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HomeMy WebLinkAboutZ-9454 Staff AnalysisSEPTEMBER 30, 2019 ITEM NO.: 3 File No.: Owner: Applicant: Address: Description: Zoned: Z-9454 Terra Firma Project, LLC Billy C. Collins, JR. 5205 Kavanaugh Blvd. Lot 11, Block 1, McGehee Addition R-2 Variance Requested: A variance is requested from the area provisions of Section 36-254 to allow a building addition with a reduced rear 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 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. SEPTEMBER 30, 2019 ITEM NO.: 3 (CON'T.) C. Staff Analysis. Z-9454 The R-2 zoned property located at 5205 Kavanaugh Blvd. is occupied by a one-story brick and frame single family residence. The property is located on the south side of Kavanaugh Blvd., east of Newton Street. A one -car wide driveway is located at the northeast corner of the property. The driveway extends along the east side of the residence into the rear yard area. A paved alley right-of-way is located along the rear (south) property line. A concrete parking pad is located at the southeast corner of the property. The applicant proposes to construct a two (2) story addition to the rear of the existing residence, as noted on the attached site plan. The proposed addition will include approximately 2,000 square feet of heated and cooled space plus a two -car garage. The addition will be located five (5) feet back from the east and west side property lines, and will be located on the rear (south) property line, with a zero (0) setback. The alley right-of-way will be utilized to access the garage portion of the proposed addition. Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum rear setback of 25 feet for the proposed addition. Therefore, the applicant is requesting a variance to allow the building addition with a zero (0) setback from the rear (south) property line. Staff is not supportive of the requested rear setback variance. Staff does not view the request as reasonable. The proposed addition occupies a very large space within the rear yard area. The proposed addition occupies approximately 81 percent of the required rear yard area (rear 25 feet of the lot). Although there have been some rear setback variances granted in this general area, staff feels that the overall lot massing/coverage that is proposed with the building addition will not be in keeping with the character of the neighborhood. D. Staff Recommendation: Staff recommends denial of the requested rear setback variance. Board of Adjustment (September 30, 2019) Billy Collins, JR. was present, representing the application. There were no objectors present. Staff presented the application with a recommendation of denial. Billy Collins, JR. addressed the Board in support of the application. He explained the project to the Board, noting that the existing house would remain. He noted that the existing house with proposed addition would occupy 40 to 50 percent of the total lot area. He referred to other properties in the area as being similar to his proposal. There was a brief discussion regarding the proposed lot coverage and the required rear yard setback. There was additional discussion regarding other properties in the 2 SEPTEMBER 30, 2019 ITEM NO.: 3 (CON'T.) Z- area. Sherri Latimer, City Attorney, explained that no previous variance approved by the Board of Adjustment sets a precedence for future requests. There was additional discussion regarding the proposed building addition, ordinance requirements and the issue of access to the proposed garage. Mr. Collins discussed the existing grade of the property. Chairman Allison offered Mr. Collins a deferral of the application to explore possible options in revising the application. Mr. Collins refused the deferral offer and requested a vote on the application. There was a motion to approve the application. The motion failed by a vote of 0 ayes, 4 noes and 1 absent. The application was denied.