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HomeMy WebLinkAboutZ-8819 Staff AnalysisNOVEMBER 26, 2012 ITEM NO.: 4 File No.: Z-8819 Owner: Robert and Megan Janes Applicant: Carolyn Lindsey Address: 1704 N. Palm Street Description: Lot 28, Cliffewood Addition Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36-156 to allow construction of a detached garage with reduced side setback and 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 Issu 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.: 4 (CON'T. C. Staff Analysis: The R-2 zoned property at 1704 N. Palm Street is occupied by a two-story brick single family residence. There is a one -car wide driveway at the southeast corner of the property. The driveway extends along the south side of the residence to an accessory garage at the southwest corner of the property. The accessory garage is approximately 19 feet by 19 feet in area and one-story in height. The applicant proposes to remove the existing garage structure and construct a new, larger garage, as noted on the attached site plan. The new garage will be 24.5 feet by 29.9 feet in area, with an 8.3 foot by 11.5 foot section at its northwest corner. The new garage will be two (2) stories in height, with a playroom on the second floor. The new garage is proposed with a two (2) foot setback from the south side property line. The rear setback will range from three (3) to eight (8) feet. The new garage will cover approximately 43 percent of the required rear yard area (rear 25 feet of the lot.). Section 36-156(a)(2)f. of the City's Zoning Ordinance requires a minimum side setback of three (3) feet for accessory structures in R-2 zoning. Section 36- 156(a)(2)c. allows accessory structures to cover up to 30 percent of the required rear yard area (rear 25 feet of the lot). Therefore, the applicant is requesting variances from these ordinance standards to allow the accessory structure with reduced side setback and increased rear yard coverage. Staff does not support the requested variances, as filed. Staff has no problems with the requested rear yard coverage of 43 percent. However, staff feels that there is adequate space to comply with the required three (3) foot side setback. The existing accessory building on the lot immediately to the south is set back approximately three (3) feet from the dividing side property line. Therefore, staff believes it appropriate to have a setback of at least three (3) feet on the applicant's side of the property line to have a separation of approximately six (6) feet between the accessory structures. If the applicant were willing to amend the application to provide a three (3) foot side setback, staff could support the application. D. Staff Recommendation: Staff recommends denial of the requested setback and coverage variances as filed. NOVEMBER 26, 2012 ITEM NO.: 4 (CON'T. BOARD OF ADJUSTMENT: (November 26, 2012) Carolyn Lindsey and Robert Janes were present, representing the application. There were no objectors present. Staff presented the application, noting that the applicant had revised the application to provide a three (3) foot side setback. Staff noted that the only variance remaining was the rear yard coverage variance. Staff recommended approval of the revised application, 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. Vice -Chair Smith discussed the rear yard coverage issue and asked why the overall size of the structure was requested. Carolyn Lindsey explained that the foot print of the structure was to accommodate a two (2) car garage with steps to a second floor. Vice -Chair Smith made further comments regarding ordinance requirements. Chairman Yates asked about the area of the building foot print. Staff noted that the building area was 828 square feet. The issue of rear yard coverage was further discussed. There was a motion to approve the revised application, as recommended by staff. The motion passed by a vote of 3 ayes, 1 nay and 1 absent. The revised application was approved.