Z-8760 Staff AnalysisAPRIL 30, 2012
ITEM NO.: 4
File No.: Z-8760
Owner: Summit Heights LLC
Applicant: Bill Forbess
Address: 300 Block of N. Summit Street (east side)
Description: Lots 3 through 7, Block 3, Virginia Heights Addition
Zoned: R-3
Variance Requested: A variance is requested from the area provisions of Section 36-254
to allow construction of five (5) residences (one per lot) with reduced front setbacks.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Undeveloped
Proposed Use of Property: Single Family Residences
STAFF REPORT
A. Public Works Issues:
No Comments
B. Little Rock Wastewater Comments:
Building foundations may be constructed to five (5) feet of the existing 6 inch sewer
main located on Lots 3 through 7, Virginia Heights Addition.
C. Staff Analysis:
The R-3 zoned property within the 300 block of N. Summit Street (east side) is
currently undeveloped. The property is covered with trees and undergrowth. The
property is comprised of five (5) platted single family residential lots. The lots
slope downward from front to back (west to east) to Gill Street along the east (rear)
property line. The lots have slopes ranging from 31 to 33 percent. There is an
existing six (6) inch sewer line running north/south through the lots.
The applicant proposes to construct five (5) single family residences, one (1) on
each of the platted lots, as noted on the attached site plan. Each residential
structure will comply with the ordinance required side and rear setbacks. The main
body of each house will be located approximately 30 feet back from the front
property line, with a carport which extends to within five (5) feet of the front
APRIL 30, 2012
ITEM NO.: 4 (CON'T,
property line. The residences will be one-story in height as viewed from Summit
Street, with lower level basement areas. The carports will be two -car width and
unenclosed. The applicant proposes to use welded wire mesh to secure one (1)
side of each carport structure, as noted on the plans attached to the applicant's
cover letter.
Section 36-255(d)(1) of the City's Zoning Ordinance requires a minimum front
setback of 25 feet for R-3 zoned lots. Therefore, the applicant is requesting a
variance from this ordinance standard to allow the carport portions of the
residences with five (5) foot front setbacks.
Staff is supportive of the requested front setback variance. Staff views the request
as a reasonable infill project. The single family lots have an excessive amount of
slope (31 to 33 percent) from front to back. The requested encroachment is only
for the carport portions of the residences, to allow safe vehicular access from the
roadway onto the property. The main footprint of each house will comply with the
minimum setback requirements. Additionally, the carport portions of the
residences will not be enclosed with opaque materials. This will lessen any
possible visual impact the structures may create. The location of the existing
sewer line also limits the buildable area for Lots 3 and 7. The proposed front
setback will not be out of character with the neighborhood. Several residences to
the north along Riverview Drive have similar front setbacks due to the topography
of the lots. Staff believes development of these single family lots with reduced
front setbacks will have no adverse impact on the adjacent properties or the
general area.
D. Staff Recommendation -
Staff recommends approval of the requested front setback variance for Lots 3
through 7, Block 3, Virginia Heights Addition, subject to the following conditions:
1. Compliance with the Little Rock Wastewater requirement as noted in
paragraph B. of the staff report.
2. The carport portion of the residences must remain unenclosed with
opaque materials.
BOARD OF ADJUSTMENT: (April 30, 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.