HomeMy WebLinkAboutZ-9447 Staff AnalysisAUGUST 26, 2019
ITEM NO.: 3
File No.:
Owner. -
Applicant:
Address:
Description:
Zoned:
Z-9447
William Meek
Matt Farris
38 Greathouse Bend Drive
Lot 18, Greathouse Bend Estates Phase II
R-2
Variance Requested: A variance is requested from the area provisions of Section
36-254 to allow the covered patio portion of a new residence
with a reduced side setback.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Undeveloped Lot
Proposed Use of Property: Single Family Residential
STAFF REPORT
I
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 located at 38 Greathouse Bend Drive is currently
undeveloped and tree covered. The lot slopes downward from back to front (south
AUGUST 26, 2019
ITEM NO.: 3 (CON'T.
Z-9447
to north). There is approximately 80 feet of grade change from the southwest corner
of the lot to the northeast corner of the lot. The lot contains a 15 foot front platted
building line along the north property line.
The applicant proposes to construct a new single family residence on the property,
as noted on the attached site plan. The residence will be located over 130 feet back
from the front (north) property line and 60 feet back from the rear (south) property
line. The main residential structure will be located over 25 feet back from the east
and west side property lines. The proposed site plan includes a large covered patio
area at the northwest corner of the residence. The covered patio will be located
approximately 4.4 feet back from the west side property line. The covered patio area
will be unenclosed on its north, south and west sides, and will have an outdoor
fireplace along the west side of the patio area.
Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side
setback of eight (8) feet for this R-2 zoned lot. Therefore, the applicant is requesting
a variance to allow the covered patio area with a reduced side setback.
Staff is supportive of the requested side setback variance. Staff views the request
as reasonable. Because of the grade change within this property and the existing
vegetation on this lot and adjacent lots, the proposed covered patio area will
probably not be visible from the surrounding properties. The property owner at 32
Greathouse Bend Drive who also owns the adjacent undeveloped lot immediately to
the west has submitted a letter of support for the requested side setback variance.
Staff believes the proposed covered patio portion of the proposed residence 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 agenda staff report.
2. The portion of the covered deck area located within the eight (8) foot side
setback must remain unenclosed on its north, south and west sides.
Board of Adjustment
(August 26, 2019)
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 and 1 absent.
F)