HomeMy WebLinkAboutZ-9971_1701 N. Palm Street_Staff Report-DRAFT (2)APRIIL 18, 2024
ITEM NO. 12 Z-9971
1
File No.: Z-9971
Owners: Eric Wippo
Applicant: Eric Wippo (Owner)
Address: 1701 N. Palm Street
Legal Description: Lot 18, except the North 20 feet, and Lot 17, except the South
15 feet thereof, Cliffewood Addition to the City of Little Rock,
Pulaski County, Arkansas
Zoned: R-2
Present Use: Single-family Residence
Proposed Use: Single-family Residence
Variance(s) Requested: A variance is requested from area regulations of Sec. 36-
254(d)(1) to allow a reduced front yard setback in the R-2
district.
A variance is requested from area regulations of Sec. 36-
254(d)(2) to allow a reduced side yard setback in the R-2
district.
A variance is requested from the area regulations of Section
31-12(b) to allow for an encroachment over the front building
line in the R-2 zoning district.
Justification: The applicant’s justification is presented as per the
application.
STAFF REPORT
A. Planning and Development Civil Engineering Comments:
No Comments.
B. Buffering and Landscape Comments:
No Comments.
C. Building Codes Comments:
No Comments.
APRIIL 18, 2024
ITEM NO. 12 Z-9971
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D. Staff Analysis:
The R-2 zoned property is located at 1701 N. Palm Street. The applicant states
that the plan is to build a 12.5’x20’ addition to the front of the existing house. This
addition will encroach into the side setback yard and into the front building line as
shown on the survey drawing.
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 proposed addition to encroach into the front yard
setback as presented in the survey.
Section 36-254(d)(2) states “There shall be a side yard set-back 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 proposed addition to encroach into the side
yard setback as presented in the survey.
Section 31-12(b) states “Building line variances. In those instances where a
recorded subdivision plat has established building setback lines in accordance with
this chapter variances of those lines shall only be granted by the board of
adjustment. That body shall review each building line variance request for hardship
circumstances as required by chapter 36, article II, division 2. Those variances
approved by the board of adjustment shall be reflected upon a replat of the subject
lots which shall be recorded in the office of the circuit clerk of the county. A bill of
assurance amendment shall not be required by the review process nor shall the
administrator sign a bill of assurance. The owner or applicant shall be instructed to
review the filing procedure with the circuit clerk should a revised bill of assurance
be required by that office. Platting costs shall be born by the applicant or owner.”
Therefore, the applicant is requesting a variance to allow the extension of the
proposed addition to encroach into the front building line as presented in the survey.
Staff is supportive of the requested variances. Staff views the requests as
reasonable. The reduction of the side and rear yards for the guest house structure
is similar to development patterns in the area. Staff believes that the requested
variance will have no adverse impact on the surrounding properties.
E. Staff Recommendation:
Staff recommends approval of the requested variance, subject to the descriptions
and any conditions in the “staff analysis”.