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HomeMy WebLinkAboutZ-9427 Staff AnalysisAUGUST 26, 2019 ITEM NO.: A File No.: Owner: Applicant: Address: Description: Zoned: Z-9427 Mark and Amy Sikes Katie Bruhl 1904 N. Cleveland Street Lot 4 and part of Lot 5, Block 2, Forest Park Addition Variance Requested: Variances are requested from the area provisions of Sections 36-254 and 36-156 to allow an addition to an existing house with reduced side setback and an accessory carport structure with reduced side setback and separation from the principal structure. 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. 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. AUGUST 26, 2019 ITEM NO.: A CON'T. Z-9427 C. Staff Analysis: The R-2 zoned property located at 1904 N. Cleveland Street is occupied by a one- story brick and frame single family residence. The property is located on the west side of N. Cleveland Street, between Kavanaugh Blvd. and "R" Street. A one -car wide driveway from N. Cleveland Street is located at the northeast corner of the property. The driveway extends along the north side of the house to a one -car garage at the northwest corner of the residence. A single car carport is attached to the east end of the garage structure. The applicant proposes to construct a one-story, 1,000 square foot addition to the rear (west end) of the existing residence, as noted on the attached site plan. The proposed addition will be one (1) story in height, with finished living space within the attic area. The proposed addition will be located four (4) feet to 4.5 feet back from the south side property line and approximately 15 feet from the north side property line. The addition will be located over 50 feet back from the rear (west) property line. A 10 foot wide deck will be located on the rear of the addition, also noted on the attached site plan. The proposed deck will be uncovered and unenclosed, and located approximately 47 feet from the rear (west) property line and 3.5 feet from the south side property line. The applicant also proposes to reconstruct the carport portion of the accessory garage/carport structure. The reconstructed carport will maintain the same foot print as the existing carport. It will be located two (2) feet to 2.5 feet from the north side property line and separated from the proposed house addition by one (1) foot. The carport will be located approximately 68 feet back from the front (east) property line. The carport will be unenclosed on its north and east sides. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of six (6) feet for the principal structure on this R-2 zoned lot. Section 36- 156(a)(1)f. requires a minimum side setback of three (3) feet for accessory structures in residential zoned areas. Section 36-156(a)(1)b. requires a minimum separation Of six (6) feet between a principal structure and an accessory structure. Therefore, the applicant is requesting variances from these ordinance requirements to allow the building addition and deck with a reduced side setback, and the carport reconstruction with a reduced side setback and reduced separation from the principal structure. Staff is supportive of the requested variances. Staff views the request as reasonable. The proposed addition to the house and reconstruction of the carport structure will maintain the same side setbacks as the existing house and carport. The proposed side setbacks will not be out of character with other properties throughout this neighborhood. Ample separation will exist between the proposed additions and the nearest structures to the north and south. Staff believes the proposed addition with reduced side setback and separation will have no adverse impact on the adjacent properties or the general area. 2 AUGUST 26, 2019 ITEM NO.: A (CON'T. D. Staff Recommendation: Z-9427 Staff recommends approval of the requested setback and separation variances, subject to the following conditions: 1. Compliance with the Building Codes requirements as noted in paragraph B. of the staff report. 2. The deck addition must remain uncovered and unenclosed. 3. The carport must remain unenclosed on its north and east sides. Board of Adjustment (June 24, 2019) Staff informed the Board that the applicant submitted a letter to staff on June 17, 2019 requesting the application be deferred to the July 29, 2019 agenda. Staff supported the deferral request. The item was placed on the consent agenda and deferred to the July 29, 2019 agenda. The vote was 4 ayes, 0 noes and 1 absent. Staff Update: The applicant submitted a letter to staff on July 16, 2019 requesting this application be deferred to the August 26, 2019 agenda. Staff supports the deferral request. Board of Adjustment (July 29, 2019) Staff informed the Board that the applicant requested this application be deferred to the August 26, 2019 agenda. Staff supported the deferral request. The item was placed on the consent agenda and deferred to the August 26, 2019 agenda. The vote was 5 ayes, 0 noes and 0 absent. Board of Adjustment (August 26, 2019) 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. 3 AUGUST 26, 2019 ITEM NO.: A (CON'T. Z-9427 There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 4 ayes, 0 noes and 1 absent. E