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HomeMy WebLinkAboutZ-8818 Staff AnalysisNOVEMBER 26, 2012 ITEM NO.: 3 File No.: Z-8818 Owner: Karen A. Webber Applicant: Carolyn Lindsey Address: 2300 N. McKinley Street Description: Lot 61, Westover Hills Addition Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36-254 to allow a carport addition with a reduced 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 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 26, 2012 ITEM NO.: 3 (CON'T C. Staff Analysis: The R-2 zoned property at 2300 N. McKinley Street is occupied by a one-story frame single family residence. There is a one -car wide driveway from N. McKinley Street at the northeast corner of the property. A one-story frame accessory building is located at the northwest corner of the residence. The applicant proposes to construct a one-story carport addition to the north side of the residence, as noted on the attached site plan. The proposed carport addition will be unenclosed on its north and east sides. The west end of the carport addition will contain operable and fixed louvered shutters. The proposed carport will be located approximately 42 feet back from the front (east) property line and three (3) feet back from the north side property line. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of 6.2 feet for this R-2 zoned lot. Therefore, the applicant is requesting a variance from this ordinance standard to allow the carport addition with a reduced side setback. Staff is supportive of the requested side setback variance. Staff views the request as reasonable. The proposed carport addition will be unenclosed on its north and east sides, with fixed and movable louvered shutters along its west side. The proposed carport addition should have very little visual impact on the surrounding properties. The existing residence to the north is located at least eight (8) feet back from the dividing side property line. Adequate separation will exist between the two (2) structures. Staff believes the proposed carport addition 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 carport addition must be constructed to match the existing residence. 3. There is to be no more than one (1) foot of overhang along the north side of the carport addition. 4. Guttering must be provided to prevent water run-off onto the adjacent property to the north. BOARD OF ADJUSTMENT: (November 26, 2012) Carolyn Lindsey was present, representing the application. There were no objectors present. Staff presented the application with a recommendation of approval. Vice -Chair Smith asked what it was about the property that created a hardship for the variance request. Carolyn Lindsey explained that the existing location of steps on the north NOVEMBER 26, 2012 ITEM NO.: 3 (CON'T_ side of the house and the existing roof line of the house dictated the location of the carport addition. The issue was discussed further. Vice -Chair Smith noted that staff could sign -off on a 5.5 foot side setback. Chairman Yates asked if a 5.5 foot side setback could be provided. Ms. Lindsey explained that if a 5.5 foot side'setback were provided, the carport would only be 11 feet wide and probably not wide enough for a vehicle. The issue was discussed further. There was a motion to approve the application, as recommended by staff. The motion passed by a vote of 3 ayes, 1 nay and 1 absent. The application was approved.