Z-8712 Staff AnalysisOCTOBER 31, 2011
ITEM NO.: 4
File No.: Z-8712
Owner: Steve and Susan Blair
Applicant: Steve Blair
Address: 2800 Crouchwood Road
Description: Lot 37, Kingwood Place 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:
No Comment
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.
OCTOBER 31, 2011
ITEM NO.: 4 CON'T.
C. Staff Analysis:
The R-2 zoned property at 2800 Crouchwood Road is occupied by a two-story
frame single family residence. The property is located on the west side of
Crouchwood Road, at Brentwood Road. A two -car wide driveway from
Crouchwood Road is located at the northeast corner of the property. The lot
contains a 30 foot front platted building line. The main front wall of the residence is
located over 57 feet back from the front property line. The property slopes
downward from front to back (east to west).
The applicant proposes to construct a carport addition at the north end of the
residence, as noted on the attached site plan. The addition will have the
appearance of a one-story structure, with living space (master bath and closet)
within the roof line. The roof line will match the roof pitch at the north end of the
house. The overall height will be approximately 25 feet to the roof peak. The
proposed carport addition will be unenclosed on its north, east and west sides, with
the exception of a small closet area along the back (west side) of the carport. The
carport addition is proposed to be located two (2) feet back from the north side
property line, maintaining the same front setback as the main front wall of the
residence.
Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side
setback of 7.2 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 variance. Staff views the request as
reasonable. In the past, staff has supported side setbacks of 18 inches to two (2)
feet for unenclosed carport additions, with minimal roof overhang. The proposed
carport addition will not be out of character with the area. The Board of Adjustment
approved a similar carport addition for a residence to the north, also along
Crouchwood road, several years ago. Staff believes the proposed carport addition
will have no negative impact on the adjacent residences or the general area.
Adequate separation should exist between the proposed carport addition and
adjacent residence to the north.
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 roof overhang on the north side of the carport addition must not
exceed one (1) foot.
3. The carport addition must remain unenclosed on its north, east and west
sides, with the exception of the closet area.
OCTOBER 31, 2011
ITEM NO.: 4 CON'T.
BOARD OF ADJUSTMENT: (October 31, 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 3 ayes, 0 nays and 2 absent.