HomeMy WebLinkAboutZ-7456 Staff AnalysisAugust 25, 2003
ITFM NO_- 9
File No.: Z-7456
Owner: William B. Brady Real Estate Trust
Address: 10 River Ridge Circle
Description: Lot 5, River View Manor
Zoned: R-2
Variance Requested: A variance is requested from the fence/wall
provisions of Section 36-516 to allow a
fence/wall which exceeds the maximum
height allowed.
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 Residential
Single Family Residential
This building plan was previously reviewed and approved by Public Works
on 7/15/03. The plan is acceptable provided all original conditions for
approval are met as follows:
1. Neighbor to the east to agree.
2. R.C.P. pipe to be Class III, bedded and backfilled per Little Rock Code
— (select natural arterials).
3. Headwall to be comparable in size, reinforcing and concrete strength
as existing one.
4. Call inspector at 371-4856 before backfill.
August 25, 2003
Item No.: 9(Cont.
B. Staff Analysis:
The R-2 zoned property at 10 River Ridge Circle is occupied by a two-
story frame single family residence. There is a driveway from River Ridge
Circle which serves as access. The property has a very steep slope
downward from front to back (south to north). There is an elevated
concrete parking pad on the east side of the residential structure. There
is a large drainage structure which runs along the east property line.
The applicant proposes to remove and rebuild the driveway and parking
pad, extending the parking pad to the east property line. As part of the
project, the applicant proposes to improve the drainage area along the
east property line. In addition, construction of a 12 foot high masonry
wall/fence on top of and along the east edge of the parking pad is
proposed. The applicant has noted that the wall and fence will be
designed by a licensed engineer. A letter from the adjacent property
owner to the east approving of the project has been submitted to staff.
Section 36-516(e)(1)a. of the City's Zoning Ordinance allows a maximum
fence/wall height of six (6) feet in residential zoning. Therefore, the
applicant is requesting a variance to allow the 12 foot wall on top of the
new parking pad.
Staff is supportive of the requested variance. Staff typically does not
support fence/wall heights in residential zoning exceeding eight (8) feet in
height. However, given the uniqueness of this case, staff will recommend
approval. Given the steep slope of the property, the need to improve the
drainage area and make it safer, and the approval of the adjacent
property owner, staff is comfortable with the project. With compliance to
the Public Works requirements (as noted in paragraph A.) and plans
certified by a licensed engineer, the project should be a quality one and
have no adverse impact on the adjacent properties or the general area.
C. Staff Recommendations:
Staff recommends approval of the requested variance, subject to the
following conditions:
1. The masonry wall/fence must not exceed a height of 12 feet above the
parking pad.
2. Compliance with the Public Works requirements as noted in paragraph
A. of this report.
3. Plans for construction must be certified by a licensed engineer.
2
August 25, 2003
Item No.: 9
BOARD OF ADJUSTMENT: (AUGUST 25, 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.
3