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HomeMy WebLinkAboutZ-8944 Staff AnalysisJUNE 30, 2014 ITEM NO.: C File No.: Z-8944 Owner: Adell A. Fogleman Revocable Trust Applicant: Carolyn Lindsey Address: 5236 N. Grandview Road Description: Lot 31 and parts of Lots 30 and 32, Grandview Addition Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Sections 36-254 and 36-156, and the building line provisions of Section 31-12 to allow a carport addition with reduced setbacks and building line encroachment, and a detached carport with 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: If the Board approves this application, the approval will not include the proposed new parking pad in the right-of-way, along the front property line. The new parking pad must be approved through a franchise application. Contact Bennie Nicolo at 371-4818 for details. 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. JUNE 30, 2014 ITEM NO.: C CON'T. C. Staff Analysis: The R-2 zoned property at 5236 N. Grandview Road is occupied by a one-story brick and frame single family residence. A 20 foot wide alley right-of-way runs along the rear (north) property line. A two -car wide driveway from the alley at the northeast corner of the property serves as access. A frame accessory building is located at the south end of the driveway, within the rear yard area. A swimming pool is also located in the rear yard. The lot contains a 30 foot front platted building line. The applicant proposes to construct two (2) carport additions (one-story) to the property, as noted on the attached site plan. The first is a carport addition at the southeast corner of the house. The carport addition will be approximately 14 feet wide and 23 feet deep. The proposed addition will cross the front platted building line by 14 to 16 feet, resulting in a front setback of 14 feet at the addition's southeast corner and 16 feet at the southwest corner. The side (east) setback will range from 1.5 feet to 5.5 feet. The carport addition will be unenclosed on its south, east and west sides. This proposed carport addition will include a new driveway from N. Grandview Road at the southeast corner of the lot. The applicant is also proposing a new parking pad within the right-of-way along the front (south) property line. The second carport addition will be to the north side of the existing detached frame structure in the rear yard area. This carport addition will be 20 feet by 22 feet in area and cover a portion of the existing driveway. The addition will be located one (1) foot to five (5) feet back from the east side property line and approximately 28.5 feet back from the rear (north) property fine. This detached carport addition will be unenclosed on its north and east sides. There will be a wall along the west side adjacent to the swimming pool area. Sections 36-254(d)(1) and (2) of the City's Zoning Ordinance require minimum front and side setbacks of 25 feet and eight (8) feet for the attached carport addition. Section 31-12 (c ) of the Subdivision Ordinance requires that building line encroachments be reviewed and approved by the Board of Adjustment. Section 36-156(a)(2)f. requires a minimum side setback of three (3) feet for accessory structures in R-2 zones. Therefore, the applicant is requesting variances from these ordinance requirements to allow the proposed attached carport addition with reduced front and side setbacks and building line encroachment, and the proposed detached carport addition with a reduced side setback. Staff does not support the variances, as requested. Staff has no issues with the Proposed detached carport addition and supports its side setback variance. However, staff does not support the proposed front setback and building line variances associated with the proposed attached carport addition at the southeast corner of the residence. Staff feels that the proposed front encroachment will be out of character with the other homes along the north side of N. Grandview Road, between N. Taylor Street and Blue Ridge Circle. There are no similar carportladdition-type encroachments within this area. Although it may not be an ideal situation for the property owner, an option for covered parking does exist in the JUNE 30, 2014 ITEM NO.: C (CON'T. rear yard area. The other homes along this stretch of N. Grandview Road (north side) take access from the rear alley. Staff believes the proposed attached carport addition with front encroachment will have a negative visual impact on the adjacent properties and others along N. Grandview Road. If the Board approves the building line variance, the applicant will have to complete a one -lot replat reflecting the change in the platted front building line for the addition. The applicant should review the filing procedure with the Circuit Clerk's office to determine if the replat requires a revised Bill of Assurance. D. Staff Recommendation: Staff recommends denial of the requested variances associated with the proposed carport additions. BOARD OF ADJUSTMENT (May 19, 2014) Staff informed the Board that the applicant submitted a letter requesting deferral of the application to the June 30, 2014 Agenda. Staff supported the deferral request. The item was placed on the Consent Agenda for deferral to the June 30, 2014 Agenda. The vote was 4 ayes, 0 nays and 1 absent. The application was deferred. Staff Update: On June 3, 2014 the applicant submitted a revised site plan for the proposed carport addition at the front, southeast corner of the residence. The new plan reduces the size (depth) of the proposed carport addition. The front setback has been increased from 14/16 feet to 20/22.5 feet. The side setback remains the same, ranging from 1.5 feet to four (4) feet. The proposed carport addition will cross the front platted building line by 7.5 to 10 feet. The proposed carport addition to the rear of the detached frame structure (rear yard) remains unchanged. A copy of the applicant's revised site plan is a separate attachment to the Board's agenda packet. The staff recommendation on the revised site plan will be presented to the Board at its agenda meeting. BOARD OF ADJUSTMENT (June 30, 2014) The applicant was present. There were no objectors present. Staff presented the revised application with a recommendation of approval, with the following conditions: 1. Completion of a one -lot replat reflecting the change in the front platted building line as approved by the Board. JUNE 30, 2014 ITEM NO.: C (CON'T. 2. The front carport addition must remain unenclosed on its south, east and west sides. 3. The rear carport addition must remain unenclosed on its north and east sides. There was no further discussion. The item was placed on the Consent Agenda for approval as revised and recommended by staff. The vote was 3 ayes, 0 nays, 1 absent and 1 abstention (Lindsey Polk). The application was approved.