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HomeMy WebLinkAboutZ-8743 Staff AnalysisMARCH 26, 2012 ITEM NO.: A File No.: Z-8743 Owner/Applicant: Chris Huddleston Address: 1600 N. Grant Street Description: Lot 5, Block 25, Mountain Park 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 street 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: 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. MARCH 26, 2012 A (CON'T. C. Staff Analysis: The R-2 zoned property at 1600 N. Grant Street is occupied by a one-story frame single family residence. The property is located at the northwest corner of N. Grant Street and "O" Street. A 20 foot wide alley right-of-way is located along the rear (west) property line. A 20 foot by 20 foot concrete slab is located at the southwest corner of the lot. A garage accessory structure which previously existed at this corner of the lot was recently removed due to its poor condition. The applicant proposes to construct a new one-story garage structure on the existing slab, as noted on the attached site plan. The proposed garage will be located 3.4 to 4 feet back from the south, street side property line. It will have a setback of approximately one (1) foot from the rear (west) property line, along the alley right-of-way. Section 36-156(a)(2)c. of the City's Zoning Ordinance requires a minimum 15 foot street side setback for accessory buildings in R-2 zoning. Therefore, the applicant is requesting a variance from this ordinance requirement to allow the accessory garage structure to be re -built with a street side (south) setback ranging from 3.4 to 4 feet. Staff is supportive of the requested variance. Staff views the request as reasonable. The proposed accessory building will not be out of character with other similar structures in the area. The accessory structure will be fairly in line with the accessory structure across the alley to the west, and the single family residence across N. Grant Street to the east. The proposed setback will allow room for vehicles to back out of the structure. "O" street at this location carries a very small amount of traffic. Additionally, the property is located across "O" Street from a large office complex. Staff believes the proposed accessory building with reduced street side setback will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested street side setback, subject to compliance with the Building Codes requirements as noted in paragraph B. of the staff report. MARCH 26, 2012 ITEM NO.: A (CON'T. BOARD OF ADJUSTMENT: (February 27, 2012) Staff informed the Board that the application needed to be deferred to the March 26, 2012 agenda based on the fact that the applicant failed to correctly notify the surrounding property owners. The item was placed on the Consent Agenda and deferred to the March 26, 2012 agenda with a vote of 5 ayes, 0 nays and 0 absent. BOARD OF ADJUSTMENT: (March 26, 2012) 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 4 ayes, 0 nays and 1 absent.