HomeMy WebLinkAboutZ-7977-A Staff Report-DRAFT
File No.: Z-7977-A
Owners: Brad and Suzanne Howard (Howard Family Living Trust)
Applicant: Ellen Yearly / Yearly Lindsey Architects
Address: 1812 Beechwood Street
Legal Description: Part of Plots 140 and 141 in Shadowlawn Addition to the City of Little Rock, Pulaski County, Arkansas, approximately 0.23 acres
Current Zoning: R-2
Present Use: Single-Family Residence
Proposed Use: Single-Family Residence
Variance(s) Requested: A variance is requested from the front and side yard Setback provisions of Section 36-254.
A variance is requested from the side yard setback and area coverage provisions of Section 36-156 for an accessory structure.
Justification: The applicant’s justification is presented in the attached Cover Letter.
STAFF REPORT:
Planning and Development Civil Engineering Comments:
No comments.
Landscape and Buffer Comments:
All landscaping and buffer areas for the new development must comply with the
Chapters 15 and 36 and the Heights Landscape Overlay District of the City of Little Rock Code of Ordinances.
Building Codes Comments:
In October 2020 the City adopted the “Heights Landscape Design Overlay District,” requiring installation of one (1) tree per forty (40) linear feet of street frontage within the Heights
District Boundary, applicable to [among other types] residential construction in excess of 600 square feet.
Analysis:
The R-2 zoned property at 1812 Beechwood Street is located northwest of Beechwood Street and the Cantrell Road intersection within the Heights Landscape Design Overlay District. The
two-story structure is oriented to the northeast fronted by Beechwood Street with a paved access drive along the northwest portion of the property connecting to Beechwood Street.
The site plan indicates the applicant is proposing multiple additions to the property.
To enlarge the front porch on the north façade.
To add a covered breezeway along the east façade.
To expand the house along the south facade.
To replace the existing garage in the rear yard.
The new front porch will extend into the 25-foot front yard setback a maximum of
5-feet for a maximum of 23-feet in width.
Section 36-254(d)(1) states “There shall be a front yard setback having a depth of not less than twenty-five (25) feet. “Therefore, the applicant is requesting a variance to allow the
extension of the front porch into the front yard setback reducing the setback to no less than 20-feet in the area of the porch and stairs.
The proposed breezeway and screened porch will extend into the 7-foot side setback a maximum of 4 feet for a maximum of 32 feet in width.
Section 36-254(d)(2) states, “There shall be a side yard setback on each side of the building having a width of not less than ten (10) percent of the average width of the lot, not to
exceed eight (8) feet.”. Therefore, the applicant is requesting a variance to allow the extension of the primary structure (breezeway and screened porch) along the east perimeter of
the property into the side yard setback reducing the setback to no less than 3-feet in the area of the breezeway and porch.
The proposed house additions are within the building area of the lot and require no variance.
The site plan indicates that the proposed new accessory garage structure will be approximately 688-square feet in area and sit upon the existing garage footprint within the 1,725 square
foot rear yard area. The new structure is shown to be larger than the original structure and have a covered porch area along the southeast façade. The new structure will occupy approximately
40% of the required rear yard area.
The site plan indicates that the new accessory garage structure will be located approximately 1-foot-4 inches from the west property line and abut the existing 4-foot easement along
the south property line.
Section 36-156(a)(2)(f) states, “Accessory buildings shall maintain at least a three-foot setback from any side or rear yard property line except where said rear yard abuts on a dedicated
alley. No setback shall be required for an accessory building upon the alley.” Therefore, the applicant is requesting a variance to allow the extension of the accessory structure (garage)
along the west perimeter of the property into the side yard setback reducing the setback from 3-feet to no less than 1-foot-4 inches.
Sec. 36-156(a)(2)(c) states, “Accessory buildings or structures in the R-1 through
R-4A districts shall not be located closer than sixty (60) feet to the front property line, fifteen (15) feet from a street sideline and may not occupy more than thirty (30) percent
of the required rear yard area...” Therefore, the applicant is requesting a variance to allow an accessory garage structure with a minimal expansion to exceed the coverage requirements
to a maximum 40%.
Staff is supportive and finds the request to generally be in conformance with the development pattern in the Heights neighborhood and nearby area. Based on the above assessment and analysis,
staff find the requested variances to be reasonable.
Staff Recommendation:
Staff recommends approval of the following requested variances with conditions:
Front yard setback for the extension of the front porch reducing the setback to no less than 20-feet in the area of the porch and stairs.
Side (east) yard setback for the extension of the primary structure (breezeway and screened porch) along the east perimeter of the property into the side yard setback reducing the setback
to no less than 3-feet in the area of the breezeway and porch.
Side (west) yard setback reduction from the required 3-feet to no less than
1 foot-4 inches for a new accessory garage structure in the rear yard area.
Rear yard coverage area reduction from the required 30% to no more than 40% for an accessory garage structure.
1. A building permit being obtained for all construction.
2. Install trees, if deemed applicable at the time of building permitting, in accordance with Heights Landscape Design Overlay District requirements.