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HomeMy WebLinkAboutZ-8160 Staff AnalysisJANUARY 29, 2007 ITEM NO.: 5 File No.: Z-8160 Owner: Woodhaven Homes, Inc. Applicant: Jack Wilson, Woodhaven Homes Address: 4701 Sugar Maple Lane Description: Lot 530, Longlea Subdivision, Phase VIII 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 steps with a reduced front setback and which extend across 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 Analysis: The R-2 zoned property at 4701 Sugar Maple Lane is occupied by a newly constructed two-story brick and frame single family residence. There is a two - car wide driveway from Sugar Maple Lane which serves as access. The property is located on the southwest corner of Sugar Maple Lane and Christopher Drive. The property slopes downward from east to west. There is a 25 foot platted building line along the north (front) and east (side) property line. When the residential structure was constructed, the front brick step structure was constructed across the front (north) 25 foot platted building line. Approximately eight (8) of the steps cross the platted building line by 7.4 feet, resulting in a 17.6 foot front setback. The front wall of-the�house (porch)- is28 JANUARY 29, 2007 ITEM NO.: 5 (CON'T. feet back from the front property line. The brick step structure is uncovered and unenclosed. The highest point of the portion of the step structure which crosses the platted building line is approximately four (4) feet above grade, with a three (3) foot side brick railing. 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 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 variances to allow the front steps with a reduced front setback and which cross the front platted building line. Staff is supportive of the requested variances. Staff views the request as reasonable. The unenclosed front porch of this structure is located 28 feet from the front (north) property line, with the main front wall of the house being setback approximately 36 feet from the front property line. The main front wall of the residence immediately to the west appears to be located on the 25 foot front platted building line. Therefore, the variation between the structure in question and the structure immediately to the east, as well as the structures further east and west along Sugar Maple Lane, has the appearance of being very minor. Additionally, the fact that the step structure is uncovered and unenclosed will also help lessen any possible visual impact on adjacent properties. Staff believes the step structure with reduced front setback will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested variances, subject to the following conditions: 1. Completion of a one -lot replat reflecting the change in the front platted building line as approved by the Board. 2. The steps must remain uncovered and unenclosed. BOARD OF ADJUSTMENT: (JANUARY 29, 2007) 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, 0 absent and 2 open positions. fil lCli i • i •'I • Jill lill lill 1'S 8721 WARDEN ROAD 11 42rfunnb4NAansaz 721211 Jack P- pi&an PRESIDENT December 19, 2006 Department of Planning and Development - Board of Adjustments 723 West Markham Little Rock, AR 72205 Subject: Request for Variance Dear Board of Adjustments, -y- —1�1l 6 C) This letter is to serve as a variance request for the property located at 4701 Sugar Maple, Little Rock, Arkansas. The variance request is for the 25'front building line, along Sugar Maple Lane, to be extended S' for the sole purpose of including the steps leading up to the house. Due to the excessive slope in the yard and the height of the house, the steps are required to gain access the house. The tread width and riser height, which are determined by code, forced the steps to exceed the building line. Your consideration in this matter would be greatly appreciated. Please find attached a copy of the revised plot and zoning variance application. If you have any questions please feel free to contact me at (501) 690-0244. Thank you, kc'90P� 4'be- Jack Wilson Woodhaven Homes