HomeMy WebLinkAboutZ-9521 5601 Scenic Drive BOA Staff RptJuly 2, 2020
ITEM NO. 7 Z-9521
1
File No.: Z-9521
Owner: Scenic Woods, LLC
Applicant: Ellen Yeary, Yeary Lindsey Architects
Address: 5601 Scenic Drive
Legal Description: Lot 1-2R, Block 2, East Palisades Addition
Zoned: R-2
Present Use: Vacant/undeveloped
Proposed Use: Single-family Residence
Variance(s) Requested: A variance is requested from the area provisions of Sec. 36-
254(d)(1) to reduce the required front yard (south) setback
from 25 to 15 feet for a principal residential building and from
25 to five feet for a proposed carport.
And,
from the building line provisions of Sec. 31-12(b) to cross an
established building setback line.
Justification: The applicant’s justification is presented in a May 18, 2020
letter (attached.)
STAFF REPORT
A. Engineering Comments:
The proposed home shows to be downstream of the existing flowline of the 36"
storm water pipe. Provide grading and drainage plan to provide safe diversion of
pipe discharge, to prevent potential damage to new structure.
B. Staff Analysis:
The R-2 zoned property located at 5601 Scenic Drive is wooded, vacant and
extraordinarily steep, as is common among ridgeline neighborhoods parallel and
adjacent to the Arkansas River Valley. Development of this site will require
extraordinary foundation work to elevate a residential dwelling to a height sufficient
for driveway access to Scenic Drive, which lies approximately 14 feet higher than
the home site elevation.
The requested variances pertain to locating the carport and home as near as
possible to Scenic Drive. This will shorten the span of the bridge-like structure
needed to access the carport and home, while keeping said structure outside of the
Scenic Drive right-of-way.
Front Yard
Section 36-254(d)(1) states, “There shall be a front yard setback having a depth of
not less than twenty-five (25) feet.”
As suggested above, properties along Scenic Drive, nearby Scenic Boulevard and
Scenic Point tend to be extremely steep, requiring residences to be “pushed” as
close to the adjacent street as possible (without encroaching street right-of-way.)
July 2, 2020
ITEM NO. 7 Z-9521
2
Building Line Encroachment
Section 31-12(b) states, “Building line variances. In those instances where a
recorded subdivision plat has established building setback lines in accordance with
this chapter variances of those lines shall only be granted by the Board of
Adjustment.”
In staff’s opinion, this building line encroachment request is a technical matter,
necessarily accompanying the above-described front yard setback reduction
request. An expressed requirement for encroachment of a platted building line is to
replat the subject property to reflect the approval of the building line encroachment,
at the owner’s expense.
No objections to the proposed improvements by neighboring property owners are
known as of this writing. Staff views the two variance requests as reasonable, and
in this instance as a benefit to surrounding homeowners by prospective occupancy
and maintenance of a historically vacant property.
Additional Consideration
Planning and Development Engineering has reviewed the proposed plan relative to
stormwater management considerations. Subsequently, the applicant and
consulting engineer have agreed to submit stormwater improvement plans for
Engineering approval, prior to issuance of a building permit for the residential
structure. (On June 16, 2020 the applicant submitted a revised site plan in response
to stated Engineering concerns.)
C. Staff Recommendation:
Staff recommends approval of the requested front yard reduction and front building
line variances as submitted, per survey/site plan submitted by applicant on May 19,
2020, with the following conditions:
• The proposed carport will be unenclosed on its east, south and west sides.
• The applicant shall submit stormwater improvement plans for Engineering
approval, prior to issuance of a building permit for the residential structure.
• The owner shall replat the subject lot to reflect the above-described platted
building line change.