteville and shipped to the site. The CDC and U of A School of Architecture recently completed a modular home project at the northeast corner of E. 16th and Commerce Streets. Given the fact that the modular home has yet to be designed, the applicant is requesting a maximum footprint for the single family lot. The applicant is proposing a 32 foot by 40 foot maximum building footprint, as noted on the attached site plan. The proposed structure will be set back at least six (6) feet from the front (west) property line, four (4) feet from the rear (east) property line and four (4) feet from each side (north and south) property line. Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front setback of 25 feet for this R-4 zoned lot. Section 36-256(d)(3) requires a minimum rear setback of 25 feet. Section 36-254(d)(2) requires minimum side setbacks of 4.1 feet. Therefore, the applicant is requesting variances from these ordinance standards to allow placement of a modular home on the site with reduced setbacks. Staff is supportive of the requested variances. Staff views the request as reasonable given the relatively small size of the lot. It would be impossible to develop a structure on this lot and conform with the setbacks. The applicant is proposing a maximum footprint for the structure. It is possible that the final design will be slightly further back from one (1) or more of the property boundaries. There are other structures in this neighborhood with similar setbacks. The house immediately to the north has similar setbacks from its east and west property lines. The church building at the northeast corner of E. 18th and Commerce Streets and the church building at the southeast corner of E. 19th and Commerce Streets have similar setbacks from the Commerce Street right-of-way. Staff views the proposed lot development as a quality infill project for the area, as was the modular home at the northeast corner of E. 16th and Commerce Streets. Staff believes the proposed single family home will be compatible with the area and have no adverse impact on the adjacent properties or the general neighborhood. SEPTEMBER 27, 2010 ITEM NO.: 4 (CON'T.) D. Staff Recommendation: Staff recommends approval of the requested building setback variances, subject to compliance with the Public Works and Building Codes requirements as noted in paragraphs A and B of the staff report. BOARD OF ADJUSTMENT: (SEPTEMBER 27, 2010) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as noted in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 4 ayes, 0 noes, 0 absent and 1 open position.