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HomeMy WebLinkAboutZ-9026 Staff AnalysisAPRIL 27, 2015 ITEM NO.: 5 File No.: Z-9026 Owner/Applicant: Allyson Miller Address: 1717 N. Harrison Street Description- Southeast corner of N. Harrison Street and Cantrell Road Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36- 254 to allow a building addition with reduced front and rear 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: ■ Per section 30.5 of the City of Little Rock's Code of Ordinances, streets and sidewalks shall not be blocked or obstructed. B. Staff Analysis: The R-2 zoned property located at 1717 N. Harrison Street is occupied by a one- story frame single family residence. The property is located at the southeast corner of N. Harrison Street and Cantrell road. The property is comprised of the west 70 feet of Lots 10 and 11, Block 4, Eaglewood Addition, and is 70 feet by 96.5 feet in area. The lot is platted front to back from west to east. The house is located within the north half of the property. A one -car wide driveway from N. Harrison Street is located at the southwest corner of the property. The driveway leads to a small frame garage located at the southeast corner of the lot. The applicant proposes to remove the small frame garage from the site and construct a new 1 % story addition to the south side of the residence, as noted on the attached site plan. The proposed addition will include a garage with living space above. The addition will be located 15.5 feet back from the front (west) property line, 9.5 to 9.8 feet back from the south side property line and 7.3 to 7.6 feet back from the rear (east) property line. A new two -car wide driveway from N. Harrison Street will be constructed on part of the project. APRIL 27, 2015 ITEM NO.: 5 ICON'T. Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front setback of 25 feet (from the west property line) 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 the proposed building addition with reduced front and rear setbacks. Staff is supportive of the requested setback variances. Staff views the request as reasonable. The proposed front setback of 15.5 feet represents only a relatively minor encroachment. The existing house has a setback of 20.8 feet from the front (west) property line. This is similar to several of the other houses to the south along this block face. The proposed addition will extend only approximately five (5) feet closer to the front property line than these existing houses. With respect to the reduced rear setback, the lot has a depth of only 70 feet. The proposed rear setback of 7.3 to 7.6 feet will not be out of character with other rear setbacks for houses and large accessory buildings in this general area. With the building addition, the overall lot coverage will be approximately 40 percent. Forty (40) to sixty (60) percent lot coverage is typical for single family lots. Staff believes that the proposed addition will be in keeping with the character of the neighborhood, and should have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested front and rear setback variances, subject to the following conditions: 1. Compliance with the Public Works comment as noted in paragraph A. of the staff report. 2. There are to be no additional accessory structures placed/constructed on the site. BOARD OF ADJUSTMENT (April 27, 2015) 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.