HomeMy WebLinkAboutZ-7778 Staff AnalysisJANUARY 31, 2005
ITEM NO.: 11
File No.: Z-7778
Owner: Winifred Watkins Revocable Trust
Address: 5301 Scenic Drive
Description: Lot 3, Grandview Addition
Zoned: R-2
Variance Requested: A variance is requested from the fence/wall provisions of
Section 36-516 to allow a retaining wall which exceeds the maximum height allowed.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Undeveloped
Proposed Use of Property: Single Family Residential
STAFF REPORT
A. Public Works Issues:
1. The proposed maximum wall height of 14.33 feet as shown on the plans is
less than the 15' maximum allowed under the land alteration ordinance.
B. Staff Analysis:
The R-2 zoned property at 5301 Scenic Drive is currently undeveloped.
Foundation work for a new single family residence has been started. Scenic
Drive is located along the north property line with an alley access along the
south property line. The homes along this section of Scenic Drive use the
alley for vehicular access. The property drops off sharply from the south
property line, with a severe slope from south to north.
The proposed residence will conform to the minimum setback requirements for
R-2 zoning. Associated with the proposed construction will be a retaining wall
just inside the east property line. The retaining wall will be located at grade
near the southeast corner of the property and run to a height of 14.33 feet
above grade at the 30 foot building line, as noted on the attached site plan.
The retaining wall will support a walkway/driveway along the east side of the
home and a patio area at the northeast corner of the structure.
JANUARY 31, 2005
ITEM NO.: 11 CON'T.
The applicant notes that the proposed retaining wall will be constructed of
rough -faced segmented block that slopes inward at W per course, or 9" at the
tallest point. The wall will have a texture and color that will match the house's
foundation walls.
Section 36-516(e)(1)a. of the City's Zoning Ordinance allows a maximum
fence/wall height of six (6) feet in residential zones. Therefore, the applicant is
requesting a variance to allow the proposed retaining wall with a maximum
height of 14.33 feet.
Staff is supportive of the requested variance. Staff feels that the proposed
retaining wall will not be out of character with other elevated walls, decks,
driveways, etc. in this general area. Staff recognizes the fact that this property
is difficult to develop given the extreme slope. The single family homes along
the south side of Scenic Drive have varying setbacks and building heights.
Therefore, staff feels that the proposed retaining wall associated with the new
residence will have no adverse impact on the adjacent residences or the
general area.
C. Staff Recommendation:
Staff recommends approval of the requested wall height variance, subject to
the following conditions:
1. The wall must not exceed a maximum height of 14.33 feet.
2. The wall must match the texture and color of the house's foundation walls.
BOARD OF ADJUSTMENT: (JANUARY 31, 2005)
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.
2
Stephen M. Rousseau, AIA .7
December 13, 2004
Little Rock Board of Adjustment
Department of Planning and Development
723 West Markham Street
Little Rock, Arkansas 72201
Re: Request for Variance
Fence and wall provisions, Section 36-516
5301 Scenic Drive
Grandview Addition
Dear Sir:
The applicant is building a new single family residence on a steeply sloping site
in the Grandview Addition. The accompanying site plan and elevation indicate a
proposed retaining wall on the east side of the property that lies within the
sideyard setback and varies in height from one to fourteen feet, thus exceeding
the maximum wall height permitted by City ordinance. The applicant requests a
variance of the Fence and Wall Provision, Section 36-516, to allow the
construction of the proposed retaining wall.
Within the dimension of the two story house, the site falls approximately twenty-
four feet from south to north. This results in the lower level and its vehicular
access being approximately fourteen feet above grade at the northernmost point.
The driveway to the lower level is orrly possible from the higher, south side of the
site, and .the site's width requires that the access drive extend into the sideyard
setback. The proposed retaining wall is to be a rough faced segmented block
that slopes inward at %" per course, or 9" at its tallest point. The texture and color
of the retaining wall blocks are intended to match the house's concrete block
foundation walls.
I hope this information is sufficient for your purposes and that you grant the
applicants request for variance.
Sincerely,
S
St ph n M. Rousseau, AIA
Applicant's agent
11 River Oaks Little Rock, Arkansas 72207 (501) 666-1738