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HomeMy WebLinkAboutZ-8568 Staff AnalysisJUNE 28, 2010 ITEM NO.: 11 File No.: Owner: Applicant: Address: Description: Zoned: Larry and Theresa Middleton Burt Taggart 4 Lacelle Court Lot 15, Block 14, Chenal Addition Variance Requested: A variance is requested from the area provisions of Section 36-254 to allow a building addition with reduced side setback. A variance is also requested from Section 31-12 to allow a second addition which crosses a rear platted building line. 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 from the property line. Contact the City of Little Rock Building Codes at 371-4832 for additional details. JUNE 28, 2010 ITEM NO.: 11 (CON'T. C. Staff Analysis: The R-2. zoned property at 4 Lacelle Court is occupied by a two-story brick single family residence. Lacelle Court is a private, gated street running east from Chenal Valley Drive. There is a paved circular driveway from Lacelle Court which serves as access. The driveway leads to a garage on the west end of the residence. The property backs up to the Chenal Valley golf course. The applicant is proposing to construct two (2) additions to the existing residence, as noted on the attached site plan. A new master bedroom/bath addition is proposed at the northwest corner of the residence. This addition conforms to ordinance standards with respect to minimum setbacks from all property lines. However, the northwest corner of the addition crosses a rear platted building line, which was platted as a line of sight between the residences to the west and the golf course. The second addition is proposed at the northeast corner of the residence. This addition will consist of a trellis -like structure attached to the northeast corner of the residence which ties into a covered (unenclosed) outdoor living/patio space. This addition will be located one (1) foot to 17 feet back from the east side property line. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of eight (8) feet for this R-2 zoned lot. Section 31-12(c) of the Subdivision Ordinance require that building line encroachments be reviewed and approved by the Board of Adjustment. Therefore, the applicant is requesting a variance to allow the reduced side setback for the proposed building addition at the northeast corner of the residence. The applicant is also requesting a variance to allow a rear building line encroachment for the proposed building addition at the northwest corner of the residence. Staff does not support the proposed variances, as requested. Staff has no problem with the requested building line encroachment near the northwest corner of the residence, as long as written approval is obtained from the Chenal property owners association. However, staff does not support the reduced side setback for the proposed covered patio at one (1) foot from the side property line. Although the one (1) foot side setback is proposed for only one (1) corner of the structure, staff feels that there is ample area to work with in this rear yard and could support a variance to allow the nearest corner of the covered patio area at a minimum of three (3) feet from the side property line. If the applicant were willing to increase this side setback, staff could support the application. If the Board approves the building line variance, the applicant will have to complete a"one-lot replat reflecting the change in the platted rear building line for the addition. The applicant should review the filing procedure with the Circuit Clerk's office to determine if the replat requires a revised Bill of Assurance. D. Staff Recommendation: Staff recommends denial of the requested variances, as filed. JUNE 28, 2010 ITEM NO.: 11 CON'T. BOARD OF ADJUSTMENT: (JUNE 28, 2010) The applicant was present. There were no objectors present. Staff noted that the applicant had revised the application by withdrawing the requested side setback variance along the east property line. Staff explained that the applicant would provide the minimum eight (8) foot side setback as required. Staff recommended approval of the requested building line encroachment subject to completion of a one -lot replat reflecting the change in the side platted building line as approved by the Board. Staff also noted that the Chenal Valley Architectural Control Committee and two (2) adjacent neighbors had submitted letters of approval. 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.