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HomeMy WebLinkAboutZ-9044 Staff AnalysisJULY 27, 2015 ITEM NO.: A File No.: Z-9044 Owner: Birdia Penn Applicant: C. Joseph Giroir Address: 2423 Wolfe Street Description: Northeast corner of Wolfe Street and W. Roosevelt Road Zoned: R-4 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. Buildina 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. 1 JULY 27, 2015 ITEM NO.: A (CON'T. C. Staff Analysis: The R-4 zoned property located at 2423 Wolfe Street is occupied by a two-story brick single family residence. The property is located at the northeast corner of Wolfe Street and W. Roosevelt Road. There is a two -car wide gravel driveway at the northwest corner of the property. Several accessory structures exist on the site. The property is comprised of the south portion of three (3) platted residential lots. Based on the platting, the south property line is the front property line. The applicant recently placed a 21 foot by 23 foot metal carport structure at the northwest corner of the house, as noted on the attached site plan. The carport is located over the existing driveway area, and is not attached to the house. The carport is setback 15.5 feet to 16.9 feet from the west street side property line and 1.4 feet to two (2) feet from the rear (north) property line. The carport is separated from the house by 1.5 feet to 3.5 feet. The carport structure is unenclosed on its east, west and south sides. Section 36-156(a)(2)b. of the City's Zoning Ordinance requires that accessory structures in residential zoning be separated from principal structures by at least six (6) feet. Section 36-156(a)(2)f. requires that accessory structures have a minimum rear setback of three (3) feet. Therefore, the applicant is requesting variances from these ordinance standards to allow the accessory carport structure with reduced separation from the principal structure and reduced rear setback. Staff is supportive of the requested variances. Staff views the request as reasonable. The separation and setback variances are relatively minor in nature. The carport structure is constructed completely of metal. Therefore its location near the house creates no fire hazard. Adequate separation exists between the carport and the house to the north. With respect to the structure's setback from the Wolfe Street (street side) property line, the carport's setback is within six (6) feet of most of the structures to the north within this block face. The carport structure complies with the minimum required setback from the Wolfe Street (street side) property line. Staff believes the proposed accessory carport structure with reduced separation and rear setback will have no adverse impact on the general properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested separation and setback variances, subject to compliance with the following conditions: 1. Compliance with the Building Codes requirements as noted in paragraph B. of the staff report. 2. The accessory carport structure must remain unenclosed on its east, west and south sides. 2 J U LY 27, 2015 ITEM NO.: A (CON'T. BOARD OF ADJUSTMENT (June 29, 2015) Staff informed the Board that the application needed to be deferred to the July 27, 2015 agenda, based on the fact that the applicant failed to complete the required notifications to surrounding property owners. The item was placed on the Consent Agenda for deferral to the July 27, 2015 agenda as recommended by staff. The vote was 4 ayes, 0 nays and 1 absent. The application was deferred. BOARD OF ADJUSTMENT (July 27, 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 and 1 absent. The application was approved.