HomeMy WebLinkAboutZ-6074 Staff AnalysisNovember 27, 1995
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owner
Address:
Descrintipn:
Zang :
Variance Recruested•
Justification:
Present pse of Prouert_v:
Proposed Use f Pr❑ erty:
Staff Report:
A. Engineering Issues:
Z-6074
Larry and Tracye Townley
5121 "R" Street
Lot 11, Block 2, McGehee Addition
R-2
Variances are requested from the
height and area exceptions of
Section 36-156 to permit remodeling
of an accessory building with a
reduced side yard setback and which
occupies more than 30 percent of
the required rear yard.
The lot is fully developed with a
house, swimming pool and an
existing garage. The proposal is
to build on the footprint of the
existing garage, not expanding onto
any new area.
Single -Family residence
Single -Family residence
Maintenance of curb, gutter, and sidewalks are the
responsibility of the property owner according to the City
of Little Rock Code. Repair any damage that exists or is
caused during construction.
B. aff Anal sig
The property at 5121 "R" Street is a small residential lot
containing a single family dwelling, a swimming pool and a
474.7 square foot garage structure. The garage is located
adjacent to the alley at the rear of the property. This
older structure is nonconforming in that it has a 0 foot
side yard setback and occupies 38 percent of the required
rear yard. The Ordinance requires a 3 foot side yard
setback and limits accessory buildings to coverage of 30
percent of the required rear yard. No setback is required
from the alley.
November 27, 1995
The applicant proposes to substantially remodel the
accessory building, putting a workout room downstairs with a
storage loft above. The extent of remodeling is such that
staff felt it went beyond that allowed for a nonconforming
structure.
The existing structure is only one story in height. The
proposed remodeling will result in a structure with a
bearing height of 14.6 feet and the loft extending above
that. The height is still well below that allowed in the R-
2 district.
The applicant has indicated that separate meters will not be
required for the accessory building.
Since this proposal basically involves remodeling an
accessory building which has been in place for many years,
staff is supportive of the request.
Although the applicant proposes to remodel the existing
structure, he may find, once construction begins, that the
structure is incapable of withstanding the proposed
remodeling. In similar cases, staff has seen older
structures in which dry rot or termite damage was not
visible until the remodeling was underway. The applicant
may ultimately find that he will have to completely remove
the existing structure and build a new one in its place. If
approval is granted to only remodel the building, the
applicant will then need to come back to the Board to build
an altogether new structure. Staff would recommend that the
applicant be given the option of remodeling the existing
structure if possible or replacing it with a new structure
built on the existing building's footprint if necessary.
C. Staff Recommendation:
Staff recommends approval of the requested setback and area
coverage variances to permit remodeling of the existing
garage structure or replacement with a new structure built
on the existing garage's footprint if necessary subject to
the following conditions:
1. Compliance with the City Engineer's Comments
2. There are not to be separate meters servicing the house
and the accessory building.
3. The pitch of the roof is to be so designed and
guttering installed so that water does not run off onto
the adjacent property.
4. No portion of the building's eave or overhang may
extend beyond the property line.
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November 27, 1995
3:rem N 2 Mont.
BOARD OF_ADJUSTMENT: (NOVEMBER 27, 1995)
The applicant, Larry Townley, was present. There were no
objectors present. Staff presented the item and a recommendation
of approval, with conditions. Staff recommended that Mr. Townley
be permitted to remodel the existing structure or replace it with
a new structure built on the existing garage's footprint if
necessary.
Mr. Townley stated that he understood and accepted the conditions
proposed by staff.
A motion was made to approve the requested setback and area
coverage variances subject to compliance with these conditions
outlined in the staff recommendation, including the option to
remodel or replace the structure. The motion was approved by a
vote of 7 ayes, 0 noes, 1 absent and 1 open position.
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