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Z-8745 Staff AnalysisFEBRUARY 27, 2012 ITEM NO_- 5 File No.: Z-8745 Owner: John and Anne Emerson Applicant: Eugene P. Levy, Cromwell AE Address: 5415 Sherwood Road Description: Lot 1, Villareal's Replat of Lot 188 and part of Lot 187, Prospect Terrace No. 3 Addition Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36-254 to allow a building addition 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 Comment 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. FEBRUARY 27, 2012 ITEM NO.: 5 CON'T. C. Staff Analysis: The R-2 zoned property at 5415 Sherwood Road is occupied by a three-story frame single family residence. The property slopes downward from front to back (north to south). The house has the appearance of being one (1) to 1 '/2 stories in height from the street level, There is a two -car wide driveway from Sherwood Road at the northwest corner of the lot. There is a two -car wide carport at the west end of the residence. The lot contains a 20 foot front platted building line. The applicant proposes to remove the carport portion of the residence and construct a two-story garage at the west end of the house, as noted on the attached site plan. The proposed garage will be located four (4) feet to six (6) feet from the west side property line. The proposed addition will have a two -car garage on the first level and a library on the second floor. The addition will be located well behind the front platted building line, approximately 38 feet back from the front (north) property line. 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 from this ordinance requirement to allow the garage addition with a side (west) setback ranging from four (4) to six (6) feet. Staff is supportive of the requested side setback variance. Staff views the request as reasonable. The slope of the property limits the amount of available buildable area on the lot. The applicant is proposing to construct the garage slightly wider than the existing carport to accommodate today's vehicular widths. The proposed side setback will allow more than adequate separation between the garage addition and the residence to the west. The residence to the west is set back over 20 feet from the dividing side property line, with a very wide driveway/parking area separating the two (2) structures. Staff believes the proposed 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. The building addition being constructed to match the existing residence. 2. Compliance with the Building Codes requirements as noted in paragraph B. of the staff report. FEBRUARY 27, 2012 ITEM NO.: 5 BOARD OF ADJUSTMENT: (February 27, 2012) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval, with conditions. The item was placed on the Consent Agenda and approved, as recommended by staff, with a vote of 5 ayes, 0 nays and 0 absent. FEBRUARY 27, 2012 ITEM NO.: 5 File No.: Z-8745 Owner: John and Anne Emerson Applicant: Eugene P. Levy, Cromwell AE Address: 5415 Sherwood Road Description: Lot 1, Villareal's Replat of Lot 188 and part of Lot 187, Prospect Terrace No. 3 Addition Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36-254 to allow a building addition 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 Comment 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. FEBRUARY 27, 2012 ITEM NO.: 5 CON'T. C. Staff Analysis: The R-2 zoned property at 5415 Sherwood Road is occupied by a three-story frame single family residence. The property slopes downward from front to back (north to south). The house has the appearance of being one (1) to 1 '/Z stories in height from the street level. There is a two -car wide driveway from Sherwood Road at the northwest corner of the lot. There is a two -car wide carport at the west end of the residence. The lot contains a 20 foot front platted building line. The applicant proposes to remove the carport portion of the residence and construct a two-story garage at the west end of the house, as noted on the attached site plan. The proposed garage will be located four (4) feet to six (6) feet from the west side property line. The proposed addition will have a two -car garage on the first level and a library on the second floor. The addition will be located well behind the front platted building line, approximately 38 feet back from the front (north) property line. 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 from this ordinance requirement to allow the garage addition with a side (west) setback ranging from four (4) to six (6) feet. Staff is supportive of the requested side setback variance. Staff views the request as reasonable. The slope of the property limits the amount of available buildable area on the lot. The applicant is proposing to construct the garage slightly wider than the existing carport to accommodate today's vehicular widths. The proposed side setback will allow more than adequate separation between the garage addition and the residence to the west. The residence to the west is set back over 20 feet from the dividing side property line, with a very wide driveway/parking area separating the two (2) structures. Staff believes the proposed 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. The building addition being constructed to match the existing residence. 2. Compliance with the Building Codes requirements as noted in paragraph B. of the staff report. FEBRUARY 27, 2012 ITEM NO.: 5 (CON'T BOARD OF ADJUSTMENT: (February 27, 2012) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval, with conditions. The item was placed on the Consent Agenda and approved, as recommended by staff, with a vote of 5 ayes, 0 nays and 0 absent.