HomeMy WebLinkAboutZ-9333 Staff AnalysisJUNE 25, 2018
ITEM NO.: 8
File No.: Z-9333
Owner/Applicant: Edgar and Kathy Hall
Address: 1816 Pine Valley Road
Description: West side of Pine Valley Road; north of Rockwood Road
Zoned: R-2
Variance Requested: A variance is requested from the area provisions of Section
36-254 to permit a carport addition with a reduced side yard
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
Q
1.9
Public Works Issues:
The Public Works will not maintain any drainage easements where access from
the right-of-way has been restricted by fences or other development.
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.
JUNE 25, 2018
ITEM NO.: 8
C. Staff Analvsis:
The R-2 zoned property located at 1816 Pine Valley Road is occupied by a one-
story, frame, single family residence. A single, concrete -paved driveway extends
from the street along the west side of the house. A concrete -paved parking area is
located along the west side of the home. There is no covered parking. The property
sits lower than the properties to the west. The applicants state they have had
damage to their home as a result of the long-term water run-off from the neighboring
properties. That issue is exasperated by water running off of their own uncovered
concrete parking area. The applicants are proposing to construct an unenclosed
carport cover over the parking area. The carport will not only serve to provide
covered parking but will also, with the addition of guttering and down spouts, help to
alleviate some of the water issue. A diversion wall at the west side of the
carport/parking area will help divert water away from the house.
The proposed carport cover is to have a side yard setback of 1.5 feet. Section 36-
254 requires a side yard setback of 8 feet for this lot.
Staff is supportive of the requested variance. The carport will remain open and
unenclosed on its north, south and west sides. The carport will be erected over an
existing, concrete -paved parking area. The property to the west is at a higher
elevation and it appears that the home on that lot is located 15+ feet off of the
common lot line, providing adequate separation. Allowing the carport as proposed
should not impact adjacent properties or the neighborhood.
D. Staff Recommendation:
Staff recommends approval of the requested side yard setback variance, subject to
compliance with the following conditions:
1. Compliance with the Public Works and Building Code comments in
paragraphs A and B of the agenda staff report.
2. The carport to remain open and unenclosed on its north, south and west
sides.
3. The overhang and guttering are to be designed so as to divert water run-off
away from adjacent properties.
BOARD OF ADJUSTMENT
(June 25, 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 3 ayes, 0 noes and 2 absent.
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