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HomeMy WebLinkAboutZ-8755 Staff AnalysisMARCH 26, 2012 ITEM NO.: 1 File No.: Owner: Applicant: Address: Description: Zoned: Z-8755 Michael E. Dennis Terry Burruss 117 N. Summit Street Lots 3 and 4, Block 3, Union Depot Addition R-3 Variance Requested: Variances are requested from the area provisions of Section 36- 156 to allow construction of an accessory structure which exceeds the size of the principal structure and which exceeds the maximum 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. MARCH 26, 2012 ITEM NO.: 1 (CON'T. C. Staff Analysis The R-3 zoned property at 117 N. Summit Street is occupied by a one-story frame single family residence, located within the southwest quarter of the property. The residence is approximately 800 square feet in area. There is a gravel parking area on the west side of the residence, with access from N. Summit Street. The property consists of two (2) platted single family lots, with a total lot width of 92 feet. A large drainage ditch runs along the north property line. The rear yard area slopes downward from south to north, to the drainage ditch. A portion of the north side yard area also slopes down to the ditch. The applicant proposes to construct a one-story accessory garage structure in the rear yard area, as noted on the attached site plan. The proposed garage structure will be 1,720 square feet in area. It will be located 69 feet back from the front (west) property line, three (3) feet from the rear (east) property line and 14.5 feet from the north side property line. The proposed accessory structure will be separated from the house by approximately 20 feet. The proposed accessory structure will cover approximately 38 percent of the required rear yard area (rear 25 feet of the lot). Section 36-156(a)(2)c. of the City's Zoning Ordinance allows accessory structures in single family zones to cover a maximum of 30 percent of the required rear yard area. This section also requires accessory structures to contain less gross floor area than principal structure. Therefore, the applicant is requesting variances from these ordinance standards to allow the proposed accessory garage to cover 38 percent of the required rear yard area and to contain more gross floor area than the principal structure. Staff is supportive of the requested variances. Staff views the request as reasonable, based primarily on the fact that the property contains two (2) platted single family lots. The vacant lot (Lot 3), which will contain the majority of the proposed garage structure, has an allowed buildable area of 2,400 square feet for a principal structure (4,800 square feet for a two-story structure) and well over 300 square feet of buildable area for an accessory structure. The amount of building area proposed is well under what could be constructed on Lot 3, as well as the additional buildable area which exists for Lot 4. In addition, the overall size of the proposed accessory structure is compatible with other structures in the immediate area. Larger single family structures are located to the north and west, with a large multifamily structure located on the R-5 zoned property to the east. Staff believes the proposed accessory structure will have no adverse impact on the adjacent properties or the general area. MARCH 26, 2012 NO.: 1 (CON'T. D. Staff Recommendation: Staff recommends approval of the requested variances, subject to the following conditions: 1. Compliance with the Building Codes requirements, as noted in paragraph B. of the staff report. 2. The accessory structure must be constructed to match the principal structure. 3. The accessory structure must straddle the side property line between Lots 3 and 4, Block 3, Union Depot Addition, tying the two (2) lots together as a single zoning lot, with the majority of the structure being located on Lot 3. 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. Staff added the following additional condition to the staff recommendation: 4. The accessory building must not be used in conjunction with a business. 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.