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HomeMy WebLinkAboutZ-8239-A Staff AnalysisOCTOBER 27, 2008 ITEM NO.: File No.: Z-8239-A Owner: ELOPAC, LLC/Carole Meyer Applicant: Jack Hartsell Address: 7 Longfellow Circle Description: Lot 7R, Longfellow Circle Addition 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 a single family residence with reduced front and rear setbacks and which crosses a front platted building line. Justification: The applicant's justification is presented in an attached letter. Present Use of Properly: Single Family Residential Proposed Use of Property: Single Family Residential STAFF REPORT A. Public Works Issues: 1. Measures to control stormwater drainage should be implemented to not cause damage onto adjacent property from the increased impervious surface. B. Staff Analysis: The R-2 zoned property at 7 Longfellow Circle is occupied by a two-story rock and frame single family residence which is in the process of being constructed. The property is located on the east side of Longfellow Circle and backs up to the Country Club of Little Rock golf curse. The single family lot contains a 20 foot front platted building line. There will be a driveway at the southwest corner of the property leading to a garage at the south end of the residence. On July 30, 2007, the Board of Adjustment approved setback and building line variances associated with the new residence. The front step structure was approved to cross the front platted building line and extend to the front property line. The residence was also approved with a rear setback ranging from 10'-10" to 52 feet from the rear (east) property line. OCTOBER 27, 2008 ITEM NO.: 4 (CON'T.) _ When the house was laid out on the property, it was rotated slightly bringing the southwest corner of the structure over the 20 foot front platted building line by approximately 1.5 feet. The north half of the residence also shifted slightly closer to the rear (east) property line, with the closest point being approximately seven (7) feet back from the rear property line. The applicant also redesigned the front step structure, pulling it back approximately 5.5 feet from the front property line. It does however extend slightly (north and south) outside the re -platted front building line. Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum setback of 25 feet from the rear property line. 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 from these ordinance standards to allow a reduced rear setback for the proposed residence and the residence's step/landing structure and the southwest owner of the house to cross the front platted building line. Staff continues to be supportive of the requested variances. Staff's continued 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 is several feet above grade. Staff believes the proposed residence with reduced setbacks will have no adverse impact on the adjacent properties or the neighborhood. As noted previously, the property backs up to the Little Rock Country Club property and golf course. 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 and southwest corner of the residence. 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 setback and building line 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. OCTOBER 27, 2008 ITEM NO.: 4 [CON'T. 2. The step/landing structure must remain uncovered and unenclosed on the north, south and west sides. 3. Compliance with the Public Works requirement as noted in paragraph A. of the Staff Report. BOARD OF ADJUSTMENT: (OCTOBER 27, 2008) 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.