HomeMy WebLinkAboutZ-6115-A Staff AnalysisAUGUST 29, 2011
ITEM NO.: 3
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Z -6115-A
Jerry and Faye Morgan
Bryan Smith
213 Wedgewood Road
Northeast corner of Wedgewood Road and Emerald Drive
R-2
Variance Requested: A variance is requested from the area provisions of Section 36-254
to allow a carport addition 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
A. Pudic 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.
AUGUST 29, 2011
ITEM NO.: 3 CON'T.
C. Staff Rnalysis.
The R-2 zoned property at 213 Wedgewood Road is occupied by a one-story brick
and frame single family residence. The property is located at the northeast corner
of Wedgewood Road and Emerald Drive. There is a two -car wide driveway from
Wedgewood Road at the southwest corner of the lot. The single family home was
damaged during a storm earlier in the year when a large tree fell on the structure.
The house is in the process of being repaired. With the repair project, the existing
carport was enclosed for more living space and a one -car wide carport was
constructed on the south end of the residence. The new carport addition is
unenclosed on its south, east and west sides. It is located 3.5 feet to 12 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 six (6) feet for this R-2 zoned lot. Therefore, the applicant is requesting
a variance to allow the carport addition with a reduced side setback.
Staff is supportive of the requested variance. Staff views the request as
reasonable. Only approximately eight (8) square feet of the new carport addition is
within the required side setback. Therefore, the requested encroachment is very
minimal. With the carport addition being unenclosed, the visual impact on the
adjacent property will be minor. Ample separation will exist between the carport
addition and the residence immediately to the east, as the structures are separated
by a driveway. Staff believes the proposed carport addition 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. The carport addition must remain unenclosed on its south, east and west
sides.
2. Compliance with the Building Codes requirements, as noted in paragraph
B. of the staff report.
BOARD OF ADJUSTMENT: (AUGUST 29, 2011)
The applicant was present. There were no objectors present. Staff presented the
application with a recommendation of approval, with conditions.
The item was placed on the Consent Agenda and approved, as recommended by staff
with a vote of 5 ayes, 0 nays and 0 absent.