HomeMy WebLinkAboutZ-8107 Staff AnalysisSEPTEMBER 25, 2006
ITEM NO.: 5
File No.: Z-8107
Owner: Shea Weidner
Applicant: Thomas Hodges
Address: 2322 Beechwood Street
Description: Lot 12, Block 10, Country Club Heights Addition
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of Section
36-254 to allow a new residence with reduced setbacks.
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 Analysis:
The R-2 zoned property at 2322 Beechwood Street is occupied by a two-story
brick single family residence. The property is located at the north end of
Beechwood Street and adjacent to the Little Rock Country Club golf course to
the north. The existing house faces the golf course. The middle portion of the
house is two stories in height, with the two (2) end portions (east and west
ends) being one story in height. The existing house is located 15.6 feet from
the front (east) property line and approximately 2.5 feet from the side (south)
property line. There are existing setbacks of 29 feet from the rear (west)
property line and over 11 feet from the north side property line. There is a two -
car wide driveway from Beechwood Street which serves the one-story garage
at the east end of the house.
SEPTEMBER 25, 2006
ITEM NO.: 5
The applicant proposes to remove the house from the property and construct a
new house using the same building footprint. The applicant is proposing to
square off and fill in areas of the existing footprint, as noted on the attached
site plan. The applicant is proposing the entire structure to be two (2) stories
in height.
Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front
setback of 25 feet for this R-2 zoned lot. Section 36-254(d)(2) requires a
minimum side setback of 4.5 feet. Therefore, the applicant is requesting
variances from these ordinance standards to allow construction of the new
residential structure with the same reduced front (15.6 feet) and south side
(2.5 feet) setbacks on the existing house.
Staff is not supportive of the requested variances, as filed. Staff does not view
the request as reasonable. Staff's view is based primarily on the fact that the
applicant is proposing to remove the existing house. Staff believes there is
adequate space to shift the new structure on the lot to comply with the
minimum south side setback and come closer to the minimum front setback.
The existing house is out of alignment with the other houses along Beechwood
Street to the south. Making the entire structure two (2) stories in height with
the existing reduced side and front setbacks represents an increase in
intensity which staff believes could have an adverse impact on the adjacent
properties to the south. If the applicant were willing to provide increased south
side and front setbacks, staff would be willing to entertain a variance for a
minor reduction in the rear setback.
C. Staff Recommendation:
Staff recommends denial of the requested setback variances, as filed.
BOARD OF ADJUSTMENT: (SEPTEMBER 25, 2006)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval.
Staff explained that the applicant had revised the application, providing a 4.5 foot side
setback (south side) and a 20.5 foot front setback (east). Staff supported the
application, as revised.
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 open position.
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