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HomeMy WebLinkAboutZ-8172 Staff AnalysisFEBRUARY 26, 2007 ITEM NO.: 5 File No.: Z-8172 Owner: A.L. S. Management, LLC Applicant: David Underwood Address: 44 Valley Club Circle Description: Lot 7R, Block 20, Pleasant Valley Addition Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36-156 and the easement provisions of Section 36-11 to allow accessory buildings with reduced side setback and which extend into a utility easement. 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. Utility Comments: Entergy — No objection to encroachment into 10 foot easement. Entergy's facilities are along the front property line. AT & T - No objection to encroachment. Central Arkansas Water — No objection to encroachment. All facilities located within public right-of-way along front property line. Little Rock Wastewater — No objection to encroachment. Sewer main located in the right-of-way of Valley Club Circle. Centergoint Energy — No objection to encroachment. FEBRUARY 26, 2007 ITEM NO.: 5 (CON'T.) C. Staff Anal_Ysis: The R-2 zoned property at 44 Valley Club Circle is occupied by a two-story brick, rock and frame single family residence which is in the process of being remodeled. There is a two -car driveway from Valley Club Circle which serves as access. A circular drive is located in the front yard area, extending along the south side of the house. There is a 10 foot wide utility easement located along the rear (west) property line. The property backs up to the Pleasant Valley Golf Course. The applicant proposes to construct two (2) accessory structures on the property, as noted on the attached site plan. The first is an in -ground pool located within the south half of the rear yard area. The pool will be approximately 40 feet along and located 8.5 feet back from the rear (west) property line, extending approximately 1.5 feet into the 10 foot utility easement. The pool will be located over six (6) feet back from the principal structure. The second proposed accessory structure is a carport/pool house structure (one-story) located at the southwest corner of the property. The carport portion of the structure is approximately 20.4 feet by 27.9 feet in size, with the pool house portion being 20.7 feet by 12.5 feet. The carport/pool house structure will be located two (2) feet to 4.5 feet from the side (south) property line and four (4) feet from the rear (west) property line. This structure extends approximately six (6) feet into the 10 foot utility easement. The two (2) accessory structures will occupy approximately 20 percent of the required rear yard (rear 25 feet of the lot). An open trellis will connect the carport structure to the house. Section 36-11(f) of the City's Zoning Ordinance requires the Board of Adjustment review and approve requests for building construction to encroach into utility easements. Section 36-156(a)(2)f. requires accessory buildings to be located at least three (3) feet back from side and rear property lines. Therefore, the applicant is requesting a variance to allow the accessory structures to encroach 1.5 to 6 feet into the utility easement along the rear property line, and a variance to allow the carport/pool house structure to have a side setback (south) ranging from two (2) feet to 4.5 feet. Staff does not support the requested variances, as filed. Although staff has no problem with construction of the two (2) accessory structures on the property, staff feels there is adequate rear yard area to provide the minimum required three (3) foot side setback. Only one (1) additional foot of setback needs to be provided along the south (side) property line to eliminate that requested variance. Staff believes the proposed carport/pool house building and pool should be shifted slightly to the north to provide the minimum required side setback and separation between structures. Staff has no problem with the requested easement variance, as none of the public utility companies object to the encroachment. Staff believes the proposed accessory buildings will have FEBRUARY 26, 2007 ITEM NO.: 5 (CON'T.) no adverse impact on the adjacent properties or the general area, subject to the required side setback being provided. D. Staff Recommendation: Staff recommends denial of the requested setback and easement variances, as filed. BOARD OF ADJUSTMENT: (FEBRUARY 26, 2007) Staff informed the Board that the applicant submitted a letter to staff on February 23, 2007 revising the application to provide the required three (3) foot side setback from the south (side) property line. The revised application eliminated the side setback variance. Staff recommended approval of the revised application, subject to the carport/pool house structure being constructed to match the principal structure. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff by a vote of 5 ayes and 0 nays.