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HomeMy WebLinkAboutZ-7610-A Staff AnalysisFEBRUARY 24, 2014 ITEM NO.: 4 File No.: Z -6839-A Owner: Patricia Bailey Applicant: Carolyn Lindsey Address: 2515 N. Grant Street Description- Lot 3 and part of Lot 2, Block 27, Park View Addition Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36-254 to allow a carport addition and steps with reduced 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 0 C Public Works Issues: 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-2 zoned property at 2515 N. Grant Street is occupied by a one-story frame single family residence. The property is located on the east side of N. Grant Street, between "X" and "W" Streets. A one -car wide driveway is located at the northwest corner of the lot. FEBRUARY 24, 2014 ITEM NO.: 4 CON'T. The applicant proposes to construct an unenclosed carport with outside enclosed storage on the north side of the residence, as noted on the attached site plan. The proposed carport will maintain the 2.7 foot side (north) setback as the existing residence. The carport addition will be unenclosed on its north and west sides. The applicant also proposes to enlarge the front porch, also shown on the attached site plan. The porch addition will be located 25 feet back from the front property line and will include new steps (three (3) steps). The front steps will be located 23 feet back from the front property line, as measured to the second step. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of 7.25 feet for this R-2 zoned lot. Section 36-254(d)(1) requires a minimum front setback of 25 feet. Therefore, the applicant is requesting a variance from these ordinance requirements to allow the carport addition with a reduced side setback and the front steps with a reduced front setback. Staff is supportive of the requested setback variances. Staff views the request as reasonable. The proposed carport addition will be an unenclosed addition which will maintain the same 2.7 foot side setback as the existing house. The northeast corner of the house is located 1.3 feet from the north side property line. The proposed side setback will not be out of character with other residences in this general area. Staff views the reduced front setback as a very minor issue. Only two (2) steps will encroach into the required 25 foot front yard. Staff believes the proposed additions with reduced setbacks will have no adverse impact on the adjacent properties or the general area. Adequate separation will exist between this structure and the residence to the north. D. Staff Recommendation: Staff recommends approval of the requested setback variances, subject to the following conditions: (1) The carport addition must remain unenclosed on its north and west sides. (2) The front steps must remain uncovered and unenclosed. (3) Compliance with the Building Codes requirements as noted in paragraph B. of the staff report. (4) Guttering must be provided on the carport addition to prohibit water run-off onto the adjacent property to the north. BOARD OF ADJUSTMENT (February 24, 2014) 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 5 ayes, 0 nays and 0 absent. The application was approved. Yeary Lindsey Architects Mr. Monte Moore January 28, 2014 Department of Neighborhoods and Planning 723 West Markham Little Rock, AR 72201 RE: Application for Side and Front Yard Variance Patti Bailey Residence 2515 N. Grant St. Dear Monte, We are requesting a variance for the purpose of building a carport and outdoor storage area in front of the existing garage (which is to be taken in for heated and cooled space) near the new side entry to the house. The new side entry under the carport will allow one to enter into the existing kitchen location. This will result in a reduced north side yard setback of 2'-8° at the carporVstorage structure. We are enlarging the front porch toward the north and relocating the front door. We are proposing a relocation of the 3 steps off this porch toward the street, allowing for a sidewalk tie in to the existing parking pad in front of the house. All of the houses in this block, on this side of the street, have off street parking with a sidewalk leading to the front porch. While these steps will project into the front setback, only the first two off the porch would be considered an encroachment. The front yard setback would be reduced to 23' at the location of the steps. The massing of the carport is such that the roof will pitch to the east and the west with a shed dormer to the west and a 6" overhang to the north. The carport will remain open on the west and north sides with the house proper enclosing the south and east sides. An approximately 24" tall existing stone retaining wall separates our yard from the neighbor to the north. The remaining portion of the project includes a complete remodel of the kitchen, master bedroom area and the closets for the remaining bedrooms. All of this construction is within the confines of the existing structure. We feel the side yard variance is justified for the carport due to the existing plan configuration and existing curb cut and driveway location. While there is space on the lot for a carport to the south of the house, that is the private side of the house with 2 bedrooms and a bath. The front yard variance to allow the porch steps reinforces the traditional street appeal of the houses on this block. Thank you for your time and consideration. Sincerely, Carolyn Lin ey, AIA 3416 Old Cantrell Road Little Rock, Aarkansas 72201 501-372-5940 FX: 501-663-0043 OCTOBER 28, 2019 ITEM NO.: 2 File No.: Owner: Applicant: Address: Description: Zoned: Variance Requested: Justification: Z -761 0-A Robert Johnson and Ricki Fran Robert Johnson 4820 Country Club Blvd. Lots 9 and 10, Block 14, Newton's Addition R-2 A variance is requested from the area provisions of Section 36-254 to allow a carport addition with a reduced side setback. 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 /_\ C Public Works Issues: 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-2 zoned property located at 4820 Country Club Blvd. is occupied by a two- story frame single family residence. The property is located on the north side of Country Club Blvd., between N. Jackson and N. Spruce Streets. There is an existing OCTOBER 28, 2019 ITEM NO.: 2(CON'T. -761 one -car wide driveway from County Club Blvd. at the southeast corner of the property. The driveway extends along the east side of the residence. The applicant proposes to construct a one -car wide carport addition on the east side of the residence, as noted on the attached site plan. The proposed carport addition will be located 1.5 feet back from the east side property line, as measured to the support posts. The carport addition will be unenclosed on its north, south and east sides. The roof slope will be in a north/south direction. Sections 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of 6.5 feet for this R-2 zoned lot. Therefore, the applicant is requesting a variance to allow a reduced side setback for the proposed carport addition. Staff is supportive of the requested side setback variance for the proposed carport addition. Staff views the request as reasonable. The proposed carport addition will be unenclosed on its north, south and east sides. The carport addition will not be out of character with other accessory structures and carport additions to principal structures (with reduced side setbacks) throughout this neighborhood. The proposed 1.5 foot side setback will allow a minimal area for the structure to be constructed and maintained without encroaching onto the adjacent property to the east. Staff believes the proposed carport addition with reduced 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: Compliance with the Building Code comments as noted in paragraph B. of the agenda staff report. 2. The carport is to remain unenclosed on its north, south and east sides. 3. Guttering must be provided, if the roof slope dictates, to prohibit water run-off onto the adjacent property to the east. 4. The roof overhang must not extend past the east side property line. Board of Adjustment (October 28, 2019) 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 and approved, as recommended by staff. The vote was 3 ayes, 0 noes and 2 absent. 2 !*,t, .+= F ® 71.0 The reason we are requesting this variance is to build an addition to our current residence. We are wishing to add a carport. This will Delp shelter our family during the tures of inclement weather and allow us to enter the side door to remain out of the elements. The post of the neve addition will be no less than 16 inches away from the property line and the over hang will be no less than 6 inches away from the property line. Three sides will be left open. The pitch will ensure no runoff on to our neighbors property.