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HomeMy WebLinkAboutZ-8916 Staff AnalysisMARCH 31, 2014 ITEM NO. : B File No.: Z-8916 Owner/Applicant: Hong Li Wang Address: 2304 S. Taylor Street Description: Lot 3, Block 45, Cherry and Cox Addition Zoned: R-3 Variance Requested: Variances are requested from the area provisions of Section 36-156 to allow a detached carport with reduced setbacks and separation Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Single Family Residential Proposed Use of Property: STAFF REPORT A. Public Works Issues: No Comments. Single Family Residential 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. C. Staff Analysis --- The R-3 zoned property at 2304 S. Taylor Street is occupied by a one-story single family residence. There is a one -car wide driveway at the northeast corner of the property which leads to the front of the residence. The applicant recently placed a metal carport structure over a portion of the driveway, as noted on the attached site plan. MARCH 31, 2014 ITEM NO.: B (CON'T. The metal carport structure is a detached structure, 11 feet by 20 feet in size. The carport structure is located approximately 13 feet back from the front (east) property line and 1.5 feet from the north side property line. The carport is separated from the northeast corner of the residence by approximately two (2) inches, and the front porch by approximately two (2) feet. Section 36-156(a)(2)c. of the City's Zoning Ordinance requires a minimum front setback of 60 feet for accessory (detached) structures in R-3 zoning. Section 36- 156(a)(2)f. requires a minimum side setback of three (3) feet. Section 36- 156(a)(2)b. requires that an accessory structure be separated from the residence by at least six (6) feet. Therefore, the applicant is requesting variances from these ordinance requirements to allow the placement of the metal carport structure in the front yard area of the property. Staff does not support the requested variances. Although staff typically supports a 1.5 foot side setback for a carport structure, staff feels that the proposed front encroachment is out of character with the neighborhood. There are no similar front encroachments along either side of S. Taylor Street for a number of blocks. The same holds true for other streets within this overall residential area. Staff believes the proposed front encroachment is not appropriate and has a negative visual impact within the immediate area. D. Staff Recommendation: Staff recommends denial of the requested setback and separation variances for the carport structure. BOARD OF ADJUSTMENT (February 24, 2014) Staff informed the Board that the application needed to be deferred to the March 31, 2014 agenda, based on the fact that the notices to surrounding property owners were not completed as required. The item was placed on the Consent Agenda and deferred to the March 31, 2014 Agenda. The vote was 5 ayes, 0 nays and 0 absent. BOARD OF ADJUSTMENT (March 31, 2014) Hong Li Wang was present, representing the application there were no objectors present. Staff presented the application with a recommendation of denial. Hong Li Wang addressed the Board in support of the application. She explained that she needed a carport structure to protect her new car she purchased in November. She noted that the person who installed the carport structure did not tell her that she needed a permit. She noted that she could attach the carport structure to the house. MARCH 31, 2014 ITEM NO.: B (CO Robert Winchester asked how long the carport structure was. Ms. Wang stated that it was 20 feet long. Scott Smith asked about the required front setback. There was a brief discussion related to the required front and side setbacks for attached and detached structures. There was additional discussion regarding setback and building separation requirements. There was a motion to approve the application. The motion failed by a vote of 0 ayes, 5 nays and 0 absent. The application was denied. FEBRUARY 24, 2014 ITEM NO.: 7 File No.: Z-8916 Owner/Applicant: Hong Li Wang Address: 2304 S. Taylor Street Description: Lot 3, Block 45, Cherry and Cox Addition Zoned: R-3 Variance Requested: Variances are requested from the area provisions of Section 36-156 to allow a detached carport with reduced setbacks and separation 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. C. Staff Analysis: The R-3 zoned property at 2304 S. Taylor Street is occupied by a one-story single family residence. There is a one -car wide driveway at the northeast corner of the property which leads to the front of the residence. The applicant recently placed a metal carport structure over a portion of the driveway, as noted on the attached site plan. FEBRUARY 24, 2014 ITEM NO.: 7 CON'T. The metal carport structure is a detached structure, 11 feet by 20 feet in size. The carport structure is located approximately 13 feet back from the front (east) property line and 1.5 feet from the north side property line. The carport is separated from the northeast corner of the residence by approximately two (2) inches, and the front porch by approximately two (2) feet. Section 36-156(a)(2)c. of the City's Zoning Ordinance requires a minimum front setback of 60 feet for accessory (detached) structures in R-3 zoning. Section 36- 156(a)(2)f. requires a minimum side setback of three (3) feet. Section 36- 156(a)(2)b. requires that an accessory structure be separated from the residence by at least six (6) feet. Therefore, the applicant is requesting variances from these ordinance requirements to allow the placement of the metal carport structure in the front yard area of the property. Staff does not support the requested variances. Although staff typically supports a 1.5 foot side setback for a carport structure, staff feels that the proposed front encroachment is out of character with the neighborhood. There are no similar front encroachments along either side of S. Taylor Street for a number of blocks. The same holds true for other streets within this overall residential area. Staff believes the proposed front encroachment is not appropriate and has a negative visual impact within the immediate area. D. Staff Recommendation: Staff recommends denial of the requested setback and separation variances for the carport structure. BOARD OF ADJUSTMENT (February 24, 2014) Staff informed the Board that the application needed to be deferred to the March 31, 2014 agenda, based on the fact that the notices to surrounding property owners were not completed as required. The item was placed on the Consent Agenda and deferred to the March 31, 2014 Agenda. The vote was 5 ayes, 0 nays and 0 absent.