HomeMy WebLinkAboutZ-9051 Staff AnalysisAUGUST 31, 2015
ITEM NO.: E
File No..-
Owner:
o.:Owner:
Applicant:
Address.-
Description'.
ddress:Description:
Zoned:
Z-9051
Addison and Allison Anthony
Jim Yeary
1917 N. Spruce Street
East side of N. Spruce Street, south of Club Road
R-2
Variance Requested: Variances are requested from the area provisions of Section
36-156 to allow an addition to an existing accessory building
with reduced side setback and separation from a 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
0
IV
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 31, 2015
ITEM NO.: E (CON'T.
C. Staff Analysis:
The R-2 zoned property at 1917 N. Spruce Street is occupied by a two (2) story
frame single family residence. There is a circular driveway from N. Spruce Street
within the front yard area. The driveway extends along the south side of the house
to a carport/storage accessory structure at the southeast corner of the lot. The
exiting accessory structure is located 1.4 feet back from the south side property
line.
The applicant proposes to remove the carport portion of the existing accessory
structure and replace it with a new one (1) story garage, as noted on the attached
site plan. The new garage will be attached to the storage portion of the existing
accessory building, and maintain the existing 1.4 foot side setback. The new
accessory garage will be located well over 60 feet back from the front (west)
property line, and will be separated from the house (principal structure) by four (4)
feet. A covered walkway will connect the house to the proposed garage structure.
Section 36-156(a)(2)b. of the City's Zoning Ordinance requires that accessory
structures be separated from principal structures by at least six (6) feet in single
family zoning. Section 36-156(a)(2)f. requires a minimum three (3) foot side
setback for accessory structures. Therefore, the applicant is requesting variances
from these ordinance requirements to allow the accessory garage addition with
reduced side setback and separation from the principal structure.
Staff is supportive of the requested setback and separation variances. Staff views
the request as reasonable. Similar side setback and separation encroachments
exist throughout this neighborhood. The 1.4 foot side setback should allow
construction and maintenance of the proposed garage structure without
encroaching onto the property immediately to the south. The existing house to the
south is located approximately 15 feet back from the dividing side property line,
with a driveway on the adjacent property which will be located between the
adjacent house and the proposed accessory garage structure. Staff believes the
proposed accessory garage with reduced side setback and separation from the
principal 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 separation variances,
subject to compliance with the Building Codes requirements as noted in paragraph
B. of the staff report.
N
AUGUST 31, 2015
ITEM NO.: E (CON'T.)
BOARD OF ADJUSTMENT
(July 27, 2015)
Staff informed the Board that the applicant requested this application be deferred to the
August 31, 2015 agenda in order to complete the required notifications to surrounding
property owners. Staff supported the deferral request.
The item was placed on the Consent Agenda for deferral to the August 31, 2015 as
recommended by staff. The vote was 4 ayes, 0 nays and 1 absent. The application
was deferred.
BOARD OF ADJUSTMENT
(August 31, 2015)
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, 0 absent and 1 abstention (Lindsey -Polk). The
application was approved.
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