HomeMy WebLinkAboutZ-9462 Staff AnalysisC
OCTOBER 28, 2019
ITEM NO.: 6
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Z-9462
John Raymond Pitre and Rachel Bradbury
Christi Wilson
5124 "R" Street
Lot 18, Block 1, McGehee's Addition
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Variance Requested: Variances are requested from the area provisions of Section
36-254 to allow building additions with reduced side and rear
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
A. Public Works Issues:
No Comment
B. Building Codes Comments'.-
The
omments:
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 5124 "R" Street is occupied by a one-story brick
and frame single family residence. The property is located on the north side of "R"
OCTOBER 28, 2019
ITEM NO.: 6 CON'T. 9462
Street, between N. Harrison Street and Kavanaugh Blvd. A one -car wide driveway
from "R" Street is located at the southwest corner of the property. An alley right-of-
way is located along the rear (north) property line. A detached garage is located in
the rear yard area at the northwest corner of the lot. Access to the garage is from the
alley right-of-way.
The applicant proposes to construct a second floor to the existing single family
residence, as noted on the attached site plan. As part of the project, small additions
will be made to the west and north sides of the residence. A new garage structure
(one-story) will be constructed at the northwest corner of the property. The garage
portion of the residence will be 22.8 feet by 30.4 feet in area. It will be attached to the
residence by a 20 foot wide covered patio area. The roof fine of the garage will tie
into the roof line of the residential structure, so the entire structure will be considered
the principal structure. The existing residence with second floor addition is located
4.5 feet to 4.9 feet back from the east side property line. The addition at the northwest
corner of the residence, the covered patio and the garage portion of the structure will
be located 3.5 to 4.5 feet back from the west side property line. The garage portion
of the residence will be located four (4) feet from the rear (north) property line, with
the rest of the principal structure being over 30 feet from the rear property line. The
existing residence with second floor addition will be located 25 feet to 27.9 feet back
from the front (south) property line.
Sections 36-254(d)(2) and 36-254(d)(3) of the City's Zoning Ordinance require
minimum side setbacks of five (5) feet and a minimum rear setback of 25 feet for this
R-2 zoned lot. Therefore, the applicant is requesting variances from these ordinance
standards to allow the additions to the existing residence with reduced side and rear
setbacks.
Staff is supportive of the requested side and rear setback variances. Staff views the
request as reasonable. The proposed reduced side and rear setbacks as well as the
overall lot coverage will not be out of character with other residences throughout this
neighborhood. The proposed overall lot coverage (including covered patio area) will
be approximately 50 percent. The garage portion of the overall structure will cover
approximately 38 percent of the required rear yard area (rear 25 feet of the lot).
Several lots within this block have similar setbacks and lot coverage, including
accessory structures. Staff believes the proposed additions with reduced setbacks
will have no adverse impact on the adjacent properties or the general area.
D. Staff Recommendation:
Staff recommends approval of the requested side and rear setback variances,
subject to the following conditions:
1. Compliance with the Building Codes requirements as noted in paragraph B. of
the staff report.
2. The covered patio area must remain unenclosed on its east and west sides.
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OCTOBER 28, 2019
ITEM NO.: 6 (CON' -
Board of Adjustment
(October 28, 2019)
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 and approved, as recommended by staff.
The vote was 3 ayes, 0 noes and 2 absent.
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