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HomeMy WebLinkAboutZ-8985 Staff AnalysisOCTOBER 27, 2014 ITEM NO.: 8 File No.: Z-8985 Owner: James W. and Meredith T. Hugg Applicant: James W. Hugg Address: 4605 Crestwood Drive Description Lot 112, Cliffewood Addition Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36-254 to allow construction of a new residence with reduced side and rear 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 n C Public Works Issues: No Comments 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. Staff Analysis: The R-2 zoned property at 4605 Crestwood Drive is currently an undeveloped single family lot. The property slopes downward from front to back (north to south). OCTOBER 27, 2014 ITEM NO.: 8 ICON'T. The lot is 60 feet wide and 122 feet deep. The lot contains a 25 foot front plated building line. The applicant proposes to construct a new two- story residence on the property, as noted on the attached site plan. The residence will be two (2) stories as viewed from Crestwood Drive, with a below grade garage/shop area. A driveway from Crestwood Drive will run along the west side of the residence and access the lower level garage. The proposed residence will be located 25 feet back from the front property line, 24.2 feet back from the rear property line, 9.3 to 12.6 feet back from the west side property line and three (3) feet back from the east side property line. Section 36-254(d)(2) of the City's Zoning Ordinance requires minimum side setbacks of six (6) 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 variances from these ordinance requirements to allow construction of a new single-family residence with reduced side and rear setbacks. Staff is supportive of the requested side and rear setback variances. Staff views the request as reasonable. With respect to the reduced side setback, the applicant is proposing to utilize a portion of the lot width for a driveway along the west side of the building to access a lower level garage. This is based primarily on the excessive slope of the lot, downward from front to back. The residence immediately east and west of this site ware each located on two (2) platted lots. Therefore, there will be ample separation between the proposed residence and adjacent residences (50 feet +). Additionally, staff has no issues with the reduced rear setback of 24.2 feet. Staff believes the proposed new residence with reduced side and rear setbacks will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested side and rear setback variances, subject to the following conditions: 1. Compliance with the Building Codes requirements as noted in paragraph B. of the staff report. 2. Guttering must be provided, if warranted by the roof slope, to prevent water run-off onto the adjacent property to the east. BOARD OF ADJUSTMENT (October 27, 2014) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda for approval as recommended by staff. The vote was 4 ayes, 0 nays and 1 absent. The application was approved.