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Z-8784 Staff AnalysisAUGUST 27, 2012 ITEM NO_: C File No.: Owner: Applicant: Address: Description: Zoned: Z-8784 Mary Elizabeth Barnett Wayne Moore 1921 Country Club Lane Lot 6, Elmo Walker Replat R-2 Variance Requested: Variances are requested from the area provisions of Section 36- 254 and the easement provisions of Section 36-11 to allow a building addition with a reduced side setback and which encroaches into a utility easement. 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 lssues: 1. Provide a grading and drainage plan to show the proposed work. B. Utility Issues: AT&T — no objection. No facilities within 10 foot easement. Center pint Ener — no objection. The only facility that may be located in this easement is the service line that serves this house. If it has to be relocated, contact utility. Cost of any relocation will be customer's responsibility. Central Arkansas Water — no objection. No existing or planned facilities within easement. Entergy — no objection. No facilities within easement. Little Rock Wastewater — no objection. No sewer main located within easement. C. Staff Analysis: The R-2 zoned property at 1921 Country Club Lane is occupied by a two-story brick and frame single family residence. There is a two -car wide driveway from Country Club Lane at the northwest corner of the lot which serves a garage at the north end of the residence. The property slopes downward from front to back AUGUST 27, 2012 ITEM NO.: C (CON'T. (west to east). The rear (east) half of the property is wooded. The lot contains a 20 foot front platted building line and a 10 foot platted building line along the south side property line. A 10 foot wide utility easement is located along the north side property line. The applicant proposes to construct a single level building addition to the northeast corner of the existing residence, as noted on the attached site plan. The addition is planned to include a new master bedroom and will be approximately 1,240 square feet in area. The addition will be to the main, street level of the house, and constructed above grade (stilt -type construction) because of the slope of the property. The addition will be constructed five (5) feet back from the north side property line. The addition will extend five (5) feet into the 10 foot wide utility easement along the north side property line. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of eight (8) feet for this R-2 zoned lot. Section 36-11(f) requires that building encroachments into utility easements be reviewed and approved by the Board of Adjustment. Therefore, the applicant is requesting variances from these ordinance standards to allow the room addition with a reduced side setback and which encroaches into a utility easement. Staff is supportive of the requested variances. Staff views the request as reasonable. Staff's main reason for support is that the excessive slope of the property and location of existing decks seems to dictate the location of the proposed building addition. Only approximately 200 square feet of the proposed addition will be located within the utility easement, and only approximately 120 square feet will be located within the required side setback. As noted in paragraph B., none of the utility companies object to the proposed easement encroachment. Additionally, the property immediately to the north is an undeveloped wooded portion of the overall Country Club of Little Rock property. Staff believes the proposed building addition with side setback and easement encroachments will have no adverse impact on the adjacent property or the general area. D. Staff Recommendation: Staff recommends approval of the requested side setback and easement variances, subject to the following conditions: 1. Compliance with the Public Works comment as noted in paragraph A.of the staff report. 2. Compliance with the utility comments as noted in paragraph B. of the staff report. 3. The proposed addition must be constructed to match the existing residence. AUGUST 27, 2012 ITEM NO.: C BOARD OF ADJUSTMENT: (July 30, 2012) The applicant was not present. It was noted that Public Works needed additional information on the project (grading and drainage plan). There was a motion to defer the application to the August 27, 2012 agenda. The motion passed by a vote of 5 ayes, 0 nays and 0 absent. The application was deferred. Staff Update: The applicant met with Public Works and discussed the construction plans for the building addition. Public Works has indicated no issues with the proposed plans. BOARD OF ADJUSTMENT: (August 27, 2012) 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 4 ayes, 0 nays and 1 absent.