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HomeMy WebLinkAboutZ-8719 Staff AnalysisNOVEMBER 28, 2011 ITEM NO.: 4 File No.: Z-8719 Owner: Henry and Lorene Wilborn Applicant: Henry Wilborn, Sr. Address: 9319 Clover Hill Road Description: Lot 17R, Clover Hill Place Addition Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36-156 to allow construction of a detached garage with reduced front 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: 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. NOVEMBER 28, 2011 ITEM NO.: 4 (CON'T. C. Staff Analysis: The R-2 zoned property at 9319 Clover Hill Road is occupied by a one-story brick single family residence. The property is located at the west end of Clover Hill Road, where the roadway terminates. There is a one -car wide driveway from Clover Hill Road, with a carport at the northeast corner of the house. The applicant recently purchased a triangular shaped parcel immediately west of his single-family lot from the State Highway Department. The property was excess 1-630 right-of- way. The applicant has platted that property and his original lot into one (1) single- family lot. The applicant is proposing to construct a 24 foot by 42 foot garage along the west property line of the replatted lot, as noted on the attached site plan. The proposed garage will be located approximately 20 feet back from the front (north) property line and three (3) feet from the west side property line. Access to the garage will be from the end of Clover Hill Road. Section 36-156 of the City's Zoning Ordinance requires a minimum front setback of 60 feet for accessory buildings in R-2 zoning. Therefore, the applicant is requesting a variance from this Ordinance standard to allow the detached garage with a reduced front setback. Staff is supportive of the requested variance. Staff views the request as reasonable. The triangular shape of the recently purchased property, and the existing easement between it and the original single-family lot greatly limit where an accessory garage can be constructed on the site. Staff feels that the applicant has chosen the best location for the garage, as it backs up to 1-630 right-of-way. The interstate is at a considerably higher elevation than this single-family lot. Additionally, the garage structure will be set back farther from Clover Hill Road than the fronts of the single family residences along the roadway. Staff believes the proposed garage with reduced front setback will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested side setback variance, subject to the following conditions: 1. Compliance with the Building Codes requirements as noted in Paragraph B. of the staff report. 2. The accessory garage structure must be constructed to match the existing residence. NOVEMBER 28, 2011 ITEM NO.: 4 (CON'T. BOARD OF ADJUSTMENT: (November 28, 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.