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HomeMy WebLinkAboutZ-8820 Staff AnalysisNOVEMBER 26, 2012 ITEM NO.: 5 File No.: Z-8820 Owner: Robert and Mary Gammill Applicant: Gary Milam Address: 2107 N. Palm Street Description: Lot 13 and 14, Block 4, Country Club Heights Addition Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36-156 to allow reconstruction of a storage building with reduced street side setback 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 0 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. NOVEMBER 26, 2012 ITEM NO.: 5 (CON'T. C. Staff Analysis: The R-2 zoned property at 2107 N. Palm Street is occupied by a two-story frame single family residence. The property is located at the northeast corner of N. Palm Street and Stonewall Road. An alley runs along the rear (east) property line. Two (2) accessory structures are located within the rear yard area, along the rear property line. The larger structure is a carport/storage structure (approximately 1,565 square feet total) and is located near the northeast corner of the lot. The small accessory structure is a 420 square foot (20.5 feet by 20.5 feet) garage/storage structure at the southeast corner of the lot. Both accessory structures are one-story in height. Both structures together occupy approximately 65 percent of the required rear yard area (rear 25 feet of the lot). The applicant proposes to remove the smaller 20.5 foot by 20.5 foot accessory structure and replace it with a new one-story structure of the same size. The applicant notes that much of the structure is rotten and in a state of disrepair. The structure is located approximately one (1) foot from the rear (east) property line and 8.5 feet from the south street side property line. Section 36-156(a)(2)c. of the City's Zoning Ordinance requires a minimum street side setback of 15 feet for accessory structures in R-2 zones. This section also allows accessory structures to occupy up to 30 percent of the required rear yard area (rear 25 feet of the lot). Therefore, the applicant is requesting variances from these ordinance standards to allow re -construction of the smaller accessory structure with a decreased street side setback and increased rear yard coverage. Staff is supportive of the requested variances. 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 and is currently in a state of disrepair. The structure appears to have had no negative impact on the surrounding properties since it has existed on the site. The applicant is proposing to re -build the structure utilizing the same building foot print and building height. Staff believes the requested variances associated with the 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 setback and coverage 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 principal structure. NOVEMBER 26, 2012 ITEM NO.: 5 (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.