HomeMy WebLinkAboutZ-8409-A Staff AnalysisJUNE 26, 2017
ITEM NO.: 1
File No.: Z-8409-A
Owner/Applicant: Jerry and Jana Bishop
Address: 5216 Edgewood Road
Description: Lot 44, Prospect Terrace Addition
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of Section
36-254 and 36-156 to allow a carport addition to a principal
structure and a porch addition to an accessory structure 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
A. 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 projection
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.
JUNE 26, 2017
ITEM NO.: 1 (CON'T.
C. Staff Analysis:
WaalLeff_I
The R-2 zoned property at 5216 Edgewood Road is occupied by a two (2) story
frame and stucco single family residence. The property is located on the north side
of Edgewood road and backs up to "O" Street. A two-story accessory garage
structure is located within the rear yard area, at the northeast corner of the property.
A single car wide driveway is located at the southeast corner of the lot. The driveway
extends along the east side of the residence to the accessory garage structure.
The applicant proposes to construct two (2) building additions, one (1) to the
principal structure and one (1) to the accessory structure. An 18.5 foot by 24 foot
carport addition is proposed on the east side of the existing residence. An eight (8)
foot by 20 foot covered porch addition is proposed along the south side of the
existing accessory garage structure. Both additions will have a one-story height.
The proposed carport addition will be located approximately 40 feet back from the
front (south) property line and one (1) to 2.5 feet back from the east side property
line. The carport will be unenclosed on its north, south and east sides. The
proposed covered porch addition to the existing accessory structure will be located
two (2) feet from the east side property line and 19.5 feet to 23 feet back from the
rear, " O" Street, property line. The porch will be unenclosed on its east, west and
south sides.
Section 36-254(d)(2)of the City's Zoning Ordinance requires a minimum side
setback of eight (8) feet for the principal structure on this lot. Section 36-156(a)(2)f.
requires a minimum side setback of three (3) feet for accessory structures. Section
36-156(a)(2)c. requires that accessory structures be located at least 60 feet back
from front or rear street fronting property lines. Therefore, the applicant is requesting
variances from these ordinance standards to allow the carport addition with a
reduced side setback, and the porch addition with reduced side and rear (street
fronting) setbacks.
Staff is supportive of the requested side setback variance for the proposed carport
addition to the principal structure, and the side and rear (street fronting) setback
variances for the porch addition to the accessory structure. Staff views the request
as reasonable. Staff typically looks for a minimum side setback of 1.5 feet for
unenclosed carport additions. The proposed carport addition is located one (1) foot
from the east side property line at one (1) point, then angles away from the side
property line to a 2.5 foot setback. Ample separation will exist between this
proposed carport adds bot n and the residence immediately to the east. A driveway
on the neighboring property will separate the two (2) residences. With respect to
the porch addition to the existing accessory structure, the proposed side and rear
setbacks are greater than the existing structure. Staff believes the proposed
unenclosed additions to the existing house and accessory structure will have no
adverse impact on the adjacent properties or the general area.
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JUNE 26, 2017
ITEM NO.: 1 (CON'T.) Z-8409-A
D. Staff Recommendati
Staff recommends approval of the requested side and rear (street fronting) setback
variances, subject to the following conditions:
1. The carport addition must remain unenclosed on its north, south and east
sides.
2. The porch addition must remain unenclosed on its east, west and south sides.
3. Compliance with the Building Codes requirements as noted in paragraph B.
of the staff report.
4. Guttering must be provided on the carport addition, if the roof slope dictates,
to prohibit water run-off onto the adjacent property to the east.
BOARD OF ADJUSTMENT
(June 26, 2017)
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.
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