HomeMy WebLinkAboutZ-5435-B - Staff Report
File No.: Z-5435-B
Owners: WLR Land Trust: Jennifer and Mark McCarty
Applicant: Yeary Lindsey Architects: Ellen Yeary
Address: 106 Hickory Creek Circle
Legal Description: Lot 9, Hickory Creek Subdivision, Phase 1, Little Rock, Pulaski County, Arkansas
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 rear yard setback in the R-2 district.
A variance is requested from area regulations of Sec. 36-11 to allow a building addition to encroach into an easement.
Justification: The applicant’s justification is presented on the attached letter of intent.
STAFF REPORT
Planning and Development Civil Engineering Comments:
No Comments.
B. Buffering and Landscape Comments:
No Comments.
C. Building Codes Comments:
No Comments.
D. Staff Analysis:
The R-2 zoned property at 106 Hickory Creek Circle is occupied by a two-story masonry single-family residence. The home is located on the north side of the street northwest of the intersection
of Hickory Creek Drive and Hickory Street Circle. A circular driveway serves as access to the property. The property backs up to a tiered pond/creek area which serves as stormwater
detention for the area. The survey indicates a 30-foot common natural area which includes a 10-foot landscape easement inside and adjacent to the rear property line. An existing in-ground
pool
and patio connecting the rear of the home are located in these easements and common areas.
The applicant has indicated that the property has been recently re-platted to include an adjacent parcel which will extend the property boundary 30-feet to the north to include a portion
of the floodway / common area. The applicant has also provided a letter from the Hickory Creek Property Association indicating their review and approval of the proposed plans.
The site plan indicates that the applicant is proposing to construct a covered porch addition to the northeast of the house to be used as an extension of the family living area. The
addition is shown to extend the primary residence 25-feet northeast into the rear yard crossing the existing landscape easement and proceed to within 3-feet, 10-inces of the rear property
line.
Section 36-254(d)(3) states “There shall be a rear yard setback having a depth of
not less than twenty-five (25) feet. “The applicant requests a variance to allow a reduction of the rear setback from 25-feet to 3-feet, 10-inches.
Section 36-11(f) states “No building or structure as defined in this chapter shall be erected, converted, reconstructed, or structurally altered that encroaches on, over or into any
easement. This includes drainage, utility access or use easements within the boundary of any lot of record, platted or otherwise established.” Therefore, the applicant is requesting
that the extension of the primary residence be allowed to cross the existing rear yard landscape and common area easements.
Staff views the variances request as reasonable. The proposed reduced rear yard setback and easement encroachment will not be out of character with the area nor pose a negative impact
on the surrounding properties.
E. Staff Recommendation:
Staff recommends approval of the requested rear yard setback reduction from
twenty-five (25) feet to 3-feet-10-inches and the requested easement encroachment variance as outlined in the above staff analysis and on the attached site plan subject to the following
conditions:
Any new construction must meet the local and Federal floodplain regulation requirements.
The addition must be constructed to match the existing residence.
A building permit to be obtained for all construction.