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HomeMy WebLinkAboutZ-8813 Staff AnalysisNOVEMBER 26, 2012 File No.: Z-8813 Owner: Ruth Anne Cooper Applicant: Terry Choat Address: 5726 Stonewall Road Description: Lot 128, Forest Heights Plan Addition Zoned: R-2 Variance Requested: Variances are requested from the area provisions of -Section 36- 156 to allow reconstruction of a carport/garage structure with reduced side setback and separation from principal structure. 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 Comment. 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. NOVEMBER 26, 2012 M NO.: 2 (CON'T. C. Staff Analysis: The R-2 zoned property at 5726 Stonewall Road is occupied by a one-story frame single family residence. There is a one -car wide driveway from Stonewall Road at the southeast corner of the property. The drive leads to a one-story carport/garage structure at the northeast corner of the residence. The existing carport/garage structure is 1.2 to 1.5 feet back from the east side property line and 67 feet back from the front (south) property line. There is three (3) feet to five (5) feet of separation between the carport/garage structure and the house. Because of existing drainage problems associated with the existing carport/garage structure, the applicant proposes to remove the existing structure and replace it with a new similar structure. The new accessory carport/garage structure will be constructed on the existing improved foundation and pulled in slightly to have a side setback of 1.5 feet to the structure's overhang and approximately 1.84 feet to the exterior wall of the garage. The carport portion will be unenclosed on its south, east and west sides. The carport will have a small covered walkway between it and aside door. Section 36-156(a)(2)f. of the City's Zoning Ordinance requires a minimum side setback of three (3) feet for accessory structures in residential zones. Section 36- 156(a)(2)b. requires that accessory structures be separated from principal structures by at least six (6) feet. Therefore, the applicant is requesting to re -build the existing carport/garage structure with a reduced side setback and separation from the house. Staff is supportive of the requested variance. Staff views the request as reasonable. The applicant is proposing to re -build an accessory structure which has existed on the property for a number of years. The existing structure appears to have had no negative impact on the adjacent properties. The applicant is proposing to slightly improve the existing side setback encroachment. The proposed re -constructed accessory building will not be out of character with other similar structures throughout this neighborhood. Adequate separation will exist between the proposed accessory structure and the existing house to the east. Staff believes the requested re -construction of the existing accessory structure will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested variances, subject to the following conditions: 1. Compliance with the Building Codes requirements as noted in paragraph B. of the staff report. 2. The accessory structure must be constructed to match the existing residence. 3. Guttering must be provided to prevent water run-off onto the adjacent property to the east. NOVEMBER 26, 2012 ITEM NO.: 2 (CON'T.) BOARD OF ADJUSTMENT: (November 26, 2012) 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 4 ayes, 0 nays and 1 absent.