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HomeMy WebLinkAboutZ-4792-A Staff AnalysisJUNE 273 2011 ITEM NO.: A File No.: Z -4792-A Owner: Richard Watts Applicant: Patty Opitz Address: 2324 N. Tyler Street Description: Part of Lot 9, Block 6 Newton's Addition Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36- 254 to allow a porch/balcony addition and garage addition with reduced front and side setbacks. 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. Staff Analysis: The R-2 zoned property at 2324 N. Tyler Street is occupied by a two-story brick and frame single family residence. The property is located on the west side of N. Tyler Street, at the entrance to the Diocese of Little Rock/St. John's Catholic Center facilities at 2500 N. Tyler Street. There is a one -car wide driveway from N. Tyler Street at the southeast corner of the lot. There is a one -car wide garage at the southeast corner of the residential structure. The applicant is proposing to construct a two-story garage and covered balcony addition to the front (east) of the existing residence, as noted on the attached site plan. The garage portion of the addition will include a two -car garage on the first level and storage on the second floor. It will be located 8 feet — 2 inches back from the front (east) property line. This portion of the addition will maintain the same 4.9 foot side (south) setback as the existing house. The two-story covered balcony portion will be 10 feet wide with a porch on the ground level with balcony above. It will be located 18 foot -2 inches hack from the front (east) property line and seven (7) feet back from the north side property line. A new two -car wide concrete driveway from N. Tyler Street will access the proposed garage addition. JUNE 27, 2011 ITEM NO.: A CON'T. Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum 25 foot front building setback for R-2 zoned lots. Section 36-254(d)(2) requires a minimum 6.8 foot side setback. Therefore, the applicant is requesting variances from these ordinance requirements to allow the proposed garage/covered balcony addition with reduced front and south side setbacks. Staff is supportive of the requested setback variances. Staff views the request as reasonable. The residence at 2324 N. Tyler Street has a side yard relation to the residence immediately to the south at the northwest corner of N. Tyler Street and Hawthorne Road. There is a detached garage on the adjacent property which has approximately the same setback from the N. Tyler Street property line as the proposed garage addition. The property immediately to the north is the large Diocese of Little Rock property. In addition the subject property does not have enough room on either side of the residence for a driveway into the rear yard area. So, the construction of a garage on the rear of the structure is not an option. Staff believes the proposed addition to the front of the house will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested front and side setback variances, subject to the following conditions: 1. A building permit must be obtained for all construction. 2. The two-story covered balcony portion must remain unenclosed on its east and north sides. BOARD OF ADJUSTMENT: (MAY 23, 2011) Staff informed the Board that the application needed to be deferred to the June 27, 2011 agenda based on the fact that the applicant failed to complete notifications to the surrounding property owners. The item was placed on the Consent Agenda and deferred to the June 27, 2011 agenda with a vote of4 ayes, 0 nays and 1 absent. BOARD OF ADJUSTMENT: (JUNE 27, 2011) 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.