HomeMy WebLinkAboutZ-7736 Staff AnalysisOCTOBER 25, 2004
ITEM NO.: 11
File No.: Z-7736
Owner: Dr. and Mrs. Edward Saer
Address: 21 Longfellow Lane
Description: Lot 21, Beverly Place Addition
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of
Section 36-254 and the building line provisions of Section 31-12 to allow a
building addition with a reduced side setback, and which crosses a front platted
building line.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Single Family Residential
Proposed Use of Property
STAFF REPORT
A. Public Works Issues:
No Comments
B_ Staff Analysis:
Single Family Residential
The R-2 zoned property at 21 Longfellow Lane is occupied by a two-
story brick and frame single family residence. There is a two -car wide
concrete driveway from Longfellow Lane which serves as access. There
is a carport and storage addition at the northwest corner of the house
which extends across a 30 foot platted building line, and is located
approximately 8 feet back from the front, (Longfellow Lane) property line.
The existing carport structure also extends across the side (west)
property line by approximately three (3) feet and onto the adjacent
property owned by the Diocese of Little Rock.
The applicants propose to remove the one-story portion of the house at
its northwest corner, including the carport and storage addition. In its
OCTOBER 25, 2004
ITEM NO.: 11 .(CON'T,
place, the applicants propose to construct a one-story addition which
will include a three -car garage and a new 36 foot wide concrete
driveway. The new addition will be located approximately 27.5 feet
back from the front (Longfellow Lane) property line, extending 2.5 feet
across the 30 foot front platted building line. Additionally, the addition
will be located approximately one (1) foot from the side (west) property
line.
Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum
side setback of eight (8) feet for this R-2 zoned lot. Section 31-12(c ) of the
Subdivision Ordinance requires that variances for encroachments across
platted building lines be reviewed and approved by the Board of
Adjustment. Therefore, the applicants are requesting variances to allow
the reduced side setback and the building line encroachment.
Although Staff feels that the proposed construction, with removal of the
existing carport structure, will be an improvement over what currently
exists, staff does not support the variances as requested. Staff has no
problem with the minor building line encroachment, but it is staff's policy
to not support side setbacks for new construction of less than 1.5 feet.
Therefore, staff does not support the side setback, as proposed. If the
applicant could amend the application and provide a 1.5 foot side yard
and provide guttering if necessary (if the roof slopes toward the west
property line), staff would recommend approval of the application. In
that case staff would feel that the proposed addition would have no
adverse impact on the adjacent properties or the general area.
If the Board approves the building line variance, the applicant will have
to complete a one -lot replat reflecting the change in the platted front
building line for the proposed garage addition. The applicant should
review the filing procedure with the Circuit Clerk's office to determine if
the replat requires a revised Bill of Assurance.
C. Staff Recommendations:
Staff recommends denial of the requested variances, as filed.
BOARD OF ADJUSTMENT: (OCTOBER 25, 2004)
Staff informed the Board that the applicant, Mr. Dean, revised the application to
provide a 2 foot side setback along the west property line. Staff recommended
approval of the revised application, subject to the following conditions:
K
OCTOBER 25, 2004
ITEM NO.: 11 (CON'T,)
1. Guttering must be provided to prevent water run-off onto the adjacent
property to the west.
2. Completion of a one -lot replat reflecting the change in the front platted
building line as approved by the Board.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved, as revised and
recommended by staff, by a vote of 4 ayes, 0 nays and 1 absent.
3