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HomeMy WebLinkAboutZ-6190-A Staff AnalysisJUNE 29, 2015 File No.: Z -6190-A Owner: Jordan and Angie Johnson Applicant: Chris Milligan Address: 5729 N. Country Club Blvd. Description: Southeast corner of N. Country Club Blvd. and N. Pierce Street Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36-156 to allow a detached garage with reduced separation and increased rear yard coverage. 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. 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. JUNE 29, 2015 ITEM NO.: 1 (CON'T. C. Staff Analysis: The R-2 zoned property at 5729 N. Country Club Blvd. is occupied by a two-story brick single family residence. The property is located at the southeast corner of N. Country Club Blvd. and N. Pierce Street. A one-story frame garage is located in the rear yard area. A two -car wide driveway from N. Pierce Street is located at the southwest corner of the lot. The applicant proposes to remove the existing detached garage and construct a new 1.5 story detached garage, as noted on the attached site plan. The new garage will be 24 feet by 28 feet in size. It will be located approximately 24.5 feet back from the west street side property line, 7.5 feet from the east side property line and three (3) feet from the rear (south) property line. The proposed garage will be separated from the existing residence by 5 feet — 2 inches, and will occupy approximately 41 percent of the required rear yard area (rear 25 feet of the lot). Section 36-156(a)(2)b. of the City's Zoning Ordinance requires that accessory structures be separated from principal structures by at least six (6) feet. Section 36-156(a)(2)c. allows accessory structures to occupy up to 30 percent of a required rear yard area (rear 25 feet of a single family lot). Therefore, the applicant is requesting variances from these ordinance standards to allow the proposed accessory garage building with a slightly reduced separation and increased rear yard coverage. Staff is supportive of the requested variances. Staff views the request as reasonable. The requested 5 foot — 2 inch separation between the proposed accessory garage and the residence is less than one (1) foot shy of the ordinance requirement. The requested 41 percent rear yard coverage will be compatible with the neighborhood. There are numerous other accessory structures within this neighborhood which have increased rear yard coverage. The proposed accessory garage structure will occupy essentially the same footprint (with slight enlargement) as the existing accessory garage. Staff believes the proposed garage will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested separation and coverage variances, subject to compliance with the Building Codes requirements as noted in paragraph B. of the staff report. BOARD OF ADJUSTMENT (June 29, 2015) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda for approval as recommended by staff. The vote was 4 ayes, 0 nays and 1 absent. The application was approved. City of Little Rock Department of Planning and Development Planning 723 West Markham Street Zoning and Little Rock, Arkansas 72201-1334 Subdivision Phone: (501) 371-4790 Fax: (501) 399-3435 or 371-6863 Dwellings. Inc. Chris Milligan 2224 Cantrell Road Little Rock. AR 72202 Date: July 1. 201 Dear Mr. Milligan: Re: Case No. Z -6190-A Location: 5729 N. Country Club Blvd. Issue: Setback and Coverage Variances This is to advise you that in connection with your application case no. Z -6190-A the following action was taken by the Board of Adjustment at its meeting on June 29, 2015. (a) (b) X (c) (d) (e) (f) X (g) Approved the application as filed. Approved the application with conditions. Denied the application. Deferred the application to the meeting. Withdrew the application. See attached Board of Adjustment minute record for conditions. Other: If a variance application is approved by the Board of Adjustment, all permits necessary for the initiation of work shall be obtained within two (2) years from the date of approval, unless an extension of time is granted by the Board. Otherwise, the Board approval of the application shall be considered void. According to the City's Zoning Ordinance Section 36-70: "Appeals from the decision of the Board of Adjustment shall be filed with the appropriate court of jurisdiction. This filing must occur within thirty (30) calendar days of the action by the Board of Adjustment." If you have any questions, please call me at 371-4792. Sincerely, Monte Moore. Zoning and Code Enforcement Administrator Department of Planning and Development MM/vh