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HomeMy WebLinkAboutZ-8968 Staff AnalysisAUGUST 25, 2014 ITEM NO.: 3 File No.: Z-8968 Owner: Janet Ludwig Applicant: Don Ludwig Address: 2101 N. Spruce Street Description: Lot 13, Block 5, Country Club Heights Addition Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36-156 and 36-254 to allow an accessory structure with reduced separation, reduced street side setback and increased rear yard coverage; and a porch addition 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 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. AUGUST 25, 2014 ITEM NO.: 3 (CON'T. C. Staff Analysis_: The R-2 zoned property at 2101 N. Spruce Street is occupied by a two-story brick and frame single family residence. The property is located at the northeast corner of N. Spruce Street and Stonewall Road. There is a paved alley along the rear (east) property line. A two -car wide driveway from the alley serves a two -car wide carport at the northeast corner of the property. There is a rock retaining wall running along all of the property boundaries. The lot is approximately six (6) to eight (8) feet above the grade of Stonewall Road. The applicant proposes to remove the existing carport structure and construct a new two -car garage, with vehicular entrance from Stonewall Road. The garage will be 29'-3" by 26'-4" in size. It will be located on the rear (east) property line, eight (8) to ten (10) feet back from the south street side property line, and 14 to 16 feet from the north side property line. It will be separated from the house by three (3) to eight (8) feet. The garage will have a short covered walk connection to the house. The garage will cover approximately 52 percent of the required rear yard area (rear 25 feet of the lot). The applicant is also proposing to construct a 24'-8" by 10 foot screened porch on the south side of the residence. The screened porch will have a curved front, with a side setback ranging from zero (0) feet at the center of the porch to three (3) to five (5) feet at the ends. The applicant is also proposing to construct a small covered entry on the front, northwest corner of the house. The covered entry will be set back 32 feet from the front (west) property line and over five (5) feet from the north 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 zoning. Section 36- 156(a)(2)b. requires that accessory structures be separated from principal structures by at least six (6) feet. Section 36-156(a)(2)c. also requires that accessory structures occupy a maximum of 30 percent of the required rear yard area (rear 25 feet of the lot). Section 36-254(d)(2) requires a minimum side setback (principal structure) of five (5) feet for this R-2 zoned lot. Therefore, the applicant is requesting variances from these ordinance standards to allow the new accessory garage structure with a reduced street side setback, reduced separation and increased rear yard coverage, and the screened porch addition with a reduced side setback. The small covered entry conforms to ordinance requirements. Staff is supportive of the requested variances associated with the proposed garage and screened porch construction. Staff views the request as reasonable. The proposed improvements will not be out of character with many other lots in this general area. There are numerous accessory structures in this neighborhood which exceed the maximum rear yard coverage and have reduced setbacks. The fact that the improvements are generally directed toward the south (Stonewall Road) property line, and the lot is elevated along this property line, will lessen the visual impact of the reduced setback. Additionally, there are several other structures to the east, along both sides of Stonewall Road, which have similar setbacks. Staff believes the proposed additions to this property will have no adverse impact on the adjacent properties or the general area. AUGUST 25, 2014 ITEM NO.: 3 CON'T. D. Staff Recommendation: Staff recommends approval of the requested variances, subject to compliance with the Building Codes Comments as noted in paragraph B. of the staff report. BOARD OF ADJUSTMENT (August 25, 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 4 ayes, 0 nays and 1 absent. The application was approved.