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HomeMy WebLinkAboutZ-8722 Staff AnalysisNOVEMBER 28, 2011 ITEM NO.: 7 File No.: Z-8722 Owner: David Wade Applicant: Jerry Victory Address: 12501 Coulter Lake Road Description: Lot 1 R, Castle Valley Subdivision Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36- 156 and the easement provisions of 36-11 to allow construction of accessory buildings with reduced front and rear setbacks and which encroach 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: • Central Arkansas Water — No objection to encroachment • Little Rock Wastewater — No objection to encroachment • Centerpoint Energy — No objection to encroachment • Entergy — No objection to encroachment • AT & T — No objection to encroachment C. Staff Analysis: The R-2 zoned property at 12501 Coulter Lake Road is occupied by a one-story frame single family residence with basement. The property is located at the southeast corner of Coulter Lake Road and Bunch Road. A two -car wide driveway from Bunch Road serves as access to the property. A one-story frame (12 foot by 14.7 foot) accessory storage building is located along the rear (east) property line, near the southeast corner of the property. An in -ground pool (16 feet by 33 feet) is in the process of being constructed within the south half of the property. NOVEMBER 28, 2011 ITEM NO.: 7 (CON'T. The recently constructed accessory storage building is located 1.9 feet to 2.1 feet back from the east (rear) property line. It extends/encroaches into an existing 10 foot wide utility easement which runs along the east property line. The storage building is located 38 feet back from the south side property line. The pool which is being constructed is located 52 feet back from the front (west) property line and 34 feet from the south side property line. A retaining wall with planter beds is located on the north, east and west sides of the pool area. Section 36-156(a)(2)c. of the City's Zoning Ordinance requires a minimum front setback of 60 feet for accessory structures in R-2 zoning. Section 36-156(a)(2)f. requires a minimum rear setback of three (3) feet for accessory structures. In addition, Section 36-11(f) requires that easement encroachments be reviewed and approved by the Board of Adjustment. Therefore, the applicant is requesting variances from these ordinance standards to allow the proposed pool with a reduced front setback and the accessory storage building with a reduced rear setback and an encroachment into a utility easement. Staff is supportive of the requested variances. Staff views the request as reasonable. The property consists of two (2) single family lots which were replatted into one (1) lot. The overall lot massing is very minimal. The proposed 52 foot front setback for the pool represents only a slight encroachment into the required setback, as does the proposed rear setback for the storage building. Additionally, all of the public utility companies have approved the storage building's encroachment into the utility easement along the east property line. The property backs up to a wooded area to the east. Also, the storage building aligns with other similar size accessory buildings on the lots to the south. Staff believes the requested pool and storage building with reduced setbacks and easement encroachment will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendati Staff recommends approval of the requested variances, subject to a building permit being obtained for all construction. BOARD OF ADJUSTMENT: (November 28, 2011) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval, with conditions. The item was placed on the Consent Agenda and approved, as recommended by staff, with a vote of 5 ayes, 0 nays and 0 absent.