HomeMy WebLinkAboutZ-9112 Staff AnalysisFEBRUARY 29, 2016
ITEM NO.: 3
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Z-9112
Jackson and Catherine Hunter
Rodney Parham
1822 Shadow Lane
Lot 108 and part of Lots 107 and 109, Shadowlawn Addition
R-2
Variance Requested: Variances are requested from the area provisions of Section
36-254 and 36-156 to allow additions to a residence and accessory building with
reduced side setbacks.
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
P1
Public Works Issues:
No Comments.
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 29, 2016
ITEM NO.: 3 (CON'T.
C. Staff Analysis:
The R-2 zoned property at 1822 Shadow Lane is occupied by a two-story brick
and stucco single family residence. The property is located on the west side of
Shadow Lane, north of Cantrell Road. A circular driveway from Shadow Lane
serves as access to the property. The driveway extends along the south side of
the residence to a two-story accessory carport structure at the southwest corner
of the lot.
The applicant proposes to construct two (2) small one (1) story additions; one (1)
to the principal structure and one (1) to the accessory carport structure. The first
addition will be on the north side of the main house. The addition will be 4.7 feet
by 17.2 feet in area and will be for a master closet. The addition will be 3.5 feet
back from the north side property line. The second addition will be on the south
side of the existing carport/accessory structure. This addition will be five (5) feet
by 21.8 feet in area and will be for additional storage space. The addition to the
accessory structure will be located 1.5 feet back from the south side property line.
Section 36-254 (d)(2) of the City's Zoning Ordinance requires a minimum side
setback of eight (8) feet for principal structures in R-2 zoning. Section 36-156
(a)(2)f. requires that accessory structures be setback at least three (3) feet from
side property lines. Therefore, the applicant is requesting variances to allow the
additions to the principal and accessory structures with reduced side setbacks.
All other setbacks comply with ordinance standards.
Staff is supportive of the requested side setback variances. Staff views the
request as reasonable. Both additions are relatively small (80.8 square feet and
109 square feet) and one (1) story in height. There are no structures on the
adjacent lots to the north and south which will be near the proposed additions.
With respect to the proposed addition to the accessory structure, staff typically
views 1.5 feet as being the minimal setback for the construction and maintenance
of a one (1) story structure. Staff believes that the small, one (1) story additions
will have no adverse impact on the adjacent lots or the general area.
D. Staff Recommendation:
Staff recommends approval of the requested side setback variances, subject to
the following conditions:
1. Compliance with the Building Codes requirements as noted in paragraph B. of
the staff report.
2. Guttering must be provided, if necessary, to prohibit water run-off onto the
adjacent properties to the north and south.
2
FEBRUARY 29, 2016
ITEM NO.: 3 (CON'T.
BOARD OF ADJUSTMENT
(February 29, 2016)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by the vote of 4 ayes, 0 noes and 1 absent.
3