HomeMy WebLinkAboutZ-9221 Staff AnalysisJUNE 26, 2017
ITEM NO.: 3
File No.: Z-9221
Owner: Jason and Allison Thomas
Applicant: Carolyn Lindsey, Yeary Lindsey Architects
Address: 1019 Beechwood Street
Description: Lot 16, Block 11, Hillcrest 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 side
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. 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 projection
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.
JUNE 26, 2017
ITEM NO.: 3 CON'T. Z-9221
C Staff Analysis:
The R-2 zoned property at 1019 Beechwood Street is occupied by a two-story frame
single family residence. The property is located on the east side of Beechwood
Street, south of Kenyon Street. There is a one-story accessory garage structure
within the rear yard area, at the southeastern corner of the lot. A paved alley is
located along the rear (east) property line. A one car wide driveway from the alley
serves the garage structure.
The applicant proposes to construct a 13 foot by 13 foot addition to the south side
of the residence, as noted on the attached site plan. The addition will be located
three (3) feet from the south side property line and have a two (2) story height. The
addition will allow for a dining room and master closet. The applicant is also making
a first floor storage room addition to the accessory garage structure and a second
floor addition to the accessory structure.
Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side
setback of 4.8 feet for the principal structure on this R-2 zoned lot. Therefore, the
applicant is requesting a variance to allow the proposed addition with a reduced side
setback.
Staff is supportive of the requested side setback variance. Staff views the request
as reasonable. The lot has a relatively narrow width of only 48 feet. The proposed
building addition will have a side setback of three (3) feet. The addition will have a
reduced setback for only 13 feet along a side property line which measures 179
feet. Additionally, there should be ample separation between the proposed addition
and the residence immediately to the south. It appears that the neighboring
residence is approximately five (5) feet back from the dividing side property line.
Staff believes the proposed addition will have no adverse impact on the adjacent
properties or the general area.
D. Staff Recommendation:
Staff recommends approval of the requested side setback variance, subject to
compliance with the Building Codes requirements as noted in paragraph B. of the
staff report.
BOARD OF ADJUSTMENT
(June 26, 2017)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by the vote of 3 ayes, 0 noes and 1 absent and 1 recusal
(Lindsey Polk)
III