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HomeMy WebLinkAboutZ-6713-B Staff AnalysisJULY 25, 2011 Fla File No.: Z -6713-B Owner: Jeff and Melanie Fox Applicant: Ellen Yeary, Yeary Lindsey Architects Address: 5300 Edgewood Road Description: Northwest corner of Edgewood Road and Harrison Street Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36-156 to allow an accessory building with reduced front 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 A. Public Works Issues: No Comments B. 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 form the property line. Contact the City of Little Rock Building Codes at 371-4832 for additional details. JULY 25, 2011 ITEM NO.: A CON'T. C. Staff Anal sis: The R-2 zoned property at 5300 Edgewood Road is occupied by a two-story rock and frame single family residence. The property is located at the northwest corner of Edgewood Road and Harrison Street, and is comprised of three (3) platted lots. The property also has frontage along Centerwood Road. A two -car wide driveway from Edgewood Road accesses a garage at the west end of the residence. The north portion of the property (southwest corner of Centerwood Road and Harrison Street) has been utilized as a rear yard area, serving the residence for a number of years. It contains an in -ground pool which will be removed from the site. The rear yard area is fenced with a six (6) foot high wood fence and is heavily landscaped, especially along the street frontages. The property contains 20 foot platted building lines along the Edgewood Road and Centerwood Road frontages and a 15 foot building line along the Harrison Street frontage. The applicant is proposing to construct a new accessory building (potting shed with covered porch) within the north (rear yard) section of the property, as noted on the attached site plan. The accessory building will be one-story in height and 16 feet by 16 feet in area, with 8 feet by 16 feet being utilized as a potting shed and an 8 foot by 16 foot covered porch. The accessory building will be located just behind the 20 foot front platted building line along Centerwood Road. It will be located three (3) feet to 7.5 feet back from the west side property line. The accessory building will be constructed of stone veneer on a slab foundation. It will have a low-pitched hip roof. Section 36-156(a)(2)c. of the City's Zoning Ordinance requires a minimum front setback of 60 feet for accessory buildings in residential zoning. The north property line (along Centerwood Road) is considered a front property line, based on the platting of the lots. Therefore, the applicant is requesting a variance from this ordinance requirement to allow the proposed accessory building with a front setback of 20 to 22.5 feet. Staff is supportive of the requested variance. Staff views the request as reasonable. As noted previously, the north portion of this property has functioned as a rear yard area for a number of years. The proposed accessory building will be located behind the 20 foot platted building line, and will align with the existing houses to the west along Centerwood Road. Additionally, the proposed accessory building will have a low building profile, with very little of the structure being visible outside the fenced area. Staff believes the proposed accessory building with reduced front setback will have no adverse impact on the adjacent properties or the general area. JULY 25, 2011 ITEM NO. A CON'T.l D. Staff Recommendation: Staff recommends approval of the requested variance to allow a reduced front setback, subject to the following conditions: 1. Compliance with the Building Codes requirements, as noted in paragraph B. of the staff report. 2. The accessory structure must be constructed to match the existing residence (similar exterior materials and color). BOARD OF ADJUSTMENT: (JUNE 27, 2011) Staff noted that the applicant submitted a letter to staff on June 21, 2011 requesting the application be deferred to the July 25, 2011 agenda. The applicant had not completed notifications to surrounding property owners. Staff supported the deferral request. The item was placed on the Consent Agenda and deferred to the July 25, 2011 agenda with a vote of 5 ayes, 0 nays and 0 absent. BOARD OF ADJUSTMENT: (JULY 25, 2011) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval, with conditions. The item was placed on the Consent Agenda and approved, as recommended by staff with a vote of 5 ayes, 0 nays and 0 absent.