HomeMy WebLinkAboutZ-7803-A Staff AnalysisDECEMBER 14, 2015
ITEM NO.: 2
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Z -7803-A
William and Amanda Groce
Chris Milligan
5819 Hawthorne Road
South side of Hawthorne Road, between N. University Avenue
and N. Pierce Street
MA
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. Buildinq 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 14, 2015
ITEM NO.: 2 (CON'T.
C. Staff Analvsis:
The R-2 zoned property at 5819 Hawthorne Road is occupied by a one-story frame
single family residential structure. There is a one -car wide driveway from
Hawthorne Road which serves as access. There is a one-story frame
carport/garage structure located along the west side of the residential structure.
The carport/garage structure is approximately 12 feet wide. It is located 2.9 feet to
3.7 feet from the west side property line. The existing west side setback was
approved by the Board of Adjustment on March 28, 2005.
The applicant proposes to remove the existing carport/garage structure and
construct a new garage and room addition as noted on the attached site plan. The
new addition will maintain the same setback (2.9 feet to 3.7 feet) from the west
side property line as the existing structure. The new addition will be located
approximately 33 feet back from the rear (south) property line.
Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side yard
setback of six (6) feet for this 60 foot wide R-2 zoned lot. Therefore, the applicant
is requesting a variance from this ordinance standard to construct the new
garage/carport structure with a 2.9 foot to 3.7 foot side (west) setback. The
variance is required based on the fact that the proposed overall structure is larger
than the existing structure, as previously approved by the Board of Adjustment.
Staff is supportive of the requested variance. Staff feels that the variance request
is reasonable, and that the new garage/room addition will not be out of character
with the neighborhood. As noted previously, the proposed addition will have the
same side setback as the existing carport/garage. The proposed addition is only
slightly larger than the existing carport/garage structure. The house immediately to
the west is located approximately eight (8) feet from the dividing side property line.
Therefore, staff feels that adequate separation will exist between the two (2)
houses, and the garage/carport addition 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
guttering being provided to prevent any water run-off onto the adjacent property to
the west.
BOARD OF ADJUSTMENT
(December 14, 2015)
The applicant was present. There were no objectors present. Staff presented the
application with a recommendation of approval. There was no further discussion.
The item was placed on the Consent Agenda for approval as recommended by staff.
The vote was 5 ayes, 0 nays and 0 absent. The application was approved.
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