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HomeMy WebLinkAboutZ-8821 Staff AnalysisNOVEMBER 26, 2012 ITEM NO.: 6 File No.: Z-8821 Owner: Syed Samad Applicant: Ahmed Samad and Rodney Parham Address: 160 Hickory Creek Circle Description: Lots 43 and 44, Hickory Creek Addition, Phase Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36-254 to allow a garage 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. Buildinq 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_: 6 (CON'T. C. Staff Analysis: The R-2 zoned property at 160 Hickory Creek Circle is occupied by a two-story single family residence with masonry exterior. The property is located at the northeast corner of Hickory Creek Circle and Hickory Creek Court SE. A circular driveway serves as access to the property. The property backs up to a tiered pond/creek area which serves as stormwater detention for the area. The applicant is proposing to construct a two-story garage addition to the east end of the residence, as noted in the attached site plan. The proposed addition will have a footprint of approximately 890 square feet. The first floor of the addition will have a three -car garage, with additional bedroom space on the second floor. The proposed addition will be located 2.2 feet to 8.33 feet back from the east side property line. The addition will be located 30 feet from the rear (north) property line and over 120 feet from the front (south) property line. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of eight (8) feet for this R-2 zoned lot. Therefore, the applicant is requesting a variance to allow the addition with a reduced side setback. Staff is supportive of the requested variance. Staff views the request as reasonable. The requested encroachment into the required side setback is a very minimal corner encroachment. Only approximately 70 square feet of the proposed addition will encroach into the required side setback, representing only approximately seven (7) percent of the proposed building footprint. The applicant's architect does show a new extended storm drain along the east side property line in the area of the proposed addition. A small corner portion of the proposed addition is shown over the drain extension. Appropriate measures must be taken by the applicant so that construction of the addition does not jeopardize the storm drain. The storm drain is not located within an easement. Otherwise, staff believes the proposed addition with reduced side 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 addition must be constructed to match the existing residence. 3. The addition must be constructed as to not interfere with the new storm drain extension. NOVEMBER 26, 2012 ITEM NO.: 6 BOARD OF ADJUSTMENT: (November 26, 2012) Ahmed Samad and Rodney Parham were present, representing the application. There were no objectors present. Staff presented the application with a recommendation of approval. Chairman Yates asked if the property owner immediately to the east had any objection to the proposed building addition. Ahmed Samad noted that the next door neighbor, Price Gardner, was aware of the plans and supported the project. Chairman Yates asked about the size of the proposed garage. Rodney Parham explained that it was a three (3) car garage with nine (9) foot doors. Vice -Chair Smith asked what it was about the property that created a hardship for the variance request. Mr. Parham noted that the existing garage on the east end of the house dictated the location of the proposed garage addition. Mr. Samad explained that his family had a collection of cars which needed to be parked on the site. He also explained that his grandmother would live in the second floor of the addition. Vice -Chair Smith made additional comments regarding the proposed addition. Mr. Samad explained that he had discussed the building plans with the neighbors and neighborhood association prior to submitting the application to the City for a setback variance. 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.