HomeMy WebLinkAboutZ-9340 Staff AnalysisJULY 30, 2018
ITEM NO.: 4
File No.: Z-9340
Owner: Hawthorne Investments, LLC
Applicant: Daniels & Stephanie Bynum
Address: 5404 Hawthorne Road
Description: North side of Hawthorne Road, between N. Polk and N. Tyler
Streets.
Zoned: R-2
Variance Requested: A variance is requested from the area provisions of Section 36-
254 to allow a detached carport with 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
/_1
Public Works Issues:
Construction of walls within the right-of-way requires a franchise agreement from
the Public Works Department. Contact the Little Rock Public Works department
at 501-371-4818 for more information. A franchise application can be found at
hhs://www.littlerock.gov/city-administration/city-der)artments/oublic-works/. The
application fee is $75.00. If a franchise agreement is not desire, the proposed
wall must be relocated to private property.
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.
JULY 30, 2018
ITEM NO.: 4 Z-9340
C. Staff Analysis:
The R-2 zoned property located at 5404 Hawthorne Road is occupied by a one-story,
brick and frame single family residence. The property is located on the north side of
Hawthorne Road, between N. Tyler and N. Polk Streets. There is an existing concrete
parking pad located within the Hawthorne Road right-of-way, between the front (south)
property line and the edge of roadway pavement. A one -car wide driveway extends
from the parking pad to the rear yard area, running along the east side of the
residence.
The applicant proposes to construct a one-story single car carport at the northeast
corner of the lot, within the rear yard area, as noted on the attached site plan. The
proposed carport will be 13.5 feet by 25 feet in size. The carport will be located three
(3) feet back from the rear (north) property line and 1.5 feet from the east side property
line. The proposed carport will be separated from the principal structure by six (6) to
6.2 feet. The proposed carport will occupy approximately 24 percent of the required
rear yard area (rear 25 feet of the lot). The proposed carport will be unenclosed on
its east, west and south sides, with a three (3) foot wide storage closet along the north
wall of the structure.
Section 36-156(a)(2)f. of the City's Zoning Ordinance requires a minimum three (3)
foot side setback for accessory structures in R-2 zoning. Therefore, the applicant is
requesting a variance to allow a reduced side setback of 1.5 feet along the east side
property line for the proposed carport structure. The applicant is also proposing
additions to the existing house, as noted on the attached site plan. These additions
will comply with ordinance requirements.
Staff is supportive of the requested side setback variance for the proposed carport
structure. Staff views the request as reasonable. The proposed carport will be located
in the rear yard area and unenclosed on its east, west and south sides. The carport
structure will not be out of character with other accessory structures and carport
additions to principal structures (with reduced side setbacks) throughout this
neighborhood. The proposed 1.5 foot side setback will allow a minimal area for the
structure to be constructed and maintained without encroaching onto the adjacent
property to the east. Staff believes the proposed carport accessory 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 side setback variance, subject to the
following conditions:
1. Compliance with the Public Works and Building Code comments as noted in
paragraphs A and B of the agenda staff report.
2. The carport is to remain unenclosed on its east, west and south sides.
3. Guttering must be provided, if the roof slope dictates, to prohibit water run-off
onto the adjacent property to the east.
2
JULY 30, 2018
ITEM NO.. 4
Board of Adjustment
r�xi1J]
(July 30, 2018)
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 staff, including all staff comments and conditions. The
vote was 4 ayes, 0 noes and 1 absent.
3