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HomeMy WebLinkAboutZ-9299 Staff AnalysisFEBRUARY 26, 2018 ITEM NO.: 2 File No.: Z-9299 Owner: The Desselle Family Trust Applicant: Susan Desselle Address: 5801 Stonewall Road Description: Lot 142, Forest Heights Place Addition Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36-254 to allow a carport 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: C 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 located at 5801 Stonewall Road is occupied by a one-story frame single family residence. The property is located at the southwest corner of FEBRUARY 26, 2018 ITEM NO.: 2 (CON'T. VAGW 61 Stonewall Road and N. Pierce Street. The property backs up to Kavanaugh Blvd. A one -car wide driveway from Stonewall Road is located at the northwest corner of the property. The driveway leads to a two -car wide concrete parking pad on the west side of the residence, at its northwest corner. Susan Desselle is the property owner and applicant. The applicant proposes to construct a one-story carport addition over the existing parking pad, as noted on the attached site plan. The proposed carport addition will be 19 feet by 22 feet in area, and will be unenclosed on its north, south and west sides. The carport addition will be located eight (8) to ten (10) inches from the west side property line and 29 feet from the front (north) property line. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of six (6) feet for this R-2 zoned lot. Therefore, the applicant is requesting a variance to allow the proposed carport addition with a side setback of eight (8) to ten (10) inches. Staff is not supportive of the requested side setback variance. Staff does not view the request as reasonable. Although reduced side setbacks are not out of character for this overall neighborhood, staff typically supports a minimum side setback of 1.5 feet for unenclosed, carport -type structures in residential zoning. Staff feels that this allows a minimal area for an unenclosed structure to be constructed and maintained without encroaching onto an adjacent property to the side. Staff believes that an eight (8) to ten (10) inch side setback is not quite enough area to accomplish the construction and maintenance of the proposed addition without encroaching onto the adjacent property to the west. Additionally, guttering may be needed, if the roof pitch dictates, to prevent water run-off onto the adjacent property. Staff could support an amended application to provide a 1.5 foot side setback to the face of the support columns of the proposed carport addition, with the overhang (including guttering) being allowed to extend to the side property line. D. Staff Recommendation: Staff recommends denial of the requested side setback variance, as filed. BOARD OF ADJUSTMENT (February 26, 2018) Susan Desselle and Jeremiah Russell were present, representing the application. There were no objectors present. Staff presented the application with a recommendation of denial. Susan Desselle addressed the Board in support of the application. She explained that she desired to cover the existing parking pad with a two -car wide carport addition. She explained that providing an 18 inch side setback, as suggested by staff, would not allow the parking of the vehicles. She noted that the property owner immediately to the west supported the project. She also noted that guttering would be provided if needed. 2 FEBRUARY 26, 2018 ITEM NO.: 2 (CON'T.) Z Vice -Chair Lindsey Polk asked about the roof overhang. Jeremiah Russell explained the proposed roof overhang. After a brief discussion, Mr. Russell noted that the roof overhang, including guttering, would be inside the side property line. Frank Allison asked about the slope of the roof. Mr. Russell indicated that it had not yet been determined, but water run-off onto the adjacent property would not be allowed. Jeff Yates noted that staff suggested an 18 inch minimum side setback and that he could also support an 18 inch minimum side setback. He encouraged the applicants to consider providing a slightly greater side setback. Mr. Russell noted that he could make an 18 inch side setback work from a design standpoint. Ms. Desselle again noted the desire for a two -car wide carport. Frank Allison noted that most two -car wide garage doors were 16 to 18 feet wide. Ms. Desselle amended the application to provide an 18 inch side setback with the roof overhang not to extend past the property line. Staff supported the revised application with 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 the slope dictates, to prohibit water run-off onto the adjacent property to the west. A motion was made to approve the application as amended and recommended by staff. The vote was 5 ayes, 0 noes and 0 absent. The amended application was approved.