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HomeMy WebLinkAboutZ-8896 Staff AnalysisNOVEMBER 25, 2013 ITEM NO.: 5 File No.: Z-8896 Owner/Applicant: Brian Taylor Address: 5908 Hawthorne Road Description: Lot 3, Forest Heights Place Addition Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36-254 to allow an unenclosed 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 0 NJ 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 5908 Hawthorne Road is occupied by a two-story frame single family residence. The property backs up to "V" Street right-of-way. A two - car wide driveway from "V" Street leads to a garage on the north end of the house. The applicant proposes to construct a 5.5 foot by 23 foot covered patio area at the northeast corner of the house, as noted on the attached site plan. The covered NOVEMBER 25, 2013 ITEM NO.: 5 (CON'T.'. patio will be unenclosed on its north, south and east sides. It will be located two (2) feet back from the east side property line. The covered patio will have a six (6) inch overhang with guttering, which will tie into an existing French drain system. The covered porch will have the same architectural style as the other existing porches. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of six (6) feet for this R-2 zoned lot. Therefore, the applicant is requesting a variance to allow the covered porch with a reduced side setback. Staff is supportive of the requested side setback variance. Staff views the request as reasonable. The proposed covered patio will be a one-story, unenclosed structure located within a fenced rear yard area. The applicant notes that it is difficult to grow grass in the area where the patio is proposed and that the area often stays muddy. Staff feels that the proposed covered, unenclosed patio is a good solution, which will provide the applicant with additional useable rear yard space. The house on the property immediately to the east is located approximately seven (7) feet from the dividing side property line. Adequate separation will exist between the two (2) houses. Staff believes the proposed covered patio 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: 1. The covered patio must remain unenclosed on its north, south and east sides. 2. Guttering must be provided to prevent water run-off onto the adjacent property to the east. 3. The covered porch must be constructed to match the architectural style of the existing porches. 4. Compliance with the Building Codes requirements as noted in paragraph B. of the Staff Report. BOARD OF ADJUSTMENT (November 25, 2013) 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.