HomeMy WebLinkAboutZ-9376 Staff AnalysisJANUARY 28, 2019
ITEM NO.: B
File No.: Z-9376
Owner: John and Stacy Grobmeyer
Applicant: Carolyn Lindsey
Address: 1809 N. Monroe Street
Description East side of N. Monroe Street, north of Cantrell Road
Zoned: R-2
Variance Requested: A variance is requested from the area provisions of Section
36-156 to allow an addition to an accessory structure 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
All
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.
JANUARY 28, 2018
ITEM NO.: B CON'T.) Z-9376
C. Staff Analysis:
The R-2 zoned property located at 1809 N. Monroe Street is occupied by a one-story
brick and frame single-family residence. The property is located on the east side of
N. Monroe Street, north of Cantrell Road. A one -car wide driveway is located at the
northwest corner of the lot. The driveway extends along the north side of the
residence and leads to a one-story frame garage at the northeast corner of the lot.
The existing garage is located four (4) feet back from the rear (east) property line
and 0.8 foot back from the north side property line.
The applicant proposes to make several small additions, including a covered patio
area, to the principal structure, as noted on the attached site plan. The applicant
also proposes to make two (2) small additions to the accessory garage structure,
including a covered walkway connection between the two (2) structures. All of the
proposed additions will conform with ordinance standards, with the exception of the
small addition to the front (west) of the accessory garage structure. This proposed
addition will be 4.5 feet wide and be located 1.5 feet back from the north side
property line. The addition is being made to increase the depth of the garage to
allow for vehicle parking inside.
Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side
setback of 7.5 feet for this R-2 zoned lot. Therefore, the applicant is requesting a
variance to allow a reduced side setback for the proposed addition to the front (west)
of the accessory structure.
Staff is supportive of the requested variance to allow a reduced side setback for the
addition. Staff views the request as reasonable. The proposed setback will not be
out of character with other accessory structures throughout this neighborhood. The
encroachment is comprised of only a 4.5 foot wide addition to the accessory
structure. This represents a total of 27 square feet of encroachment into the required
side setback. The addition will be located further back from the north side property
line than the existing garage structure. Additionally, adequate separation should
exist between the proposed addition and the accessory structure on the property to
the north. Staff believes the proposed addition to the existing accessory structure
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.
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JANUARY 28, 2018
ITEM NO.: B CON'T. Z-9376
Board of Adjustment
(December 10, 2018)
Staff informed the Board that the application needed to be deferred to the January 28,
2019 agenda, based on the fact that a quorum was not present since Vice -Chair Lindsey
Polk had to recuse on the issue. A motion was made to defer the application to the
January 28, 2019 agenda. The motion passed by a vote of 3 ayes, 0 noes, 1 absent and
1 open position. The application was deferred.
Board of Adjustment
(January 28, 2019)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff, including all staff comments and conditions. The
vote was 3 ayes, 0 noes, 1 recusal (Lindsey -Polk) and 1 open position.
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