HomeMy WebLinkAbout6 Z-10147 April Staff Report
File No.: Z-10147
Owners: Samuel Hunter Dunn
Applicant: Jason Duncan (Agent)
Address: 3 Riding Road
Legal Description: Lot 114, Foxcroft Addition to the City of Little Rock
Current Zoning: R-2
Present Use: Single Family Residential
Proposed Use: Single Family Residential
Variance(s) Requested: A variance is requested from the building line regulations of Sec. 31-12 to allow the encroachment of a structure across a platted building line.
Justification: The applicant’s justification is presented in an attached letter.
STAFF REPORT:
Planning and Development Civil Engineering Comments:
No comments.
Landscape and Buffer Comments:
No Comments
Building Codes Comments:
Garage enclosures are required to have draft stop separation from attic space of adjacent structure and a fire separation from any room over a garage. Carbon monoxide protection is
required in both lower and upper floor levels. Proper egress from upper level is required.
Building permit plans, permit review and permit are required if the BOA approves added elements.
Coordinate building plans and permit review and permit with Curtis Richey at crichey@littlerock.gov 501-371-4724 or Tim Whitener at twhitener@littlerock.gov 501-371-4875.
Analysis:
The property is located at 3 Riding Road and is currently occupied by a two-story masonry single-family residence. The survey shows a lot width of 102 feet at the front (north) property
line and 95 feet at the rear (south) property line, with a lot depth of 141 feet at the east side property line and 133 feet at the west property line.
The applicant is proposing to convert the existing carport into a two-story enclosed
garage. The slope of the new roof will match the existing slope. The expanded building footprint will be extended into the side yard building line 23.5 feet. The new garage door will
be electric overhead steel paneled, 7' tall 18' wide. The sketch indicates that garage expansion will be located 6 feet from the south (rear) property line and extend west 10.7-feet
beyond the platted building line.
Section 36-254(d)(2) of the City’s Zoning Ordinance requires a minimum side yard setback of five (5) feet for the principal structure on this R-2 zoned lot. Therefore, the applicant
is requesting a variance to allow a new garage structure to expand, reducing the side yard setback to no less than 1.5 feet.
Section 31-12(b) of the City's Subdivision Ordinance states, "In those instances
where a recorded subdivision plat has established building setback lines in
accordance with this chapter, variances of those lines shall only be granted by the
Board of Adjustment." Therefore, the applicant is requesting a variance to allow a reduction of the 25-foot platted side yard building line to 1.5-feet.
In Staff's opinion, the proposed building line adjustment poses no negative effect upon the health, safety, or welfare of the general public, and does not detract from the value or aesthetic
of the neighborhood or surrounding properties. In addition, Staff finds the request to generally be in conformance with the development pattern in the neighborhood. Based on the above
assessment and analysis, Staff finds the requested variances to be reasonable.
Staff Recommendation:
Staff recommends approval of the request to allow a reduced plated side yard building line, subject to the following conditions:
Obtain a building permit prior to construction.