Z-8623 Staff AnalysisDECEMBER 20, 2010
ITEM NO.: 6
File No.: Z-8623
Owner: Della Marks -Grandy
Applicant: Robert Holloway
Address: 8501 Shelly Drive
Description: Lot 70, Windamere Addition
Zoned: R-2
Variance Requested: A variance is requested from the area provisions of Section 36-254
to allow a building addition with a 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:
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.
DECEMBER 20, 2010
ITEM NO.: 6 CON'T.
C. Staff Analysis:
The R-2 zoned property at 8501 Shelly Drive is occupied by a one-story brick and
frame single family residence. The property is located on the east side of Shelly
Drive, south of Keats Drive. There is a one -car wide driveway from Shelly Drive at
the southwest corner of the property. The driveway extends to a two -car width
within the property. There is a new concrete slab on the south side of the
residence, adjacent to the garage portion of the house.
The applicant proposes to construct a 6.5 foot by 20 foot addition on the south side
of the residence on the new concrete slab, as noted on the attached site plan. The
addition will allow for expansion of the existing garage space. The proposed
addition will be located 3.2 feet to 3.75 feet back from the south side property line.
It will be located approximately 30 feet back from the front (west) property line.
Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side
setback of 7.3 feet for this R-2 zoned lot. Therefore, the applicant is requesting a
variance from this ordinance standard to allow the garage expansion with a reduced
side setback.
Staff is supportive of the requested variance. Staff views the request as
reasonable. The applicant is requesting to expand a rather small garage area
within the existing residence. Staff feels that this is a good option for garage
expansion, with the garage not being located any closer to the front property line.
Staff believes the proposed expansion will have no adverse impact on the adjacent
properties or the general area. The house immediately to the south is located 13
feet back from the dividing side property line, according to a survey provided by the
applicant. Esther Harris, owner of the lot immediately to the south, submitted a
letter of support for the proposed addition.
D. Staff Recommendation:
Staff recommends approval of the requested side setback variance, subject to the
following conditions:
1. The building addition must be constructed to match the existing residence.
2. Compliance with the Building Codes requirements, as noted in paragraph
B. of the staff report.
BOARD OF ADJUSTMENT: (DECEMBER 20, 2010)
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 3 ayes, 0 noes, 1 absent and 1 open position.