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HomeMy WebLinkAboutZ-8184 Staff AnalysisMARCH 26, 2007 ITEM NO.: 6 File No.: Z-8184 Owner: Hector and Laura Hortelano Applicant: Hector and Laura Hortelano Address: 17846 Colonel Glenn Road Description: North side of Colonel Glenn Road, approximately 1,000 feet west of Rocky Lane Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36- 156 to allow an accessory building which exceeds the size of the principal structure. 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. Staff Analysis: The R-2 zoned property at 17846 Colonel Glenn Road is occupied by a 16 foot by 56 foot manufactured home. The property is located at the northwest corner of Colonel Glenn Road and Winsome Drive. The property consists of two (2) separate parcels (real estate records), but is considered one (1) zoning lot as per the City's Zoning Ordinance definition. There is a gravel driveway from Colonel Glenn Road which serves as access to the residence. The property is located out of the Little Rock City Limits, but within the City's extraterritorial zoning jurisdiction. The applicants are proposing to construct a 40 foot by 50 foot metal accessory building on the property, as noted on the attached site plan. The proposed building will be located 70 feet back from the front (south) property line and 47 MARCH 26, 2007 ITEM NO.: 6 (CON'T. feet back from the east side property line. The accessory building is proposed to serve as storage for the existing residence and will aid in storing materials and tools when the applicants construct a new home on the site in the future. Section 36-156(a)(2) of the City's Zoning Ordinance requires that accessory buildings of structures be subordinate to the principal structure on the lot and contain less gross floor area. Therefore, the applicant is requesting a variance to allow the 2,000 square foot accessory structure on the lot with an 896 square foot principal structure. The proposed accessory structure meets/exceeds all other setback requirements. Staff is supportive of the requested variance. Staff views the request as reasonable, as the proposed metal storage building/garage will not be out of character with the general area. There are numerous large storage buildings, barns, etc. in this general area along Colonel Glenn Road. The proposed structure and residence represent a very minimal coverage of this two (2) acre property. As noted in the applicants' letter, there are plans to construct a larger single family home in the future. Staff believes the proposed accessory structure will have no adverse impact on the adjacent properties or the general area. Staff does propose one (1) minor change to the proposed building placement. Colonel Glenn Road will require an additional 30 feet of right-of-way dedication some time in the future. Therefore, the proposed storage/garage structure should be moved back an additional 20 feet from the front (south) property line to accommodate the future right -or -way and maintain the required 60 foot front setback. C. Staff Recommendation: Staff recommends approval of the requested accessory structure variance, subject to the following conditions: 1. The accessory structure will be for the use of persons residing in the principal structure only. It cannot be rented out, or used as a dwelling or in conjunction with a business. 2. The accessory structure must be moved back an additional 20 feet (90 feet back from the south property line) from the front (south) property line to allow for future right-of-way dedication. BOARD OF ADJUSTMENT: (MARCH 26, 2007) Hector and Laura Hortelano were present, representing the application. There were two (2) persons present in opposition. Staff presented the application with a recommendation of approval. MARCH 26, 2007 ITEM NO.: 6 (CON'T. Hector and Laura Hortelano addressed the Board in support of the application. In response to a question from the Board, Mr. Hortelano noted that the building height would be approximately 10 feet. Robert Winchester asked about the metal construction. The Hortelanos provided photos to the Board of the structure to be constructed. They explained that the structure was removed from another location. James Van Dover asked about storing materials in the accessory building during the construction of a new house on the property. Ms. Hortelano explained that they would have to purchase the materials as they could afford them and that they would be new materials. The issue of enforcement was discussed. Staff explained that enforcement could be initiated if the lots were sold separately after the accessory building were constructed. Edward Grubbs addressed the Board in opposition. He objected to the construction of a metal building in the area. He noted that it would not enhance the neighborhood. He noted that the applicants needed to rent off -site storage. He asked about building inspections for the structure. Staff explained that there was no building permit required outside the City limits. Bobby Tinkle also addressed the Board in opposition. He objected to the condition of the property and expressed concern with who would construct the accessory building. Ms. Hortelano explained that building professionals would install the building,. There was a brief discussion of the current condition of the property. Vice -Chair Burruss asked if some type of screening would be appropriate along the Winsome Drive property line. This issue was briefly discussed. In response to questions from the Board, Mr. Hortelano explained that the foundation would be concrete slab and the future house would be 2,500 to 3,000 square feet in area. Mr. Grubbs discussed the setback of the building form Winsome Drive. This issue was briefly discussed. There was a motion to approve the variance for the proposed accessory building, as recommended by staff. The motion passed by a vote of 3 ayes, 2 nays and 0 absent. The application was approved.