HomeMy WebLinkAboutZ-8921 Staff AnalysisFEBRUARY 24, 2014
ITEM NO.: 12
File No.: Z-8921
Owner: Robert and Cynthia East
Applicant: Carolyn Lindsey
Address: 9 St. John's Court
Description: Lot 11, St. John's Subdivision
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of Section 36-254
and the easement provisions of Section 36-11 to allow a carport addition with a reduced side
setback and which encroaches into a utility easement.
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
U
13
C.
Public Works Issues:
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 9 St. John's Court is occupied by a two-story frame
single family residence. The property is located at the end of St. John's Court. A
one -car wide driveway from St. John's Court serves as access to the property. The
FEBRUARY 24, 2014
ITEM NO.: 12 CON'T.
driveway runs along the west side of the residence and widens to a two -car width.
The driveway was previously located on the lot immediately to the west, but a
replat to move the dividing lot line was recently approved by the Planning
Commission. Final platting of the replat is pending. A retaining wall
(approximately seven (7) feet tall) is located along the west side of the driveway.
The first floor of the house immediately to the west is 25 to 30 feet above the grade
of the first floor of 9 St. John's Court. The residence to the west has a rear yard
relation to the subject property. Utility easements exist along all property lines.
The applicant proposes to construct a two -car wide carport on the west side of the
residence, as noted on the attached site plan. The carport will be unenclosed on its
west and south sides. The north end of the carport will be enclosed storage. The
carport will be located 1.5 feet from the west side property line (new replatted side
property line). The west two-thirds of the proposed carport addition will be located
within an existing utility easement.
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. Section 36-11(f) requires that
easement encroachments be reviewed and approved by the Board of Adjustment.
Therefore, the applicant is requesting variances to allow the carport addition with a
reduced side setback and easement encroachment.
Staff is supportive of the requested variances. Staff views the request as
reasonable given the topography within the east half of this property and between
this property and the lot to the west. Excessive slope exists within the east half of
this lot, leaving a relatively small area available for construction. The Planning
Commission recently approved a replat to move the side lot line in order to create
room for the carport addition. All of the public utility companies reviewed and
approved the replat as well as the proposed carport encroachment into the utility
easement. The property is located at a lower elevation than the properties to the
west and south. Therefore, the proposed carport addition will not be very visible
except for within the subject property. Staff believes the proposed carport addition
with reduced side setback and easement encroachment will have no adverse
impact on the adjacent properties or the general area.
D. Staff Recommendation:
Staff recommends approval of the requested setback and easement variances,
subject to the following conditions:
1. Compliance with the Building Codes requirements as noted in paragraph
B. of the staff report.
2. The carport addition must remain unenclosed on its west and south sides.
3. The final plat to move the side property line must be recorded prior to a
building permit being issued.
FEBRUARY 24, 2014
ITEM NO.: 12 (CON'T.
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