Loading...
HomeMy WebLinkAboutZ-8894 Staff AnalysisNOVEMBER 25, 2013 ITEM NO.: 3 File No.: Z-8894 Owner/Applicant: Elizabeth Andreoli Address: 72 Pine Manor Drive Description: Lot 12, High Circle Addition Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36-156 to allow an addition to an existing garage with reduced setbacks. 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 0 3 C. Public Works Issues: No Comments. 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. Staff Analysis: The R-3 zoned property at 72 Pine Manor Drive is occupied by a two-story single family residence located within the west half of the property. A creek runs along the front (west) property line. A two -car wide driveway from Pine Manor Drive is located at the northwest corner of the lot. The driveway includes a small bridge over the existing creek. A detached garage is located on the north side of the house, near the northwest corner of the property. A covered walkway leads from NOVEMBER 25, 2013 ITEM NO.: 3 (CONT.) the detached garage to the house. A covered patio area is located on the north side of the garage structure, with an in -ground pool in the rear yard area. The property slopes upward from front to back. The applicant proposes to enlarge the existing detached garage by constructing an eight (8) foot wide addition to its north side, as noted on the attached site plan. The addition will be located approximately 42 feet back from the front (west) property line and 1.9 to two (2) feet back from the north side property line. The addition will be one (1) story in height. The existing flat roof will be raised one (1) to two (2) feet at the garage's south side to accommodate the increased garage width. The addition is proposed to enlarge the garage for three (3) vehicles. Section 36-156(a)(2)c. and f. of the City's Zoning Ordinance requires a minimum front setback of 60 feet and a minimum side setback of three (3) feet for accessory structures in R-2 zoning. Therefore, the applicant is requesting variances from these ordinance standards to allow the addition to the existing garage with reduced front and side setbacks. Staff is supportive of the requested setback variances. Staff views the request as reasonable. The residential lot contains a 40 foot platted front property line, with the existing garage being located 40 to 42 feet back from the front property line. With the covered walkway connection, the garage has the appearance of being part of the principal structure. The property owner immediately to the north has submitted a letter (attached) in support of the reduced side setback. The residence immediately to the north is located at least 20 feet back from the dividing side property line. Therefore, adequate separation will exist between the structures. The proposed addition to the existing garage structure will consist of only 230 square feet of new building construction. Staff believes the garage addition with reduced setbacks will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested setback variances, subject to compliance with the Building Codes requirements as noted in paragraph B. of the staff report. BOARD OF ADJUSTMENT (November 25, 2013) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda for approval as recommended by staff. The vote was 5 ayes, 0 nays and 0 absent. The application was approved.