Z-8786 Staff AnalysisJULY 30, 2012
ITEM NO.: 8
File No.: Z-8786
Owner/Applicant: Lauren and Beau Blair
Address: 1904 Shadow Lane
Description: Lot 112 and part of Lot 111, Shadow Lane Addition
Zoned: R-2
Variance Requested: A variance is requested from the area provisions of Section 36-254
to allow a carport addition with reduced side setback.
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:
C
No Comments
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 fired 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.
Staff Analysis:
The R-2 zoned property at 1904 Shadow Lane is occupied by a two-story brick and
frame single family residence. The property is located on the west side of Shadow
Lane, between Club Road and Cantrell Road. There is a one -car wide driveway
JULY 30, 2012
ITEM NO.: 8 (CON'T_
from Shadow Lane at the northwest corner of the property. The driveway leads to
an existing metal frame carport structure with canvas roof, along the north side of
the residence. The existing carport structure is approximately 10 feet wide and 54
feet long. The carport structure is located on the north side property line.
The applicants propose to remove the existing metal and canvas carport structure
and construct a new carport, as noted on the attached site plan and elevation
sketch. The new carport will be 8.5 feet wide and 40 feet long. The structure will
be set back 1.5 feet from the north side property line and over 40 feet back from
the front (east) property line. The carport structure will have no overhang and
guttering (approximately six inches).
Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side
setback of 7.5 feet for this R-2 zoned lot. Therefore, the applicant is requesting a
variance to allow the carport addition with a reduced side setback.
Staff is supportive of the requested side setback variance. Staff views the request
as reasonable. The proposed carport addition with reduced side setback will not
be out of character with other properties in this general area. Staff typically
supports 1.5 foot minimum side setbacks for unenclosed structures. Staff feels this
is ample space to construct and maintain an unenclosed structure without
encroaching onto the adjacent property. Staff believes the proposed carport
addition with reduced side setback will have no adverse impact on the adjacent
properties or the general area. Ample separation should exist between the
proposed carport and the adjacent house to the north.
D. Staff Recommendation:
Staff recommends approval of the requested side setback variance, subject to the
following conditions:
1. The carport addition must be constructed to match the existing residence.
2. The carport addition must remain unenclosed on its north, east and west
sides.
3. Compliance with the Building Codes requirements as noted in paragraph
B. of the staff report.
4. Guttering must be provided to prohibit water run-off onto the adjacent
property to the north.
BOARD OF ADJUSTMENT: (July 30, 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.