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HomeMy WebLinkAboutZ-9591 -6 Blue Ridge Circle - BOA Staff RptJULY 15, 2021 ITEM NO. 3 Z-9591 1 File No.: Z-9591 Owners: Bujarski Living Trust Applicant: George T Bujarski Address: 6 Blue Ridge Circle Legal Description: Lot 6, Scenic Heights Addition Zoned: R-2 Present Use: Single-family Residence Proposed Use: Single-family Residence Variance(s) Requested: A variance is requested from area regulations of Sec. 36-254 to allow a reduced front yard setback in the R-2 district. Justification: The applicant’s justification is presented as per the attached letter dated May 18, 2021. STAFF REPORT A. Planning and Development Civil Engineering Comments: No Comments. B. Buffering and Landscape Comments: No Comments C. Building Codes Comments: In October 2020 the City adopted the “Heights Landscape Design Overlay District,” requiring installation of one tree per 40 linear feet of street frontage within the Heights District Boundary, applicable to [among other types] residential construction in excess of 600 square feet. No Comments D. Staff Analysis: The R-2 zoned property at 6 Blue Ridge Circle is in a predominantly R-2 zoned neighborhood, within the Heights Landscape Design Overlay District. This overlay district generally has no bearing on the subject variance requests. The existing brick and frame home built in 1956 has undergone minimal improvements or additions that are often typical of this neighborhood. The terrain JULY 15, 2021 ITEM NO. 3 Z-9591 2 along Blue Ridge Circle is generally characterized as having a higher elevation on the inner circle of the roadway and sloping to the homes at a lower elevation on the outer edge of the street. The subject property is located on the north side of the thoroughfare at the east end of this circular roadway. The adjacent and surrounding properties are also occupied by single family residences except for a larger parcel further to the east zoned R-2 CUP which houses the Country Club of Little Rock. The home faces Blue Ridge Circle with brick and railroad tie steps leading upward to a brick patio. At this level, a deck with wooden steps travels further up the slope until meeting the front door in the center of the home at the finish floor level of the structure. A concrete drive is located on the northeast end of the home that connects a two-car garage with the street. The original construction of the house exceeded the 25-foot front yard building line approximately 6-feet at the south end and approximately 16-feet at the north end. The entirety of the existing deck has been constructed within 25-foot front yard setback. The applicant has noted that the deck is in disrepair and is requesting to rebuild this 13’x21’ with a 13’x22’ structure. The new deck is proposed to be located within the same footprint except for an additional 1-foot in length. The applicant is also proposing to reconstruct a deck in the back of the house which is shown to be located with the setback limits. A variance will not be required for this rear yard construction. Noting that the house and deck have been out of compliance with the current zoning code since inception the applicant is requesting a variance to reconstruct the existing decks of the home to an approximate footprint of the existing features. The sketch provided indicates that the reconstructed deck will be located 7-feet from the front property line at its closet point. Section 36-254(d)(1) states, “There shall be a front yard setback having a depth of not less than twenty-five (25) feet.” The applicant requests a variance to allow a reduction of the required front yard setback to 7-feet. In Staff's opinion, the reconstructed deck will not create considerable change to the property and will pose no negative effect upon the health, safety, or welfare of the general public, or detract from the value or aesthetic of the neighborhood or surrounding properties. In addition, Staff finds the request to generally be in conformance with the development pattern in the neighborhood. Based on the above assessment and analysis, Staff finds the requested variances to be reasonable. If the Board approves the requested front yard setback line variance, the applicant must then produce a one-lot replat reflecting the approved change. As such, the applicant must also review filing procedures with the County Clerk's office to determine if the replat will require a revised Bill of Assurance and respond as necessary and appropriate, as part of said replat. JULY 15, 2021 ITEM NO. 3 Z-9591 3 E. Staff Recommendation: Staff recommends approval of the requested platted front building line reduction from 25 feet to a minimum of 7-feet with the following conditions: 1. Completion of a replat reflecting the above-described building line change. 2. A building permit being obtained for all construction. 3. Install trees, if deemed applicable at the time of building permitting, in accordance with Heights Landscape Design Overlay District requirements.