HomeMy WebLinkAboutZ-6919-A Staff AnalysisMay 28, 2003
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File No.: Z -6919-A
Owner: Various Owners
Address: South end of S. Katillus Road
Description: Valley Falls Estates Subdivision
Zoned: R-2
Variance Requested: A variance is requested from the fence
height provisions of Section 36-516 to allow
eight (8) foot high fences around the
perimeter of numerous lots within the
subdivision.
Justification:
Present Use of Property:
Proposed Use of Property:
STAFF REPORT
A. Public Works Issues:
The applicant's justification is presented in
an attached letter.
Single Family Subdivision
Single Family Subdivision
In accordance with Section 32-8. no obstruction to visibility shall be
located within a triangular area 50' back from the intersecting right-of-way
(or intersecting tangent lines for radial dedications) at street intersections.
As proposed, this would apply to lots 87R, 78, 3, 361, 32, 13.
B. Staff Analysis:
The R-2 zoned property at the south end of S. Katillus Road is occupied
by the Valley Falls Estates, a single family residential subdivision. The
subdivision consists of 99 lots and is currently under development. There
are several new single family homes in the subdivision, with several
currently under construction. The developer previously received approval
from the Board of Adjustment for an eight (8) foot high brick wall (with 12
foot high columns) along the Katillus Road subdivision frontage.
May 28, 2003
Item No.: 2 (Cont.
The subdivision developer, along with several individual lot owners, is
requesting to construct eight (8) foot high fences/walls along the perimeter
of 76 individual lots within the subdivision. The fences/walls could be
constructed along all lot sides, to within 10 feet of the street rights-of-way.
The fences/walls constructed between the front of each individual house
and the front property line would be constructed of wrought iron or all
brick. Fences/walls enclosing side and rear yards will be constructed of
all wood, wood with brick columns, all brick or wrought iron. The
fence/wall type will be selected by each individual lot owner. The lots
where eight (8) foot high fences/walls are not requested are those lots
adjacent to the water features, which run north/south within the west
portion of the subdivision.
Section 36-516(e)(1)a. of the City's Zoning Ordinance allows fence/wall
heights in residential zoning as follows:
"Between a required building setback line and a street right-
of-way, the maximum height shall be four (4) feet. Other
fences may be erected to a maximum height of six (6) feet."
Therefore, the applicants are requesting a variance to allow the eight (8)
foot high fences/walls around the perimeter of the lots as shown on the
attached plan.
Staff is supportive of the requested fence height variance. Whereas staff
has supported eight (8) foot fence heights for other gated subdivisions in
the past, those fences typically do not extend into the front yards of the
residences. However, staff recognizes that this gated subdivision is
unique in that the lot sizes are rather large (ranging from .72 acre to 2.85
acres) and the houses being constructed within the subdivision are very
large, as compared to the typical lot and home sizes in west Little Rock.
Staff feels that the only possible impact the fences will have will be on
other lots within this gated subdivision. If the fence/wall variance is
approved, staff is confident that the subdivision developer will inform
prospective lot buyers of the fence requirements. Otherwise, staff feels
that the proposed fence heights will have no negative impact on
properties abutting the overall subdivision.
The Little Rock Fire Department has reviewed the requested fence
heights. The Fire Department has no objections to the request, subject to
the following conditions:
1. Any gated or walled entrance to an individual lot must have a minimum
width of 20 feet (includes both gates/entrances for a circular drive).
2
May 28, 2003
Item No.: 2 (Cont.
2. Individual lot gate codes must be unified and the same as the code on
the main subdivision gate.
3. The fencing plan for each individual lot must be reviewed and
approved by the Little Rock Fire Department.
4. Driveway widths will be constructed to accommodate fire trucks (20
foot minimum width).
5. Individual spindles for wrought iron gates will be spaced 4-5 inches
apart to allow a fire hose to be pulled through.
C, Staff Recommendations:
Staff recommends approval of the requested fence height variance,
subject to the following conditions:
1. Compliance with the Public Works requirement, as noted in paragraph
A. of this report.
2. Compliance with the Little Rock Fire Department requirements, as
noted in paragraph B. of this report.
3. Any columns must not extend more than two (2) feet above the
fence/wall height.
4. A building permit must be obtained for the fence construction on each
individual lot.
BOARD OF ADJUSTMENT: (MAY 28, 2003)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 4 ayes, 0 nays and 1 absent.
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