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HomeMy WebLinkAboutZ-8070 Staff AnalysisJULY 31, 2006 ITEM NO.: 3 File No.: Z-8070 Owner/Applicant: Jeffrey Lindsey Address: 9201 Cloverhill Road Description: Lot 2, Clover Hill Place Addition Zoned: R-2 Variance Requested: A variance is requested from the building line provisions of Section 31-12 to allow a building addition which crosses a 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: Single Family Residential STAFF REPORT A. Public Works Issues: No Comments. B. Staff Analvsis: The R-2 zoned property at 9201 Cloverhill Road is occupied by a one-story brick and frame single family residence. The property is located at the southwest corner of Cloverhill Road and Nebling Road. The single family lot contains a 25 foot platted building line along the north and east property lines. There is a new 12 foot wide concrete driveway from Cloverhill Road at the northeast corner of the residential structure. A one -car wide driveway from Nebling Road was recently removed from the property. The applicant is currently in the process of enclosing a carport at the southeast corner of the residence. As part of the remodeling project, the applicant proposes to construct a 14 foot wide, one-story addition at the east end of the residence. The addition will be JULY 31, 2006 ITEM NO.: 3 (CON'T. used as garage and storage space. The addition will cross the 25 foot platted building line (along the east property line), and be located 16 feet to 25 feet back from the east property line. Section 36-254(d)(2) of the City's Zoning Ordinance requires a side setback of eight (8) feet for this R-2 zoned lot. Section 31-12( c) of the Subdivision Ordinance requires that encroachments across platted building lines be reviewed and approved by the Board of Adjustment. Therefore, the applicant is requesting a variance to allow the building line encroachment. Staff is supportive of the requested variance. Staff views the request as relatively minor. Only approximately 147 square feet of the proposed addition will cross the east side platted building line. Staff believes the proposed addition will not be out of character with the neighborhood. Staff feels the encroachment will have no adverse impact on the adjacent structures 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 side building line for the proposed 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 Recommendation: Staff recommends approval of the requested building line variance, associated with the proposed addition, subject to the following conditions: 1. Completion of a one -lot replat reflecting the change in the side platted building line as approved by the Board. 2. The garage addition must be constructed to match the existing single family structure. BOARD OF ADJUSTMENT: (JULY 31, 2006) 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, 1 absent and 1 open position. 2 9201 Clover Hill Rd. _ Little Rock, AR 82205 7 a Dear friends, neighbors, and property owners: On July 31, 2006 the Board of Adjustment will vote on a proposed variance to our property on Clover Hill Rd. . We hope you will have no objection to this change, which will allow us to enclose a garage around our existing. carport. If you have no objections, you don't have to do anything. I will explain in detail our plans below. Since our house on the corner of Nebling and Clover Hill is a corner lot, the building lines are 25 feet inside the property lines. Our property lines run approximately 5 feet from the street on both sides, which puts the porches 30 or more feet off the street. We have previously had a driveway running from the end of the house to Nebling Street, but we have relocated that driveway toward Clover Hill and are trying to dress -up the front face of the property. After ordering a survey, to get a permit from the city to enclose our carport, we found out the building line on the Nebling (east) side of our house came within 2 feet of our previous carport at one corner. It runs parallel to Nebling street, so that by the time it reaches the front of the house it is about 14 feet from the front corner. Although this triangle space might be room enough for a small garage, it would be odd shaped and a roofing nightmare. However, under current building requirements this is our building space. The oddity is, we are allowed to build a carport beyond this space, but just not enclose the carport with a roof. What we propose is to alter our building lines by approximately 12 feet on the southeast side (back corner nearest Nebling), so we can extend the house 12 feet (plus the eaves) and enclose a garage. Basically, when you . drive by, where the new driveway and carport are, we want to make the house longer by 12 feet. We want to brick the exterior (similar to how it was before) and make it look as much as possible like it was originally built . this way. We are currently investigating places to purchase antique brick, like that currently on our house, if you have any resources in that direction please let us know. We spoke during the planning to our neighbors on that side of our property. They support our proposal. We have also shared our plans with "Miss Molly" Irvin, president of the Pennbrook/Clover Hill Neighborhood Association, and received encouragement. Our hope is that our neighbors will all benefit from this improvement as home values continue to increase in the neighborhood. All of this has come about in part because my wife and I are expecting a baby in October. We need a bit more space, but don't want to move or build-up. Enclosing the carport, which is currently under construction, and building a garage, will make our house more livable and increase it's value. For us this is a win-win. We hope you agree. z. Please stop by if you have any questions about the project. We are happy to meet more of our neighbors. °r Sincerely, Jeff and Angela Lindsey