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HomeMy WebLinkAboutZ-9309 Staff AnalysisMARCH 26, 2018 ITEM NO.: 6 File No.: Owner: Applicant: Address: Description: Zoned: Z-9309 Magalene Hogan and Donald Pfeifer Ellen Yeary 4315 South Lookout Road Lot 3, Block 22, Hillcrest Addition Variance Requested: Variances are requested from the area provisions of Section 36-254 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: Single Family Residential Proposed Use of Property: Single Family Residential STAFF REPORT 0 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. MARCH 26, 2018 ITEM NO.: 6 ICON'T. C. Staff Analysis. - The R-2 zoned property located at 4315 South Lookout Road is currently a vacant grass -covered lot. The property is located on the south side of South Lookout Road, between Wait Street and Fairview Road. The property slopes downward from front to back (north to south). The remainder of an old concrete driveway is located at the northwest corner of the lot. The property is located within the Hillcrest Design Overlay District. Ellen Yeary is the authorized agent for the property owners, Magalene Hogan and Donald Pfeifer. The applicant proposes to construct a one-story frame single-family residence on the property, as noted on the attached site plan. The proposed residence will have additional living space in the attic area, within the roofline of the structure. The proposed residence will be located 31.75 feet to 34 feet back from the front (north) property line, and 17 feet-2 inches to 22.5 feet back from the rear (south) property line. The residence will be located 3.67 feet to four (4) feet back from the west side property line. The main body of the residence will be located 5.5 feet back from the east side property line. An elevated walkway with steps will be located on the east side of the residence, and will be set back 1.5 feet from the east side property line. The elevated walkway will be unenclosed on its north, south and east sides. A cantilevered cover will be located over the north half of the elevated walkway. The applicant is also proposing a small swimming pool at the southeast corner of the lot, also noted on the attached site plan. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of five (5) 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 standards to allow the proposed residence with reduced side and rear setbacks. The proposed pool conforms to ordinance requirements. Staff is supportive of the requested rear and side setback variances. Staff views the request as reasonable. The requested variances are from the R-2 zoning setback standards. The proposed residence conforms with the Hillcrest Design Overlay District standards. In conforming with the Hillcrest DOD standards, the proposed residence is required to be located further back on the lot from the front property line, based on the front setbacks of the adjacent structures. The required front setback ranges from 31.75 feet to 34 feet, instead of the 25 foot minimum front setback as typically required by the zoning ordinance. This, in combination with a substandard sized lot, creates the need for a reduced rear setback for the proposed residence. The lot has an overage depth of approximately 118 feet, with a typical R-2 zoned lot (with a 50 foot width) having a depth of 140 to 150 feet. The sub- standard lot and DOD requirements leaves a relatively small buildable area for the lot, resulting in the request for reduced side and rear setbacks. Staff believes the proposed residence with reduced side and rear setbacks will have no adverse impact on the adjacent properties or the general area. 2 MARCH 26, 2018 ITEM NO.: 6 (CON'T.) Z-9309 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 ROport. 2. Compliance with all Hillcrest Design Overlay District standards. 3. The elevated walkway along the east side of the residence must remain unenclosed on its north, south and east sides. 4. The rear stairway portion of the residence must remain uncovered and unenclosed on its south and west sides. BOARD OF ADJUSTMENT (March 26, 2018) Magalene Hogan and Ellen Yeary were present, representing the application. There was one (1) objector present. Staff presented the application with a recommendation of approval. Magalene Hogan addressed the Board in support of the application. She explained that the proposed house was pushed further back on the lot than typically required, based on the Hillcrest DOD standards. She presented elevations of the proposed house to the Board. She noted that ample separation would exist between the proposed structure and the adjacent structures. Ellen Yeary also addressed the Board in support. She noted that one (1) neighbor had initial concerns, but withdrew their concerns after reviewing the proposed plans for the house. Scott Smith addressed the Board in opposition. He discussed the Hillcrest DOD standards and the process involved in establishing the DOD. He noted concern with the size of the proposed residence with respect to adjacent structures and explained. There was general discussion regarding variances from the Hillcrest DOD standards. Staff explained that variances from the Hillcrest DOD standards had to be addressed via a PD- R rezoning by the Planning Commission and Board of Directors. This issue was further discussed, including staffs recommendation on this application. Ms. Hogan explained that other lots in the immediate area were larger than the subject property. She noted that the proposed footprint of the house was only approximately 2,000 square feet. Mr. Smith made additional comments regarding the proposed side setbacks for the residence. Ms. Yeary explained that the proposed side setback variance along the east property line was only for an elevated walkway to the rear yard area, and that the main body of the house conformed with the side setback requirement. Jeff Yates asked about the required and proposed building setbacks. Staff explained the requirements. There was a motion to approve the application, as recommended by staff. The motion passed by a vote of 4 ayes, 0 nays, 0 absent and 1 recusal (Allison). The application was MARCH 26, 2018 ITEM NO.: 6 (CO Z-9309 approved. Vice -Chair Lindsey Polk noted for the record that she had no financial interest in the proposed residential project.