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HomeMy WebLinkAboutZ-8239 Staff AnalysisJ U LY 30, 2007 ITEM NO.: 4 File No.: Z-8239 Owner: Elorac, LLC Applicant: Carole Meyer Address: #7 Longfellow Circle Description: Lot 7, Longfellow Circle Addition Zoned: R-2 Variance Requested: A variance is requested from the area provisions of Section 36- 254 and the building line provisions of Section 31-12 to allow a new residence with a reduced rear setback and which crosses a front platted building line. A variance is also requested from the fence provisions of Section 36-516 to allow a wall which exceeds the maximum height allowed. 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 47 Longfellow circle is currently vacant. A single family residence which previously existed on the site has been removed. The property slopes downward from side to side (south to north). The single family lot backs up to the Country Club of Little Rock golf course and contains a 20 foot platted front building line. The applicant proposes to construct a new single family home on the property, as noted on the attached site plan. The residence will be two stories in height at its north end and one story at the south end. There will be a two -car wide driveway at the southwest corner of the property leading to a garage at the JULY 30, 2007 ITEM NO.: 4 (CON'T, south end of the residence. The residence will be located behind the 20 foot front platted building line with the exception of the step/landing structure, which will extend to the front property line. The westernmost landing will be approximately two (2) feet above grade, with the landing nearest to the front porch being approximately four (4) feet above grade. Steps will connect the landings and front porch and lead from the lowest landing to the finish grade of the front yard. The proposed residence will be located 10'-10" to 52 feet from the rear (east) property line. There will also be a retaining wall located on the rear property line, also noted on the attached site plan. The wall will extend from the rear of the house, with the north end of the wall being approximately nine (9) feet above grade and the south end dropping to grade. There will also be a hand rail on top of the proposed wall. Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum setback of 25 feet from the 'rear property line. Section 36-516(e)(1)a. allows a maximum fence/wall height of six (6) feet. Section 31-12 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 form these ordinance standards to allow a reduced rear setback for the proposed residence, the rear retaining wall with an increased height (as viewed from the east), and the residence's step/landing structure to cross the front platted building line. Staff is supportive of the requested variances. Staff's support is based primarily on the fact that the lot has an unusual shape with a fairly shallow depth at its north end (85 feet), combined with the lot's topography. The southwest corner of the lot is approximately 22 feet higher than the northeast corner. The applicant has chosen to work with the grade of the land instead of constructing a rather high retaining wall(s) within the north portion of the lot. Because of this, the step/landing structure on front of the house is needed for access to the residence, as the front porch will be approximately eight (8) feet above grade. Additionally, the retaining wall along the rear property line is required in order to have a small level rear yard area. Staff believes the proposed residence with reduced setbacks will have no adverse impact on the adjacent properties or the neighborhood. The applicant should review the Bill of assurance for the neighborhood to assure that the proposed residence complies with the height and area standards. If the Board approves the building line variance, the applicant will have to complete a one -lot replat reflecting the change in the platted front building line for the step/landing structure. The applicant should review the filing procedure with the Circuit Clerk's office to determine if the replat requires a revised Bill of Assurance. J U LY 30, 2007 ITEM NO.: 4 (CON'T. C. Staff Recommendation: Staff recommends approval of the requested setback, building line and fence/wall variances, associated with the new residential structure, 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 step/landing structure must remain uncovered and unenclosed on the north, south and west sides. BOARD OF ADJUSTMENT: (JULY 30, 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 4 ayes, 0 nays and 1 absent.