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HomeMy WebLinkAboutZ-4948-A Staff AnalysisJULY 25, 2011 ITEM NO File No.: Z -4948-A Owner: George and Cynthia Bequette Applicant: Cindy Bequette Address: 5525 N. Grandview Road Description: Lot 59, Grandview Addition Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36- 254 and the building line provisions of Section 31-12 to allow a carport/porch addition with reduced side setback and which crosses a front platted building line. 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 Warks Issues: No Comments B. Buildinq 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 form the property line. Contact the City of Little Rock Building Codes at 371-4832 for additional details. JULY 25, 2011 ITEM NO.: 1 CON'T. C. Staff Analysis: The R-2 zoned property at 5525 N. Grandview Road is occupied by a one-story frame single family residence. The property is located on the south side of N. Grandview Road, east of N. Taylor Street. There is a two -car wide driveway at the northeast corner of the property, with a parking pad in the front yard area. The lot contains a 30 foot front platted building line. The applicant is proposing to construct a one-story porch/carport addition to the front (north) of the residence, as noted on the attached site plan. The carport portion of the addition will be located 25 feet back from the front (north) property line, with the porch portion being 30.5 feet to 32 feet from the front property line. A side setback (east side) of 3.5 feet is proposed for the addition. The proposed porch/carport addition will be unenclosed on its north and east sides. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of six (6) feet. Section 31-12( c) of the Subdivision Ordinance requires that building line encroachments be reviewed and approved by the Board of Adjustment. Therefore, the applicant is requesting variances from these ordinance standards to allow the building addition with reduced side setback and which crosses a front platted building line. Staff is supportive of the requested variances. Staff views the request as reasonable. The proposed front setback is not out of character with the neighborhood. Other homes along the south side of N. Grandview Road to the east have similar front building setbacks. The residence immediately to the west is located closer than 25 feet (side yard relation) to the N. Grandview Road property line. Additionally, the slight curvature to N. Grandview Road at this location will aid in the residence (after addition) aligning with the other homes to the east. Staff believes the proposed porch/carport addition will have no adverse impact on the adjacent properties or the general area. If the Board approves the building line variance, the applicant will have to complete a one -lot replat reflecting the change in the platted front building line for the addition. The applicant should review the filing procedure with the Circuit Clerk's office to determine if the replat requires a revised Bill of Assurance. D. Staff Recommendation: Staff recommends approval of the requested setback and building line variances, subject to the following conditions: 1. Completion of a one -lot replat reflecting the change in the front platted building line as approved by the Board. 2. The building addition must be constructed to match the existing residence. 3. Compliance with the Building Codes requirements as noted in paragraph B. of the Staff report. 4. The porch/carport addition must remain unenclosed on its north and east sides. JULY 25, 2011 ITEM NO.: 1 (CON'T. BOARD OF ADJUSTMENT: (JULY 25, 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.