Z-8678 Staff AnalysisJULY 25, 2011
ITEM NO.: 4
File No.: Z-8678
Owner: JAJ Holdings
Applicant: Jordan Johnson
Address: 5718 N. Country Club Blvd.
Description: Lot 54, Forest Heights Place
Zoned: R-2
Variance Requested: A variance is requested from the area provisions of Section 36-254
to allow a garage extension 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 form the property line.
Contact the City of Little Rock Building Codes at 371-4832 for additional details.
JULY 25, 2011
ITEM NO.: 4 (CON'T.
C. Staff Analysis:
The R-2 zoned property at 5718 N. Country Club Blvd. is occupied by a one-story
frame single family residence which is in the process of being remodeled. The
property is located on the north side of N. Country Club Blvd., east of N. Pierce
Street. A one -car wide driveway is located at the southwest corner of the property.
The driveway leads to a single car garage at the southwest corner of the
residence. The lot contains a 25 foot front platted building line. The existing
residence is located 26.6 feet back from the front (south) property line.
As part of the remodeling project, the applicant proposes to extend the width of the
existing garage by four (4) feet, as noted on the attached site plan. The proposed
addition will be four (4) feet by 22 feet in area. It will maintain the existing 26.6 foot
front setback. The addition will be located 3.5 feet back from the west side
property line.
Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side
setback of six (6) feet for this R-2 zoned lot. Therefore, the applicant is requesting
a variance to allow the garage extension with a side setback of 3.5 feet.
Staff is supportive of the requested variance. Staff views the request as
reasonable. The proposed side setback for the garage extension will not be out of
character with other side setbacks within this neighborhood. The residence
immediately to the west is located eight (8) feet to 16 feet back from the dividing
side property line, adjacent to the proposed addition. Therefore, adequate
separation will exist between the two (2) residences. Staff believes the reduced
side setback associated with the proposed garage extension will have no adverse
impact on the adjacent properties or the general area.
D. Staff Recommendation:
Staff recommends approval of the requested side setback variance, subject to the
following conditions:
1. Compliance with the Building Codes requirements, as noted in paragraph
B. of the staff report.
2. The addition must be constructed to match the existing residence.
BOARD OF ADJUSTMENT: (JULY 25, 2011)
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.