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Home My WebLink AboutZ-9361 Staff AnalysisSEPTEMBER 24, 2018 ITEM NO.: 4 File No.: Owner: Applicant: Address: Description: Zoned: Z-9361 Greg Smith and Don Johnson James B. Mullins 1622 Commerce Street Northwest corner of Commerce Street and E. 17th Street. M. Variance Requested: Variances are requested from the design provisions of Section 36-370 to allow a new residence with roof lines of less than 4:12 pitch and partial metal panel exterior. 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: No Comments B. Staff Analysis: The applicant is proposing to construct a new two-story single family residence on the vacant, R-4 zoned lot located at 1622 Commerce Street, as noted on the attached site plan and elevation sketches. The property is located at the northwest corner of Commerce Street and E. 17th Street. A paved alley is located along the rear (west) property line. The applicant also proposes to construct a two-story garage structure within the rear yard area. Vehicular access to the garage will be from the alley right-of-way. The exterior of the proposed single family residence will contain a mixture of brick, cement clapboard siding and vertical seamed metal panels. The proposed roof pitches will range from 3:12 to 4.5:12. The property is located within the Central City Redevelopment Corridor Design Overlay District. Subsequent to the January 21, 1999 tornado which passed through the central part of the city, the Board passed Ordinance #18,064 establishing the DOD. The DOD established some minor architectural criteria to endure that new construction would be compatible with the established neighborhood as the properties were redeveloped. The DOD was codified in the Zoning Ordinance as Sections 36-368 through 36-372. Exceptions were made for properties lying in the Capitol Zoning District and MacArthur Park Historic District. SEPTEMBER 24, 2018 ITEM NO.: 4 (CON'T.) Z-9361 The criteria relating to residential construction are as follow: (1) Roofline. A roof pitch of less than 4:12 shall be prohibited. (2) Materials. The materials of the exterior shell shall be wood, brick or a material that resembles wood. (3) Orientation. The orientation shall be consistent with that of other structures on the developed block face. (4) Entrances. The primary entrance shall be consistent with that of other structures on the developed bock face. (5) Parking. Parking shall be prohibited in the front yard setback. The residence proposed by the applicant complies with all of the criteria, with two (2) exceptions. They are requesting a variance to be permitted to utilize metal on the exterior of the structure, and a roof pitch of less than 4:12. Staff is supportive of the request. Only two small areas of the DOD remain; a small area west of Capitol Zoning north of Roosevelt and this area east of Capitol Zoning south of 1-630. This area east of Capitol Zoning has been developing with a variety of structural designs; some family traditional and some more modern. Several new residences with more modern designs (flat roofs, ribbed metal, etc.) have been constructed in this general area, both inside and outside the DOD boundaries. On October 30, 2017, the Board approved variances to allow construction of a new residence on the lot at 1606 Commerce Street with a flat roof, metal siding and a concrete driveway in the front yard area. That residence is now under construction. On June 25, 2018, the Board approved a variance for a proposed residence at 1612 Commerce Street with a metal exterior. Staff believes this proposed new residence will not be out of character with other newer construction in the area. The new residence will be a quality in -fill development. The CCRC-DOD was established as an immediate reaction to the tornado which impacted this area 17 years ago. Any reconstruction of structures destroyed by the tornado has long since occurred. Staff believes the requested variances will have no adverse impact on the surrounding properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested variances from the Central City Redevelopment Corridor Design Overlay District standards, as filed. Board of Adjustment (September 24, 2018) 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 staff, including all staff comments and conditions. The vote was 4 ayes, 0 noes, 0 absent and 1 open position. 2 SEPTEMBER 24, 2018 ITEM NO.: 5 File No.: Z-9362 Owner/Applicant: Scott and Dana Daniel Address: 216 N. Woodrow Street Description: West side of N. Woodrow Street, between W. Markham Street and Little Street Zoned: R-3 Variance Requested: A variance is requested from the area provisions of Section 36-156 to allow a detached covered patio 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. Buildinq 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. C. Staff Analysis: The R-3 zoned property at 216 N. Woodrow Street is occupied by a two-story brick and frame single-family residence. The property is located on the west side of N. Woodrow Street, north of W. Markham Street. A one -car wide driveway is located SEPTEMBER 24, 2018 ITEM NO.: 5 (CON'T.) Z-9362 at the northeast corner of the property. The driveway extends along the north side of the residence and serves a two-story garage structure in the rear yard area, at the northwest corner of the property. There is a masonry wall along a portion of the south side property line, within the rear yard area. There is an existing rock patio area along a portion of the wall. The patio area contains an outdoor kitchen and fireplace at the base of the wall. The outdoor patio area is approximately 18 feet by 17.75 feet in area. The applicant proposes to cover the outdoor patio area with an unenclosed structure, as noted on the attached site plan. The outdoor patio cover will be approximately 18 feet by 17.75 feet in area. Rock columns will be located at the northeast and northwest corners of the structure. Wood columns, part of the framing, will sit directly on top of the existing masonry wall at the southeast and southwest corners of the covered patio structure, with a zero (0) setback from the south side property line. There will be no roof overhang on the structure's south side. There will be a one (1) foot overhang on the structure's north, east and west sides. The roof slope will run east/west, with guttering and downspouts provided on the east and west sides. Section 36-156(a)(2)f. of the City's Zoning Ordinance requires a minimum side setback of three (3) feet for accessory structures in residential zoning. Therefore, the applicant is requesting a variance to allow construction of the covered patio area with a reduced side setback of zero (0) feet. Staff is supportive of the requested variance to allow a reduced side setback for the covered patio structure. Staff views the request as reasonable. Although staff typically requires a minimum side setback of 18 inches for an unenclosed accessory structure, the proposed patio cover will be located on top of an existing masonry wall, with no roof overhang on the structure's south side. Additionally, the roof pitch will run east/west and will not slope toward the property to the south. Staff has received a letter from the owners of the property immediately to the south, expressing no objection to the proposed reduced side setback for the covered patio structure. Staff believes the proposed covered patio structure with reduced side setback 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 the following conditions: (1) Compliance with the Building Codes requirements as noted in paragraph B. of the staff report. (2) Measures shall be taken to prohibit any water run-off onto the property immediately to the south. (3) No portion of the structure shall extend across the south side property line. F) SEPTEMBER 24, 2018 ITEM NO.: 5 (CON'T.) Z-9302 Board of Adjustment (September 24, 2018) 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 staff, including all staff comments and conditions. The vote was 4 ayes, 0 noes, 0 absent and 1 open position. 3