Z-5539-A Staff AnalysisFEBRUARY 27, 2012
ITEM NO.: 1
File No.: Z -5539-A
Owner: Charles and Nancy Banks
Applicant: Carolyn Lindsey
Address: 5300 Hawthorne Road
Description: Lot 1, Block 5, Newton's Addition
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of Section 36-
254 and the fence provisions of Section 36-516 to allow a porch addition with reduced
front (steps only) and side setbacks, and a fence which exceeds the maximum height
allowed.
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 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.
FEBRUARY 27, 2012
ITEM NO.: 1 (CON'T.
C. Staff Analysis:
The R-2 zoned property at 5300 Hawthorne Road is occupied by a one-story frame
single family residence. The property is located at the northwest corner of
Hawthorne Road and N. Harrison Street. There is a driveway from N. Harrison
Street at the northeast corner of the lot. There is a one -car wide carport at the
north end of the residence.
The applicant proposes to construct a front porch addition, as noted on the
attached site plan. The porch addition will be approximately 10 feet deep, and
span the entire width of the house. The proposed porch will be covered and
unenclosed. It will be located 25 feet back from the front (south) property line and
maintain the same three (3) foot side (east) setback as the existing residence.
Steps to the porch will be located approximately 21 feet back from the front (south)
property line. The applicant also proposes to construct a new fence along the west
side property line, also noted on the attached site plan. The fence will be
constructed of wood, with a height of eight (8) feet.
Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front
setback of 25 feet for this R-2 zoned lot. Section 36-254(d)(2) requires a minimum
side setback of five (5) feet. Section 36-516(e)(1)a. allows a maximum fence
height of six (6) feet for fences located along interior property lines. Therefore, the
applicant is requesting variances from these ordinance standards to allow the front
steps with a setback of approximately 21 feet, the porch addition with a side
setback of three (3) feet and an eight (8) foot high wood fence along the west side
property line.
Staff supports the requested setback and fence variances. Staff views each
request as being very minor in nature. The uncovered/unenclosed porch steps will
be the only encroachment into the required front yard setback. The property is
located along Hawthorne Road which has a extra wide right-of-way of 80 feet, 30
feet wider than the typical residential street right-of-way. The proposed three (3)
foot side setback for the porch addition will maintain the same side setback as the
house. The porch will be unenclosed which will produce a minimal visual impact
for the surrounding properties. The reduced side setback will be located along N.
Harrison Street which handles a small amount of traffic and serves as a back
entrance to the St. John's development. With respect to the fence height variance,
the proposed eight (8) foot high fence will not be out of character with other similar
fences and decorative walls throughout this neighborhood. Staff believes the
proposed porch/step addition and fence construction will have no adverse impact
on the adjacent properties or the general area.
FEBRUARY 27, 2012
ITEM NO.: 1 CON'T.
D. Staff Recommendation:
Staff recommends approval of the requested setback and fence height variances,
subject to the following conditions:
1. The porch addition must remain unenclosed.
2. The front steps must remain uncovered and unenclosed.
3. The porch addition must be constructed to match the existing residence.
4. Compliance with the Building Codes requirements as noted in paragraph
B. of the staff report.
BOARD OF ADJUSTMENT: (February 27, 2012)
The applicant was present. There were no objectors present. Staff presented the
application with a recommendation of approval, with conditions.
The item was placed on the Consent Agenda and approved, as recommended by staff,
with a vote of 5 ayes, 0 nays and 0 absent.