HomeMy WebLinkAboutZ-9113-B Staff AnalysisAPRIL 29, 2019
ITEM NO.: 4
File No.: Z-9113-B
Owner: Joseph and Susan Tamo
Applicant: Donnie Holland
Address: 2005 Argyll Cove
Description: Lot 15R, Lochridge Estates 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 residence with reduced front setback and which
crosses a front 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 located at 2005 Argyll Cove is occupied by a split level brick
residence which was recently constructed. The property is located near the end of
Argyll Cove which runs in a southeastern direction from Lochridge Drive. The
property is located outside the Little Rock City limits, but it is within the City's
extraterritorial zoning jurisdiction. The property contains a 25 foot front platted
building line.
A portion of the existing residence crosses the front platted building line, as noted in
the attached site plan. The residence encroaches across the front platted building
line by 15.5 feet to 8.1 feet at certain points, resulting in a front setback ranging from
9.5 feet to 26.9 feet. It is apparent that a mistake was made when the house was
laid out on the lot. The City conducted no building inspections (including footings)
since the property is located outside the city limits.
Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front
setback of 25 feet. Section 31-12(b) of the Subdivision Ordinance requires that
building line encroachments be reviewed and approved by the Board of Adjustment.
APRIL 29, 2019
ITEM NO.: 4 CON'T. Z-9113-B
Therefore, the applicant is requesting variances from these ordinance standards to
allow the new residence with reduced front setback and which crosses a front platted
building line.
Staff is supportive of the requested front setback and building line variances. Staff
views the request as reasonable. The options which exist would be to grant the
variances or require that the residence be torn down. Staff can see no reason to
require the residence to be removed. Much of the Lochridge Estates subdivision
complies with the hill side standards as per the City's Subdivision Ordinance, based
on the slope of many of the lots. The hillside standards allow front setbacks of 15
feet. Front setback and building line variances for several lots within this subdivision
have been granted in the past, based on the fact that the homes needed to be pulled
closer to the front property line based on the slope of the property. This lot has a 19
percent slope from front to back, which qualifies for the hillside standards (slope of
18 percent or greater). Staff believes the existing residence, as constructed with
reduced front setback, has no adverse impact on the adjacent properties or the
general area.
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
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,
subject to completion of a one -lot replat reflecting the change in the front platted
building line as approved by the Board.
Board of Adjustment
(April 29, 2019)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff, including all staff comments and conditions. The
vote was 4 ayes, 0 noes and 1 absent.
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