HomeMy WebLinkAboutZ-8920 Staff AnalysisFEBRUARY 24, 2014
ITEM NO.: 11
File No.: Z-8920
Owner: Dan C. Young
Applicant: Stephen Giles
Address: 1824 N. Jackson Street
Description: Part of Lot 31, Shadowlawn Addition
Zoned: R-2
Variance Requested: A variance is requested from the area provisions of Section 36-156 to
allow a detached carport 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:
IQ
No Comments.
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.
Staff Analysis:
The R-2 zoned property at 1824 N. Jackson Street is occupied by a one-story brick
and frame single family residence. There is a one -car wide driveway at the
northeast corner of the lot. The driveway extends along the north side of the
FEBRUARY 24, 2014
ITEM NO.: 11 CON'T.
house to the rear yard area. A two -car ,garage which existed at the northwest
corner of the lot was recently removed from the property.
The applicant proposes to construct a 23 foot by 25 foot carport on the property
where the garage previously existed, as noted
proposed carport will be unenclosed on all sides,
of enclosed storage at the west end of the carp
located 1.5 feet from the north side property li
(west) property line. The proposed carport will
approximately eight (8) feet.
on the attached site plan. The
with the exception of a small area
ort structure. The carport will be
ie and six (6) feet from the rear
be separated from the house by
Section 36-156(a)(2)f. of the City's Zoning Ordinance requires a minimum side
setback of three (3) feet for accessory structures in R-2 zoning. Therefore, the
applicant is requesting a variance to allow the proposed detached carport with a
side setback of 1.5 feet.
Staff is supportive of the requested side setback variance. Staff views the request
as reasonable. The proposed accessory structure with reduced setback will not be
out of character with other accessory structures throughout this neighborhood.
Staff typically supports a 1.5 foot side setback for unenclosed carport structures,
as this allows a minimal area for construction and maintenance of this type of
structure. Additionally, the structure with reduced side setback will have adequate
separation from structures on adjacent lots. The property backs up to a
commercial development along the east side of Kavanaugh Blvd. Staff believes
the proposed carport structure with reduced side setback will have no adverse
impact on the adjacent properties or the general area.
D. Staff Recommendation:
Staff recommends approval of the requested setback variance, subject to the
following conditions:
1. The carport structure must remain unenclosed on all sides (with the
exception of the enclosed storage area).
2. Compliance with the Building Codes requirements as noted in
paragraph B. of the staff report.
3. Guttering must be provided to prohibit water run-off onto the adjacent
property to the north.
BOARD OF ADJUSTMENT
(February 24, 2014)
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