Z-8745 Staff AnalysisFEBRUARY 27, 2012
ITEM NO_- 5
File No.: Z-8745
Owner: John and Anne Emerson
Applicant: Eugene P. Levy, Cromwell AE
Address: 5415 Sherwood Road
Description: Lot 1, Villareal's Replat of Lot 188 and part of Lot 187, Prospect
Terrace No. 3 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 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.
FEBRUARY 27, 2012
ITEM NO.: 5 CON'T.
C. Staff Analysis:
The R-2 zoned property at 5415 Sherwood Road is occupied by a three-story
frame single family residence. The property slopes downward from front to back
(north to south). The house has the appearance of being one (1) to 1 '/2 stories in
height from the street level, There is a two -car wide driveway from Sherwood
Road at the northwest corner of the lot. There is a two -car wide carport at the west
end of the residence. The lot contains a 20 foot front platted building line.
The applicant proposes to remove the carport portion of the residence and
construct a two-story garage at the west end of the house, as noted on the
attached site plan. The proposed garage will be located four (4) feet to six (6) feet
from the west side property line. The proposed addition will have a two -car garage
on the first level and a library on the second floor. The addition will be located well
behind the front platted building line, approximately 38 feet back from the front
(north) property line.
Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side
setback of eight (8) feet for this R-2 zoned lot. Therefore, the applicant is
requesting a variance from this ordinance requirement to allow the garage addition
with a side (west) setback ranging from four (4) to six (6) feet.
Staff is supportive of the requested side setback variance. Staff views the request
as reasonable. The slope of the property limits the amount of available buildable
area on the lot. The applicant is proposing to construct the garage slightly wider
than the existing carport to accommodate today's vehicular widths. The proposed
side setback will allow more than adequate separation between the garage
addition and the residence to the west. The residence to the west is set back over
20 feet from the dividing side property line, with a very wide driveway/parking area
separating the two (2) structures. Staff believes the proposed side setback 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. The building addition being constructed to match the existing
residence.
2. Compliance with the Building Codes requirements as noted in
paragraph B. of the staff report.
FEBRUARY 27, 2012
ITEM NO.: 5
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.
FEBRUARY 27, 2012
ITEM NO.: 5
File No.: Z-8745
Owner: John and Anne Emerson
Applicant: Eugene P. Levy, Cromwell AE
Address: 5415 Sherwood Road
Description: Lot 1, Villareal's Replat of Lot 188 and part of Lot 187, Prospect
Terrace No. 3 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 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.
FEBRUARY 27, 2012
ITEM NO.: 5 CON'T.
C. Staff Analysis:
The R-2 zoned property at 5415 Sherwood Road is occupied by a three-story
frame single family residence. The property slopes downward from front to back
(north to south). The house has the appearance of being one (1) to 1 '/Z stories in
height from the street level. There is a two -car wide driveway from Sherwood
Road at the northwest corner of the lot. There is a two -car wide carport at the west
end of the residence. The lot contains a 20 foot front platted building line.
The applicant proposes to remove the carport portion of the residence and
construct a two-story garage at the west end of the house, as noted on the
attached site plan. The proposed garage will be located four (4) feet to six (6) feet
from the west side property line. The proposed addition will have a two -car garage
on the first level and a library on the second floor. The addition will be located well
behind the front platted building line, approximately 38 feet back from the front
(north) property line.
Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side
setback of eight (8) feet for this R-2 zoned lot. Therefore, the applicant is
requesting a variance from this ordinance requirement to allow the garage addition
with a side (west) setback ranging from four (4) to six (6) feet.
Staff is supportive of the requested side setback variance. Staff views the request
as reasonable. The slope of the property limits the amount of available buildable
area on the lot. The applicant is proposing to construct the garage slightly wider
than the existing carport to accommodate today's vehicular widths. The proposed
side setback will allow more than adequate separation between the garage
addition and the residence to the west. The residence to the west is set back over
20 feet from the dividing side property line, with a very wide driveway/parking area
separating the two (2) structures. Staff believes the proposed side setback 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. The building addition being constructed to match the existing
residence.
2. Compliance with the Building Codes requirements as noted in
paragraph B. of the staff report.
FEBRUARY 27, 2012
ITEM NO.: 5 (CON'T
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.