HomeMy WebLinkAboutZ-9140 Staff AnalysisMAY 23, 2016
ITEM NO.: 6
File No.: Z-9140
Owner: The John D. Scholtens and Carol Ann Scholtens Revocable Trust
Applicant: John D. Scholtens
Address: 2119 N. Garfield Street
Description East side of N. Garfield Street, South of Beacon Street
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of Sections 36-
254 and 36-156 to allow a building addition with a reduced side
setback and with a reduced separation from an accessory
structure.
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 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.
C. Staff Analysis:
The R-2 zoned property at 2119 N. Garfield Street is occupied by a one-story brick and
frame single family residence. The property is located on the east side of N. Garfield
Street, south of Beacon Street. There is a one-story carport with storage area located
within the rear yard area, along the north side property line. The existing residence is
located approximately two (2) feet back from the south side property line and 19.5 to 21.5
feet back from the front (west) property line.
MAY 23, 2016
ITEM NO.: 6 ICON'T.
The applicant proposes to remove approximately 300 square feet from the rear of the
residence and construct a new 1,000 square foot addition (one-story) in its place, as noted
on the attached site plan. The proposed addition will maintain the 1.9 foot to two (2) foot
setback from the south side property line as the existing house. The proposed addition will
be located 33.5 feet back from the rear (east) property line, and be separated from the
existing accessory carport structure by two (2) feet. The applicant also proposes to
construct a one-story addition to the existing carport/storage building. The proposed
addition will be 3.6 feet back from the north side property line and 19 feet back from the rear
(east) property line.
Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of
five (5) feet for principal structures in R-2 zoning. Section 36-156(a)(2)b. requires that
accessory structures be separated from principal structures by at least six (6) feet.
Therefore the applicant is requesting variances from these ordinance standards to allow the
proposed building addition to the principal structure with a reduced side setback and a
reduced separation from the existing accessory carport structure.
Staff is supportive of the requested variances. Staff views the request as reasonable. The
applicant is proposing to extend the existing south wall of the residence with the proposed
addition. There is an existing driveway along the side property line of the lot immediately to
the south which separates the two (2) residences. Therefore, ample separation should exist
between the two (2) residences. With respect to the separation issue, the existing accessory
carport structure is unenclosed on its north, south and west sides. This will aid in the issue
of separation from the principal structure. With overhang and guttering provided on the
proposed addition and no encroachment across the south side property line, staff believes
the proposed 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 and separation variances,
subject to the following conditions:
1. Compliance with the Building Codes requirements as noted in paragraph B.
of the staff report.
2. Guttering must be provided to prevent water run-off onto the adjacent
property to the south.
3. The overhang with guttering for the proposed addition must not extend across
the south side property line.
4. The existing accessory carport structure must remain unenclosed on its west
and south sides.
BOARD OF ADJUSTMENT
(May 23, 2016)
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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