Loading...
HomeMy WebLinkAboutZ-6464 Staff AnalysisMarch 30, 1998 Item No.: 3 File No.: Z-6464 Owner: James Joiner Address: 6721 Waverly Place Description: Lot 6, Block 1, Replat of Hollywood Addition Zoned: R-2 Variance Re ested: Variances are requested from the area regulations of Section 36-254 and the building line provisions of Section 31-12. Justification: Applicant's Statement: This letter is to request a zoning variance for my residence located at 6721 Waverly Place, Little Rock, Arkansas, to accommodate property improvements. The variance is requested to allow a 3.5 foot encroachment of the east building setback and modification of the front of the existing structure up to the 25 foot building setback line. The property survey shows an original plat building line of 35 feet in the front. My latest information from the City of Little Rock is that the building setbacks are 25 feet from the front and rear property lines, and 10% (6.5 feet in this instance) of the lot's width on each side. Currently, based on these setbacks and building lines, there is an encroachment of 5.5 feet in the front and 1.5 feet on the east side. These encroachments are consistent with virtually all other structures of the same age on Waverly Place. As proposed, I request a variance for the encroachment of 3.5 feet onto the east setback. I have attempted several other layout options, but the existing one frame March 30, 1998 Item No.: 3 structure contains the kitchen on the southeast corner of the interior. This location precludes placing a continuous addition across the entire rear of the structure without blocking all the natural lighting in the kitchen. Also, because of the kitchen configuration, there would be serious access problems with a continuous addition across the rear. An added advantage to my proposed addition to the east is the creation of a private outdoor area for my family's use. As the existing structure is already built to the front setback of 25 feet - when the concrete steps are considered - I propose to modify the steps with a cover which will not exceed the 25 foot setback line. The cover will not be enclosed. Present Use of Property: Single Family Proposed ❑se of Pro ert : Single Family Staff Report• A. Public Works Issues: No issues. B. Staff Analysis: The R-2 zoned property located at 6721 Waverly Place is currently occupied by a one-story, frame residential structure. The front porch is built across a platted building line. This is an older home and the encroachment has existed for many years. The structure also has a carport/storage room with a side yard setback of 4.5± feet. Again, it appears to have been in place many years. The applicant proposes to place a cover over the steps coming down from the front porch, further encroaching on the platted building line. The applicant also proposes to remove the existing carport/storage room and to build a new carport and a two-story addition onto the side of the house. The new carport and two-story addition would have a side yard setback of 3 feet. A side yard setback of 6.5 feet is required for this lot. A large, one-story addition is also proposed for the rear of the house. This addition complies with all required setbacks. FA March 30, 1998 Item No.: 3 Staff believes the requested variance to allow the unenclosed cover over the steps is reasonable. Even though it would further extend across the 35 foot building line, it would still have a front yard setback of 25 feet. A 25 foot front yard setback is what is required by the Ordinance in the R-2 district. The small, 4.5 foot X 7.5 foot, cover should have no impact on adjacent properties. Staff also supports the requested side yard setback variance to allow for construction of the proposed new carport. The carport will replace an older existing structure and the slight increase in the side yard encroachment should not impact the adjacent property as long the new carport remains unenclosed and the eave/overhang is limited. Staff does have concerns about the proposed two story addition with a reduced side yard setback of 3 feet. The lot adjacent to the east is occupied by a one-story residential structure, typical of those in the neighborhood. This adjacent home has a side yard setback of 5± feet. Staff is concerned that allowing a two-story addition with only a 3 foot side yard would overwhelm and negatively impact the adjacent property. Such a proposal is out of character with development in the neighborhood. Should the Board approve the requested building line variance for the porch cover, the applicant will have to do a one -lot replat reflecting the change in the building line. The applicant should review the filing procedure with the circuit clerk to determine if the replat requires a revised Bill of Assurance. C. Staff Recommendation: Staff recommends approval of the requested building line variance to allow for the cover over the stairs subject to a one lot replat reflecting the change in the building line as approved by the Board. Staff recommends approval of the requested side yard setback variance to allow for construction of the proposed carport subject to compliance with the following conditions: 1. The carport is to remain open and unenclosed on all sides other than at the point it adjoins the house. 2. The eave/overhang on the east side of the carport is to be limited to no more than 6 inches. Staff does not recommend approval of the requested side yard variance to allow for construction of the proposed two-story addition on the east side of the house. 3 March 30, 1998 Item No.: BOARD OF ADJUSTMENT: (MARCH 30, 1998) The applicant, James Joiner, was present. There were no objectors present. Staff presented the item and recommended approval of the requested building line variance to allow for the cover over the stairs subject to a one lot replat reflecting the change in the building line as approved by the Board. Staff recommended approval of the requested side yard setback variance to allow for construction of the proposed carport subject to compliance with the following conditions: 1. The carport is to remain open and unenclosed on all sides other than at the point it adjoins the house. 2. The eave/overhang on the east side of the carport is to be limited to no more than 6 inches. Staff recommended denial of the requested side yard variance to allow for construction of the proposed two-story addition on the east side of the house. Mr. Joiner addressed the Board in support of his application. He presented a letter from the owner of the adjacent property at 6717 Waverly in support of his proposed improvements. Mr. Joiner presented a drawing showing the proposed elevation of his home in relationship to the neigbhor's home. He stated that, due to the difference in elevation of the two properties, his two-story addition would not exceed the height of the neighbor's house. Mr. Joiner also presented photographs of other homes in the area with reduced setbacks. (Staff did not receive the photographs or the drawing of the proposed elevation.) In response to a question from William Ruck, Mr. Joiner stated that the neighbor's house had a 5 foot crawl space and a steeply pitched roof which made the structure appear taller than a typical one-story home. A motion was made to approve the variances to allow for construction of the carport and the cover over the stairs, subject to compliance with the conditions proposed by staff. The motion was approved by a vote of 5 ayes, 0 noes and 0 absent. The side yard setback variance to allow for construction of the two-story addition on the east side of the house was not included in the motion and was not approved. 4