Loading...
HomeMy WebLinkAboutZ-9012 Staff AnalysisMARCH 9, 2015 ITEM NO.: 3 File No.: Z-9012 Owner: James Ashley Campbell and Cynthia A. Hubach Applicant: Ellen Yeary Address: 41 Edgehill Road Description: Lot 57, Edgehill Addition Replat Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36-156 to allow an accessory structure which exceeds the maximum 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 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 building 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-2 zoned property at 41 Edgehill Road is occupied by a two-story brick and frame single family residence. A two -car wide driveway from Edgehill Road is MARCH 9, 2015 ITEM NO.: 3 (CON'T.) located at the northwest corner of the lot. The driveway runs along the west side of the house into the rear yard area. An existing storage building is located in the rear yard area, at the southwest corner of the property. An in -ground pool is also located in the rear yard area at the southeast corner of the lot. The applicant proposes to remove the storage building at the southwest corner of the lot and construct a new one-story (with dormers) garage structure, as noted on the attached site plan. The proposed garage will be 24 feet by 46 feet in area. The proposed garage will be located three (3) feet back from the west side property line and three (3) to seven (7) feet back from the rear (south) property line. The proposed garage will be located approximately 25 feet from the house and nine (9) feet from the pool. A 12 foot wide covered walkway will be located between the proposed garage and the house. The portions of the proposed garage and existing pool located within the required rear yard area (rear 25 feet of the lot) cover approximately 47 percent of the required rear yard area. Section 36-156(a)(2)c. of the City's Zoning Ordinance allows accessory structures to occupy up to 30 percent of the required rear yard area (rear 25 feet) of a residential lot. Therefore, the applicant is requesting a variance from this ordinance standard to allow portions of the pool and garage to occupy approximately 47 percent of the rear 25 feet of the lot. Staff is supportive of the requested coverage variance. Staff views the request as reasonable. The proposed garage structure will not be out of character with other accessory structures and rear yard coverages in this general area. Other large accessory structures are located throughout this neighborhood. The proposed accessory structure complies with side and rear yard setback requirements. Staff believes the proposed accessory building with increased rear yard coverage will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested coverage variance, subject to the following conditions: 1. Compliance with the Building codes requirements as noted in paragraph B. of the staff report. 2. The covered walkway between the house and accessory garage structure must remain unenclosed on its east and west sides. BOARD OF ADJUSTMENT (March 9, 2015) 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 4 ayes, 0 nays, 0 absent and 1 recusal (Lindsey Polk). The application was approved.