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HomeMy WebLinkAboutZ-8691 Staff AnalysisAUGUST 29, 2011 ITEM NO.: 9 File No.: Z-8691 Owner/Applicant: Robert and Patricia Anderson Address: 2114 N. Palm Street Description: West side of N. Palm Street, between Country Club Blvd. and Stonewall Road Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36-156 to allow a garage extension with increased rear yard coverage. 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. C. Staff Analysis: The R-2 zoned property at 2114 N. Palm Street is occupied by a two-story brick, frame and stucco single family residence. A one -car wide driveway from N. Palm Street is located at the northeast corner of the property. An alley right-of-way is AUGUST 29, 2011 ITEM NO.: 9 CON'T. located along the rear (West) property line. A detached frame garage structure is located at the northwest corner of the property. The garage is one-story in height. A driveway from the alley serves the garage structure. The applicants are proposing to construct a new, larger detached garage at the northwest corner of the lot, as noted on the attached site plan. The proposed garage will be located 3.2 feet from the north side property line and five (5) feet back from the rear (west) property line. The accessory garage will be one-story construction, with a second floor room within the roof line area of the structure. The proposed garage will occupy 41.6 percent of the required rear yard area (rear 25 feet of the lot). The garage will be separated from the home by approximately 12 feet. Section 36-156(a)(2)c. of the City's Zoning Ordinance allows accessory structures in R-2 zoning with a maximum rear yard coverage of 30 percent. Therefore, the applicant is requesting a variance to allow the accessory garage structure with a 41.6 percent rear yard coverage. Staff is supportive of the requested rear yard coverage variance. Staff views the request as reasonable. The proposed accessory garage structure will not be out of character with other detached garages in the neighborhood. The proposed 41.6 percent coverage is a relatively minor increase to the 30 percent rear yard coverage allowed. The overall lot coverage (house and garage) is proposed to only be approximately 42 percent of the entire lot area. Staff believes the proposed garage structure with increased rear yard coverage will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested variance to allow increased rear yard coverage, subject to the following conditions: 1. The accessory structure must be constructed to match the principal structure. 2. Compliance with the Building Codes requirements, as noted in paragraph B. of the staff report. 3. No portion of the accessory structure may be used in conjunction with business/commercial activities. BOARD OF ADJUSTMENT: (AUGUST 29, 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.