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HomeMy WebLinkAboutZ-6492-A Staff AnalysisJANUARY 27, 2020 ITEM NO.: 1 File No.: Z -6492-A Owner/Applicant: Guy and Kay Maris Address: 3607 Lilac Terrace Description: Lot 53-R, Riverside Addition Zoned: R-3 Variance Requested: A variance is requested from the area provisions of Section 36-255 to allow a carport 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: 10 No Comments 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 - Staff Analysis: The R-3 zoned property at 3607 Lilac Terrace is occupied by a two-story frame single family residence. The property is located on the south side of Lilac Terrace, east of Cantrell Road. A one -car wide ribbon driveway is located at the northwest corner of the lot. The driveway appears to be a shared driveway with the property immediately to the west. The lot contains a 26 foot front platted building line. JANUARY 27, 2020 ITEM NO.: 1 CON'T. Z -6492-A The applicant is in the process of constructing a one-story addition to the rear of the residence as noted on the attached site plan. The addition will be 30 feet by 33 feet (990 square feet) in area. The addition will be located at least 10 feet back from the east and west side property lines and 27 to 29 feet back from the rear (south) property line. As part of the project, construction of a 10.4 foot by 17.4 foot carport addition along the west side of the new addition was started. The carport portion is located on the west side property line, with a zero (0) side setback. The applicant is continuing construction on the main addition, but has suspended construction on the carport portion pending action by the Board of Adjustment. Section 36-255(d)(2) of the City's Zoning Ordinance requires a minimum five (5) foot side setback for the proposed carport addition. Therefore, the applicant is requesting a variance to allow the carport addition with a zero (0) side setback. Staff is not supportive of the requested side setback variance. Staff does not view the request as reasonable. The zero (0) side setback will not allow the structure to be constructed and maintained without encroaching onto the adjacent property to the west. Staff can typically support a minimum side setback of 1.5 feet for open, carport -type structures. Additionally, staff does not know how a carport structure on the west side of the residence will impact the cross access issue. Staff believes the proposed carport addition with reduced side setback will have an adverse impact on the adjacent property to the west. D. Staff Recommendation: Staff recommends denial of the requested side setback variance. Board of Adjustment (January 27, 2020) Guy Maris was present, representing the application. There was one (1) objector present. Staff presented the application with a recommendation of denial. Guy Maris addressed the Board in support of the application. He noted that the carport structure would create no fire hazard. He explained that the proposed carport structure created no cross -access issue with the property to the west. He noted that the carport addition would not be out of character with the neighborhood. He stated that a 1.5 foot side setback could be provided. Chairman Allison expressed concern because the neighbors immediately to the west was objecting to the variance request. Carolyn Lindsey Polk noted that she would like to see a minimum 1.5 foot side setback. Teresa Ricketts addressed the Board in opposition. She expressed concern with the zero (0) side setback and drainage. She noted that she would be acceptable of a 1.5 foot side setback. JANUARY 27, 2020 ITEM NO.. 1 (CCN'T.) Z -6492-A Mr. Maris revised the application to provide a 1.5 foot side setback for the carport addition. Staff supported the revised application to provide a 1.5 foot side setback, subject to the following conditions: 1. Guttering must be provided to prevent water run-off onto the property immediately to the west. 2. The carport addition must remain unenclosed on its north, south and west sides. A motion was made to support the revised application, as recommended by staff. The motion passed by a vote of 4 ayes, 0 nays and 1 absent. The revised application was approved.