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HomeMy WebLinkAboutZ-8562 Staff AnalysisJUNE 28, 2010 ITEM NO.: 5 File No.: Z-8562 Owner: Matt Bell Applicant: Jessica C. Szenher/Jim and Ellen Yeary (Yeary Lindsey Architects) Address: - 17 Oakwood Road Description: Lot 9, Cedar Hill Terrace Addition Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36-254 to allow a garage addition with 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 A. Public Works Issues: 1. Any guttering and downspouts should direct stormwater flows away from adjacent property. 2. Measures to control the increase in stormwater runoff from the increased impervious surface should be implemented to not damage adjacent property. 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. JUNE 28, 2010 ITEM NO.: 5 (CON'T. C. Staff Analysis: The R-2 zoned property at 17 Oakwood Road is occupied by a two-story/split-level brick and frame single family residence. There is a two -car wide driveway from Oakwood Road which serves as access to the property. There is a one -car wide carport at the south end of the residence. The property slopes downward from side to side (south to north) and front to back. The lot contains a 25 foot front platted building line. The applicant proposes to widen the carport area to create a two -car wide enclosed garage at the south end of the residence, as noted on the attached site plan. The garage addition will run the entire depth of the residence and include storage room space. The proposed garage expansion will be located approximately two (2) feet back from the south side property line at the southwest corner of the addition, and approximately five (5) feet back at the addition's southeast corner. The garage expansion will be one (1) story in height. The driveway will be widened with a short retaining wall, if necessary. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of eight (8) feet for the R-2 zoned lot. Therefore, the applicant is requesting a variance to allow the garage addition with a reduced side setback ranging from two (2) feet to five (5) feet. Staff is supportive of the requested side yard setback variance. Given the slope of the property from side to side and front to back, the house has been pulled up to the front building line. Expansion of the garage area to the side is the most reasonable option for this structure. The single family residence to the south is located at least 20 feet back and at a higher elevation from the dividing side property line between the two (2) lots. Therefore, ample separation will exist between the two (2) houses. Staff believes the proposed garage addition with reduced side setback will have no adverse impact on the adjacent properties or general area. D. Staff Recommendation: Staff recommends approval of the requested side setback variance, subject to the following conditions: 1. Compliance with the Public Works comments as noted in paragraph A. of the staff report. 2. Compliance with the Building Codes comments as noted in paragraph B. of the staff report. 3. The garage addition must be constructed to match the existing residence. JUNE 28, 2010 ITEM NO.: 5 (CON'T. BOARD OF ADJUSTMENT: (JUNE 28, 2010) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as noted in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 5 ayes, 0 noes and 0 absent.