HomeMy WebLinkAboutZ-9222 Staff AnalysisJUNE 26, 2017
ITEM NO.: 4
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Z-9222
Megan Eves and Joseph Williams
Megan Eves
500 N. Cedar Street
Lot 6 and part of Lot 5, Block 3, Pulaski Heights Addition
R-3
Variance Requested: A variance is requested from the area provisions of Section
36-156 to allow a second floor addition to an accessory
building with a reduced side setback.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Single Family Residence
Proposed Use of Property: Single Family Residence
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 projection
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.
JUNE 26, 2017
ITEM NO.: 4 (CON'T.) Z-9222
C. Staff Analvsis:
The R-3 zoned property at 500 N. Cedar Street is occupied by a two-story brick and
frame single family structure. The property is located at the northwest corner of N.
Cedar Street and Lee Avenue. A two -car accessory garage structure is located
within the rear yard area, at the northwest corner of the lot. A paved driveway from
Lee Avenue serves as access to the garage structure. A paved alley is located along
the rear (west) property line.
The applicant proposes to add a second floor addition to the existing accessory
garage structure at the northwest corner of the property, as noted on the attached
site plan and elevation sketches. The existing garage structure is located 0.8 foot
to one (1) foot back from the rear (west) property line and 0.5 foot to 0.8 foot back
from the north side property line. The second level will essentially be a tall roof with
living space within the roofline.
Section 36-156(a)(2)f. of the City's Zoning Ordinance requires a minimum side
setback of three (3) feet for accessory structures in the R-3 zoning district.
Therefore, the applicant is requesting a variance from this ordinance requirement to
construct a second floor on the existing accessory structure.
Staff is supportive of the requested side setback variance. Staff views the request
as reasonable. The proposed second level addition is essentially no more than a
higher roof pitch than what exists with usable space within the roof line (attic -type
space). The second level will maintain the same side setback as currently exists.
The existing accessory structure with decreased side setback is not out of character
with other accessory structures throughout this neighborhood. Staff feels that the
proposed second floor addition to the existing accessory structure, with decreased
side setback, will have no adverse impact on the adjacent properties or the general
area.
D. Staff Recommendation:
Staff recommends approval of the requested 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. The accessory structure shall not be used as a separate dwelling.
3. No portion of the roof overhang shall cross the north side property line.
BOARD OF ADJUSTMENT
(June 26, 2017)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by the vote of 4 ayes, 0 noes and 1 absent.
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