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HomeMy WebLinkAboutZ-7777-A Staff AnalysisNOVEMBER 26, 2012 ITEM NO.: 1 File No.: Z -7777-A Owner: Brian and Tiffany Reddick Applicant: Ellen Yeary Address: 46 Edgehill Road Description: Lot 52, Edgehill Addition Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36- 156 to allow a covered patio area with reduced side setback and reduced setback from secondary street frontage. 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 Comment. 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 from the property line. Contact the City of Little Rock Building Codes at 371-4832 for additional details. NOVEMBER 26, 2012 ITEM NO.: 1 (CON'T C. Staff Analysis: The R-2 zoned property at 46 Edgehill Road is occupied by a two-story frame single family residence. There is a one -car wide driveway from Edgehill Road at the southeast corner of the property. The residential lot backs up to Cantrell Road, which runs along the rear (north) property line. An in -ground pool is located in the rear yard area. The applicant proposes to extend the masonry deck area around the pool toward the north (rear) property line, and construct a trellis and pavilion roof over a portion of the deck area. The proposed improvements are noted on an attached site plan. The northeast corner of the new deck will be located approximately one (1) foot from the east side property line. The deck will be located approximately 42 feet from the rear (north) property line at its closest point. Because of the slight slope in the rear yard area, the northeast corner of the new deck will be over one (1) foot (12 to 30 inches) above grade. The northwest corner of the deck will be less than one (1) foot above grade. The trellis portion of the new deck area will be located three (3) feet back from the east side property line, with the pavilion roof covering being 10 feet from the east side property line. Section 36-156(a)(2)f. of the City's Zoning Ordinance requires a minimum side setback of three (3) feet for accessory structures in residential zoning. Section 36- 156(a)(2)c. requires a minimum rear setback of 60 feet for accessory buildings on lots with double street frontages (street frontage along both the front and rear property lines). Therefore, the applicant is requesting a variance to allow a small portion of the deck area to encroach into the required side setback, and the overall deck area with a reduced rear setback. Staff is supportive of the requested variances associated with the pool deck structure with trellis and pavilion roof covering. Staff views the request as reasonable. Only a very small area (approximately six (6) square feet) of the proposed deck area will encroach into the required side setback. The proposed deck area with trellis and pavilion roof structures will be located 42 to 63 feet back from the rear (north) property line. This will not be out of character with the neighborhood. Other accessory structures, including pools and carports, are located closer than 60 feet from rear property line for lots which back up to Cantrell Road. Staff believes the proposed construction will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested setback variances, subject to compliance with the Building Codes requirements as noted in paragraph B. of the staff report. NOVEMBER 26, 2012 ITEM NO.: 1 (CON'T. BOARD OF ADJUSTMENT: (November 26, 2012) 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 4 ayes, 0 nays and 1 absent.