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HomeMy WebLinkAboutZ-7633 Staff AnalysisJULY 26, 2004 ITEM NO.: 3 File No.: Z-7633 Owner: Steve and Anna Harper Parks Address: 2020 N. Spruce Street Description: Part of Lots 8-10, Block 1, Country Club Heights Addition Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36-254 and the easement provisions of Section 36-11 to allow building additions with reduced setbacks and which extend into a utility/drainage easement. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Proposed Use of Property: STAFF REPORT A. Public Works Issues: Single family residential Single family residential The project proposes to construct a portion of a carport within the rainage and utility easement of (closed) Stonewall Street. Public Works has major drainage facilities in this easement consisting of a rock and concrete box culvert that drains Club road from the west. Public Works supports a maximum five (5) foot encroachment (including overlay) into the easement. B. Staff Anal The R-2 zoned property at 2020 N. Spruce Street is occupied by a one- story brick and frame single family residence. There is a one -car wide driveway from Spruce Street which serves as access. There is a concrete parking road located along the north side of the residence. A 35 foot wide portion of Stonewall Road which was abandoned a number of years ago is part of the property. The abandonment area was retained as a utility and drainage easement, as a significant underground drainage structure is located within the area, running east - west. JULY 26, 2004 ITEM NO.: 3 (Cont. The applicants propose to make a one-story addition on the rear of the structure. A 20 foot wide master bedroom/study addition is proposed at the southwest corner of the residence. The addition will be located four (4) feet from the side (south) and rear property lines. The applicants also propose a covered porch addition on the rear of the home, with an unenclosed carport addition at the northwest corner of the structure. The carport is proposed to ?? (no support structures) five (5) feet into the utility/drainage easement. The carport structure will be located 3 feet to 12 feet from the rear (west) property line. Additionally, a 14 foot by 8 foot addition is proposed to one of the bedrooms at the northwest corner of the house. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side yard setback of 6.5 feet for this R-2 zoned lot. Section 36-254(d)(3) requires a minimum rear yard setback of 25 feet. Additionally, Section 36-11(f) requires that encroachments into easements be reviewed and approved by the Board of Adjustment. Therefore, the applicants are requesting variances to allow reduced side and rear yard setbacks for the proposed master bedroom/study addition and a reduced rear yard setback for the proposed carport addition. The applicants are also requesting a variance to allow the proposed carport structure to ? five (5) feet into the utility/drainage easement along the north property boundary. The applicants have submitted letters from each of the five (5) public utility companies addressing the proposed encroachment into the utility/drainage easement. None of the utility companies object to the proposed easement encroachment. Little Rock Wastewater Utility made the following comments: 1. Little Rock Wastewater Utility has an existing 10" Sewer Main located under the existing residence. 2. Prior to start of construction the Contractor for the project must submit final plans to the Little Rock Wastewater Utility for approval. The Utility needs to be assured that no remodeling or additional construction will adversely affect the existing sewer main. Staff is supportive of the requested variances. Staff feels that the proposed rear and side setbacks are reasonable given the fact that the existing structure is located 29 to 43 feet back from the front property line. Additionally, staff feels that the proposed size of the structure will not be out of character with the neighborhood. There have been several rather large single family residences built in the area, including directly across N. Spruce Street to the east. Staff also has no problem with the proposed easement encroachment, subject to compliance with the Little Rock Wastewater Utility comments. Staff feels that the JULY 26, 2004 ITEM NO.: 3(Cont. proposed additions will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendations: Staff recommends approval of the requested variances, subject to the following conditions: 1. The carport structure must remain unenclosed on the north, south and west sides. 2. The carport structure must ? (no support structure) no more than five (5) feet into the utility easement. 3. Compliance with the Little Rock Wastewater Utility comments as noted in paragraph B. of this report 4. A building permit must be obtained for all construction. BOARD OF ADJUSTMENT: (JULY 26, 2004) 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 3 ayes, 0 nays and 2 absent. 3