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HomeMy WebLinkAboutZ-8974 Staff AnalysisSEPTEMBER 29, 2014 ITEM NO.: 4 File No.: Owner: Applicant: Address: Description: Zoned: Z-8974 Jamie Russenberger Carolyn Lindsey 1710 N. Pierce Street Lot 3, Block 23, Mountain Park Addition R-2 Variance Requested- A variance is requested from the area provisions of Section 36-254 to allow a building addition with reduced side setback. Justification: Present Use of Property Proposed Use of Property: STAFF REPORT A. Public Works Issues: No Comments. The applicant's justification is presented in an attached letter. Single family residential Single family residential 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_ SEPTEMBER 29, 2014 ITEM NO.: 4 CON'T. C. Staff Analysis: The R-2 zoned property at 1710 N. Pierce Street is occupied by a one-story frame single family residence. The property is located on the west side of N. Pierce Street, between Cantrell Road and "P" Street. There is a one -car wide driveway at the northeast corner of the lot. The driveway runs along the north side of the house. The applicant proposes to construct a one-story garage/covered porch and screened porch addition at the northwest corner of the residence, as noted on the attached site plan. The addition will be located 1.5 feet back from the north side property line and 38 to 39 feet back from the rear (west) property line. The existing driveway will serve the proposed garage addition. Section 36-254(d) (2) of the City's Zoning Ordinance requires a minimum side setback of five (5) feet for this 50 foot wide, R-2 zoned lot. Therefore, the applicant is requesting a variance to allow the garage/several porch addition with a reduce side setback. Staff is supportive of the requested side setback variance. Staff views the request as reasonable. The requested reduced side setback will not be out of character with other carport and garage additions throughout the Heights neighborhood. The existing house immediately to the north is located five (5) to six (6) feet back from the north side property line of the subject property. Staff feels that this will provide adequate separation between the structures. Staff has supported 1.5 foot setbacks in the past for one-story parking additions, and has viewed 1.5 feet as a minimum area to allow an addition to be constructed and maintained without encroaching onto the adjacent property. Staff believes the proposed garage/covered porch 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 proposed side setback variance, subject to the following conditions: 1. Compliance with the Building Codes comments as noted in paragraph B. of the staff report. 2. Guttering must be provided, if warranted by the roof slope, to prohibit water run-off onto the adjacent property to the north. SEPTEMBER 29, 2014 ITEM NO.: 4 CON'T. BOARD OF ADJUSTMENT: (September 29, 2014) 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 3 ayes, 0 nays, 1 absent and 1 recusal (Lindsey -Polk). The application was approved.