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HomeMy WebLinkAboutZ-9066 Staff AnalysisSEPTEMBER 28, 2015 ITEM NO.: D File No.: Owner: Applicant: Address: Description - Zoned: Z-9066 Ronda LeAnn Sears Carolyn Lindsey 1904 N. Jackson Street Lot 33, Shadowlawn Addition R-2 Variance Requested: A variance is requested from the area provisions of Section 36-254 to allow a building 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 01 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 building 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. SEPTEMBER 28, 2015 ITEM NO.: D (CON'T.) C. Staff Analysis: The R-2 zoned property at 1904 N. Jackson Street is occupied by a one-story brick and frame single family residence. The property is located on the west side of N. Jackson Street, south of Club Road. There is a one -car wide driveway at the northeast corner of the lot. The driveway leads to a one -car wide garage at the northwest corner of the residence. The garage portion of the residence is located three (3) feet back from the north side property line. The applicant proposes to construct one-story brick and frame additions to the rear (west end) of the existing residence, as noted on the attached site plan. The project also includes enclosing the existing garage area for living space. The proposed addition at the northwest corner of the residence will maintain the same three (3) foot north side setback on the existing house. The additions will be located 36 feet to 51 feet back from the rear (west) property line, and nine (9) feet to 32 feet back from the south side property line. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of five (5) feet for this R-2 zoned lot. Therefore, the applicant is requesting a variance to allow a portion of the proposed additions with a reduce side (north) setback. All other setbacks conform with ordinance requirements. Staff is supportive of the requested side setback variance. Staff views the request as reasonable. The proposed addition at the northwest corner of the residence will maintain the same three (3) foot side setback as the existing structure. The proposed side setback for the addition will not be out of character with other side setbacks in this neighborhood. Additionally, there will be no separation issues, as there are no structures on the property to the north which will be adjacent to the proposed addition. Staff believes the proposed addition 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 compliance with the Building Codes requirements as noted in paragraph B. of the Staff Report. BOARD OF ADJUSTMENT (August 31, 2015) Staff informed the Board that the application needed to be deferred to the September 28, 2015 agenda, based on the fact that the applicant failed to complete the required notifications to surrounding property owners. The item was placed on the Consent Agenda for deferral to the September 28, 2015 agenda as recommended by staff. The vote was 4 ayes, 0 nays, 0 absent and 1 abstention (Lindsey -Polk). The application was deferred. 2 SEPTEMBER 28, 2015 ITEM NO.: D (CON'T_) BOARD OF ADJUSTMENT (September 28, 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 3 ayes, 0 nays, 1 absent and 1 recusal (Lindsey -Polk). The application was approved.