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Home My WebLink About2006-01-09 - Agendas 7aye I THE CITY OF FAYETTEVILLE, ARKANSAS 113 W.Mountain St. Fayetteville,AR 72701 Telephone:(479)575-8267 AGENDA FOR A MEETING OF THE BOARD OF ADSUSTMENT Monday, January 9,2006 at 3:45 p.m. Room 326, City Administration Building The following items will be considered: New Business: 1. BOA 06-1900(NEWELL,322): Submitted by JACK NEWELL for property located at 4185 MOSSY ROCK IN CLABBER CREEK S/D_ The property is zoned RSFA,SINGLE FAMILY-4 UNITS/ACRE and contains approximately 0.25 acres. The request is for a variance from the required 25'front setback for a 15.1'setback(a 9.9'variance-) Planner:Andrew Garner 2. BOA 06-1901 (BENNETT,291): Submitted by JO BENNETT for property located at 2473 N. JIMMIE AVENUE. The property is zoned RSF-4,SINGLE FAMILY-4 UNITS/ACRE and contains approximately 0.33 acres. The request is for a variance from the required 25'front setback for a 15' setback(a 10' variance.) Planner:Jesse Fulcher 3. BOA 06-1902 (HABITAT FOR HUMANITY,521): Submitted by HABITAT FOR HUMANITY OF WASHINGTON COUNTY for property located at I 10 1 INDIAN TRAIL. The property is zoned RMF-24,RESIDENTIAL MULTI-FAMILY - 24 LTNITS/ACRE and Contains approximately 0.13 acres. The request is for a variance from the requirement of 6,000 s.f lot area minimum and 25'front setback on Paris Avenue to allow for an existing 5625 s.f.lot area(a 375 s.f variance)and a 19'setback(a 6'variance.) Planner: Suzanne Morgan 4. BOA 06-1903(SMITH,640): Submitted by BRETT PARK for property located at 49 E 27TH CIRCLE. The property is zoned RSF-4,SINGLE FAMILY-4 UNITS/ACRE and contains approximately 0.32 acres. The request is for a variance from the requirement of an 8'side setback for a 4.3' setback(a 3.7' variance.) Planner: Suzanne Morgan 5. BOA 06-1904(BRISIEL,526): Submitted by BLEW,BATES&ASSOCIATES for property located at 639 HAPPY HOLLOW ROAD. The property is zoned RSF-4, SINGLE FAMILY-4 UNITS/ACRE and contains approximately 0.58 acres. The request is for a variance from the requirement of 70'lot width to a 61.63' lot width(an 8.37' variance.) Planner: Andrew Garner 6. BOA 06-1905(BLAIR,448): Submitted by CHRIS BARIBEAU for property located at 10 11 TANGLEBRIAR LANE. The property is zoned RSF-4, SINGLE FAMILY-4 UNITS/ACRE and contains approximately 2.51 acres. The request is for a variance of the required front setback- Planner:Jesse Fulcher 7. BOA 06-1906(HOGGATT,638/639): Submitted by HALLEY H�JR. &CANDACE HOGGATT for property located at 1068 CATO SPRINGS RD. The property is zoned RMF-24,MULTI FAMILY-24 UNITS/ACRE and contains approximately 0.20 acres. The request is for a variance of 27'on Cato Springs and 15'on S. Garland from the requirements of road and building front setbacks. Planner:Andrew Garner All interested parties may appear and be heard at tbepublic hearings. A copy of tbeproposed amendments and otberpertment data are open and available for inspection in the office of City Planning(479-575-8267), 125 West Mountain Street,Fayetteville,Arkansas. All interested parties are invited to review the petitions. Interpreters or TDD for hearing impaired are available for all public hearings;72 hour notice is required- For further information or to request an interpreter,please call 479-575-8330. ORDER OF BOARD OF ADJUSTMENT MEETING A. Introduction of agenda item—Chairman B. Presentation of Staff Report C. Presentation of request—Applicant D. Public Comment E. Response by Applicant/Questions & Answer with Board F. Action of the Board of Adjustment (Discussion &Vote) NOTE TO MEMBERS OF THE AUDIENCE If you wish to address the Board of Adjustment on an agenda item raise your hand when the Chairman asks for public comment. He will do this after he has given Board members the opportunity to speak and before a final vote is taken. Public comment will only be permitted during this part of the hearing for each item. Once the Chair-man recognizes you, go to the podium at the front of the room and give your name and address. Address your comments to the Chairman, who is the presiding officer. He will direct them to the appropriate appointed official, staff member or others for response. Please keep your comments brief, to the point, and relevant to the agenda item being considered so that everyone has a chance to speak. Please, as a matter of courtesy, refrain from applauding or booing any speakers or actions of the Board of Adjustment. 2005 Board of Adjustment Members Sherrie Alt Michael Andrews (Cbainnan) Michael Green Robert Kohler Bob Nickle Eric Johnson Karen McSpadden BOA Meeting of January 9, 2006 125 W. Mountain St. ARKANSAS Fayetteville,AR 72701 Telepbone:(479)575-8267 THE CITY OF FAYETTEVILLE, ARKANSAS BOARD OF ADJ-USTMENT CORRESPONDENCE TO: Fayetteville Board of Adjustment FROM: Andrew Gamer, Senior Planner THRU: Jeremy Pate, Director of Current Planning DATE: January 5, 2006 BOA 06-1900 (NEWELL, 322): Submitted by JACK NEWELL for property located at 4185 MOSSY ROCK IN CLABBER CREEK SUBDIVISION. The property is zoned RSF-4, SINGLE FAMILY - 4 UNITS/ACRE and contains approximately 0.25 acres. The request is for a variance from the required 25' front setback for a 15.1' setback (a 9.9'variance.) Property Owner: PMS, LLC Planner:Andrew Garner RECOMMENDATION: Staff recommends approval of the requested front setback variance as shown on the attached drawing with the following conditions: 1. Future alterations or additions to the existing structure shall meet required building setback regulations, unless otherwise approved by the Board of Adjustments. Furthermore, alterations or additions shall not further encroach into the utility easement without first vacating all or part of said easement. 2. All required permits shall be granted prior to any construction or repair of the existing structures. Additional Conditions/Comments: The"CONDITIONS OF APPROVAL"listed in this report are accepted in total without exception by the entity requesting approval of this variance. Name: Date: K:lReporls120061BOA Reporlsl0l-09-061BOA 06-1900(N�effl).doc January 9,2006 Board of Adjustment BOA 06-1900 Newell Agenda Item 1 Page 1 of 14 BOARD OFADJUST -CT it : ,_'J, 11 Denle _f', V0r0,V.e 4a Date:�12nuark%111`06 BACKGROUND: Property Description: The subject property is in the process of being developed and is located at 4185 Mossy Rock Drive (Lot I I in the Clabber Creek Subdivision) and zoned Residential Single Family Four Units Per Acre (RSF-4). The property is entirely surrounded by single family residences in the Clabber Creek Subdivision and zoned RSF-4. The one-story brick house was permitted in February 2005 with a 25' front setback and 20' utility easement off of the Mossy Rock Drive right-of-way. A survey completed prior to completing construction of the house revealed that the structure was constructed over the setback/utility easement lines. The applicant's request states that the concrete company that laid out the location of the structure measured from the curb and not from the property pins. Proposal: The applicant requests a variance from the front setback requirement of 25' for the purpose of bringing a noDconforming structure into compliance. The northeast comer of the house and concrete porch near the northwest comer of the house currently encroach into the front setback 9.9' as shown on Table 1. In addition, the northern portion of the house and porch encroach approximately 4' into a utility easement. It should be noted that the utility easement would be required to be vacated where it is currently being encroached,in order to make this a legal property. A utility easement vacation must be approved by all the utility companies and City Water and Sewer, and ultimately approved by the Fayetteville City Council and is not under the authority of the Fayetteville Board of Adjustment. Table I Variance Request Variance Issue Ordinance Requirement Existing Setback Variance Request Front Setback(north) 25' 15Y 9.91 Request: The request is for a front setback of 15.5' (a 9.5' variance). GENERAL PLAN DESIGNATION: Residential SECTION 156.02 ZONING REGULATIONS Certain variances of the zoning regulations may be applied for as follows: A. General Regulations/Application. A variance shall not be granted unless and until an application demonstrates: 1. Special Conditions. That special conditions and circumstances exist which are K.WeporisOOOMBOA Reparis;07-09-0600A 06-1900(Neweffl).doc January 9,2006 Board of Adjustment BOA 06-1900 Newell Agenda Item 1 Page 2 of 14 peculiar to the land, structure, or building involved and which are not applicable to other lands, structures or buildings in the same district. Finding: Special conditions do exist for this property. The builder at the time of construction was aware of the setback requirements and the signed building permit;however a mistake was made in locating the home and subsequently the home encroaches into the building setbacks. The approved building permit site plan specifies a 25' building setback along the north property line and is attached to this report. Staff does not support building new structures in building setbacks and violating a signed building permit as occurred with this project. However, due to the house being almost totally completed,and due to the precedent for the City recommending approval in these instances, staff is recommending approval of the requested variance. Should the variance not be granted,the northeast portion of the house and front porch would need to be removed out of the 25' setback. 2. Deprivation of Rights. That literal interpretation of the provisions of the zoning regulations would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of the zoning regulations. Finding: Literal interpretation of zoning regulations would deprive the applicant of rights that are commonly enjoyed by other properties in the same district. If the variance is not granted, the current owner will have difficulty selling the property,because the owner must disclose the findings of the provided survey. 3. Resulting Actions. That the special conditions and circumstances do not result from the actions of the applicant. Finding: Special conditions or circumstances are the result of the actions of applicant miscalculating the setback distance during construction. The site plan submitted for a building permit shows the location of the home meeting all setback requirements. 4. No Special Privileges. That granting the variance requested will not confer on the applicant any special privilege that is denied by Zoning, Chapters 160-165, to other lands, structures, or buildings in the same district. Finding: Granting the requested front setback variances may confer special privileges on the applicant as other structures in the RSF-4 zoning district and this immediate neighborhood are required to conform to building setbacks. 5. Nonconforming Uses. No nonconforming use of neighboring lands, structures, or buildings in the same district, and no permitted or nonconforming use of lands, structures,or buildings in other districts sball be considered grounds for the issuance of a K.,Iftortsi20061BOA RepoitsW-09-06WOA 06-1900(Newelll).doc January 9,2006 Board of Adjustment BOA 06-1900 Newell Agenda Item 1 Page 3 of 14 variance. Finding: No other nonconformities were considered as a basis of the findings stated in this staff report. Section 156.02 C. Consideration by the Board of Adjustment. 1. Bulk and Area. Applications for variances of bulk and area requirements shall be considered by and may be approved by the Board of Adjustment. 2. Public Hearing. A public hearing shall be held. Finding: A public hearing is scheduled for January 9,2006. 3. Findings. The Board of Adjustment shall make the following findings: a. Minimum Variance. That the reasons set forth in the application justify the granting of the variance, and that the variance is the minimum variance that will make possible the reasonable use of the land, building, or structure. Finding: The requested front setback variances are the minimum variances necessary to accommodate the existing structure on the subject property. b. Harmony with General Purpose. The Board of Adjustment shall further make a finding that the granting of the variance will be in harmony with the general purpose and intent of Zoning, Chapters 160-165, and will not be injurious to the neighborhood,or otherwise detrimental to the public welfare. Finding: Granting the variance will not be in harmony with the general purpose and intent of zoning regulations. However staff does not rind that it will cause a substantial adverse impact on the character of the neighborhood. The construction of this house in the front setback would result in a relatively slight change in the Moss Rock Drive streetscape. C. Conditions and Safeguards. In granting any variance, the Board of Adjustment may prescribe appropriate conditions and safeguards in conformity with the zoning regulations. Finding: Staff has recommended conditions for this request which are stated on page one of this report. d. No Variance Allowed. Under no circumstances shall the Board of Adjustment grant a variance to allow a use not pennissible under Zoning K-Weporfs1200600A ReportsM-09-061BOA 06 1900(Newelll).doc January 9,2006 Board of Adjustment BOA 06-1900 Newell Agenda Item 1 Page 4 of 14 in the district iDvolved, or any use expressly or by implication prohibited by the terms of the zoning regulations in said district. Finding: The use is permitted in the zoning district. K.�ReporisI2006;80A Reporolf)1-09-06WOA 06-1900(Neweffl).doc January 9,2006 Board of Adjustment BOA 06-1900 Newell Agenda Item 1 Page 5 of 14 Fayetteville Unified Development Code Section 161.07 District Rsf-4,Residential Single-Family—Four Units Per Acre (A) Purpose. The RSF-4 Residential District is designed to permit and encourage the development of low density detached dwellings in suitable environments, as well as to protect existing development of These types. (B) Uses. (1) Permitted uses. e uses by right 11PUVt:8T::::: I A4021191-1-1family dwelling :::�111 (2) Conditional uses. Unit 2 City-wide uses by conditional use permit Unit 3 Public protection and utility facilities Unit4 Cultural and recreational facilities Unit 9 Two-family dwellings Unit 24 Home occupations Unit 36 Wireless communications facilities P Density. Single-family dwellings ='s E::l Unitsperacre I 4orless 7 or less (D) Bulk and area regulations. Single-family Two-family dwellings dwellings Lot minimum wdth 70 ft- 80 ft. Lot area minimum 8,000 sq.ft. 12,000 sq.ft. Land area per 8,000 sq.ft. 6,000 sq.ft. dwellinaunnt_ (E) Setback requirements. Front Side Rear 25 ft. 8ft- 20 ft. (F) Height.None. (G) Building area. On any lot the area occupied by all buildings shall not exceed 40%of the total area of such lot. (Code 1991,§160.03 1;Ord.No.4 100,§2(Ex.A),6-16-98;Ord.No.4178,8-31-99) K.�Reportsl2t)0600A Reporoit)1-09-0600A 06-1900(Newelll).doc January 9,2006 Board of Adjustment BOA 06-1900 Newell Agenda Item 1 Page 6 of 14 City of Fayetteville Planning Division 125 W. Mountain St. Fayetteville, AR 72701 In re: 4185 Mossy Rock, Fayetteville, AR 72704, Parcel# 765-23467-000 Dear Sits: Applicant hereby requests that the City of Fayetteville issue a variance in the setback requirements for the above-named property in the amount of 9.9 feet on the north side of the newly constructed home located on said property, which consists of 2500 square feet of slab space. There is an attached two-car garage and a driveway leading thereto which is 16.7 feet long. If you have any questions on the above, please do not hesitate to contact Jake Newell at 479-225-3997 Sincerely, Jake Newell January 9,2006 Board of Adjustment BOA 06-1900 Newell Agenda Item 1 Page 7 of 14 City of Fayetteville Planning Division 125 W. Mountain St, Fayetteville, AR 72701 7 In re: 4185 Mossy Rock� Fayetteville, AR 72704, Parcel# 765-23464-000 Dear Sirs: Applicant hereby requests that the City of Fayetteville issue a variance in the setback requirements for the above-named property in the amount of 9.5 feet on the north side of the newly constructed home located on said property, which consists of 2500 square feet of slab space. There is an attached two-car garage and a driveway leading thereto which is 167 feet long. Applicant is requesting said variance because the home is nearing completion and it would be a significant hardship on the builder, owner, and firture purchaser of said property to move the structure to make it comply with existing setback requirements for the property. Literal interpretation of the current setback requirements on said property would deprive the applicant of rights commonly enjoyed by other properties in this area- Applicant paid a professional concrete company to lay out and measure the location of the structure on the property. The concrete company measured from the curb and not from the property pins. Granting the applicant the variance requested will not confer on the applicant any special privileges that are intended to be deified by this ordinance to other lands, structures or buildings in the area. If you have any questions on the above, please do not hesitate to contact Jake Newell at 479-225-3997 Sincerely, Jake Newell January 9,2006 Board of Adjustment BOA 06-1900 Newell Agenda Item 1 Page 8 of 14 -,KOSSY ROCK DIRM CASPI-FA—LT44 �IW_) 22.0' 76.0o'lo.o N8r44'3iw 80.00, NE COR L=32.99' DRIYE LOT 12 R=21.00' 20' U.E. 610 25' B.S. 0 6 0) 1— DRY BRICK HOUSE I OJ #4185 �0 -0� J 0 ID UNSN�er DEN LOT 11 6 0.25=1,ACRES dMfi 5.5+SQ.Fr. 2 L —— — 1 01 0z N Cq ORIN SU 4; 80.0op SE COR. IV LOT 12 V487',.33'56 0111, Nar 3-56-W _C,1STPR OWNER; PMS,UC. AR N S ADDRESS- MOUNT COMFORT ROAD 4185 MOSSY ROCK DRIVE (ASPHALT. 70' R/W) FAYETTEVILLE,ARKANsAs - ]RON REBAR 0 SET 1/2 0 EXISTING IRON PIN + COMPUTED CORNER STORM SEWER MANHOLE x CHISELED "X" _X_ FENCE LINE BUILDING SETBACK —— — — UTILITY EASEMENT 01 20, 40' 60' DATE: 1210 REVISED: PROJECT NO. Alan Reid & Associates -=20' f18 Sth C.1to i SCALE. I D R AW N BY. JCC vo507 F.y.t&.M., Akmm 72701 (479) 444-8784 January 9,2006 Board of Adjustment BOA 06-1900 Newell Agenda Item 1 Page 9 of 14 &4*4 e�'� Per on*4 *F 3 Planning/Sidewalk Requirements - Check List SiteAddress: LW?-n x�- � C�C-\)4 DateReceived:-Ail-� 1. A/P #: \AAYZ?� Setbacks: N. c'315 S. ' 46 E. F�, W. 2. Go into Arc Map to retrieve the following info: • Zoning �- ---A • Plat Page ?:2a • Parcel Number • Section/Township/Range • Subdivision/Phase • Lot and Block • Transportation Zone (TAZ) 3- Pull Plat-Look for utility easements, setbacks and d • Does it match final plat? Y 7 ewalk: N 11 • Is Property in the Floodplain? \'Y' 0 N V • Measure Site Plan-Does it Scale? -�Y N 0 • Is street shown on the Site Plan? Y 1?r N 0 • Are setbacks and Easements marked? Y V N El • Setback meet min. and are measured from property line to the overhangs Y L'� N El • Sidewalk Required YE1 N El • Sidewalk Measurements: V 2.d • When sidewalk is located on a corner lot, allow 20' for each radius on each sidewalk length. (Each radius=40' total) • Collectors or Arterials Streets wider than 50' right of way(ROW) requires a 6' wide sidewalk. 4. Check Height Limit: (No height limit in RSF-4) • Over 20' YEI N El • Setback an additional I' for each foot over 20' 5. Curb Cuts/Access Restrictions • Minimum of 5' off side of property line. Y/ N El • Min.of 40' from intersections YI/ N El • Min. of 60' from intersections on Collectors or Arterial Streets with over a 50' ROW YO NO Enter required info into Hansen on the 1 -2 Family Info Tab. January 9,2006 Board of Adjustment BOA 06-1900 Newell Agenda Item 1 Page 10 of 14 MW CV 77T7r RECEiVFD APR 1 4 9005 PLANNING DIV. q I January 9,2006 Board of Adjustment Agenda Item 1 BOA 06-1900 Newell Page 11 of 14 q7 Z 13'2 S7 RECEIVED FEB 0 1 2005 January 9,2006 PLANNING DIV. Board of Adjustment BOA 06-1900 Newell Agenda Item 1 Page 12 of 14 BOA06-1900 NEWELL Close Up View ------------------ ----------- -1DOOD—DUCK DR ------------------------------- Woo D---- UCK C, %0QD DUCK DR rb. M, RSF4 RSF-1 PSF-4 SUBJECT PROPERTY K 2�QRT RD ZONE X D .............. n-A A? cb Ab Legend 0�eday!D.�d — FLOODWAY 500� — 100 YEAR --- LIMITOFSTUDY BaseUn.Rfile Fayefteville r OUtlde City BOA06-1900 vntor.GD13.Footp!rft 2004 wash Co Pamels(Faye�iiie) January 9,2006 150 300 450 600 Board of Adjustment 0 75 BOA 06-1900 Newell Feet Agenda Item 1 I page 19 of 14 BOA06-1 900 NEWELL One Mile View RSF4 T--------- �AL RSF-1 RSF RSF-1 SUBJECT PROPERTY --- ------------- ---- RSF4 P-1--, A P-1 IL DR I RAi SF4 all RSF-i R-A RA —7 s A RD R P-1 RSF4 R-A D rq-, RSF RSF4 R$r� rl- WAY IMON AA, n,; 4 Rsr, ........ MV-24 7, RS F RSF RSF4 3?0 RSF-1 --HRT�--, -T Mo,,,-- -RT-1 RSF4 —11—I-IT-11 l R-A W-!Fri Tim, 12 -1 RSF4 J i- RSF4 24 1 R, RS F4 J-12 R ------------ �J-- 0 11 ,i J - -- -- 2 -71- ll�17 -W SF RS ;IT-12 - .I R40 �Q m-2'- A, -C-1 G C-1 R-0 Fl� Rz Overview Legend Boundary Subject Property Planning Ama BOA06-1900 P...9) OveHay Distnct Outside City Legend 00-1213.25 0.5 0.75 1 January 9,1 t211( t t , t S Board of Adju' �ile BOA 03-1900 Jew 11 1 1 Page 14 of 14 BOA Meeting of January 9, 2006 7aye jille 125 W. Mountain St. Fayetteville,AR 72701 Telephone:(479)575-8267 THE CITY OF FAYETTEVILLE, ARKANSAS PLANNING DIVISION CORRESPONDENCE TO: Fayetteville Board of Adjustment FROM: Jesse Fulcher, Current Planner THRU: Jeremy Pate, Current Planning Director DATE: January 5, 2006 BOA 06-1901 (BENNETT, 291): Submitted by JO BENNETT for property located at 2473 N. JIMMIE AVENUE. The property is zoned RSF-4 RESIDENTIAL SINGLE FAMILY and contains approximately 0.33 acres. The request is for a variance from the required 25' front setback for a 15' setback (a 10' variance). Property Owner: Jo Bennett Planner: Jesse Fulcber RECOMMENDATION: Staff recommends approval of the requested 10'setback variance as shown on the attached site plan with the following condition(s): 1. One single family home may be permitted on the new lot. Any development shall comply with all zoning development regulations including building setbacks,with the exception of said front setback variance. 2. A building and grading permit shall he obtained prior to commencement of any construction. 3. All existing structures, easements and utilities shall be located on the site plan submitted for building permit consideration. 4. Trees identified on the site plan attached to this report shall be preserved on this property. Appropriate measures shall be taken during development of the property including,but not limited to tree preservation fencing around the trees,to ensure their preservation. BOMWOVAOX-STWEIMT AC-TION" 0 Approved- �7_0 voted -,:"Motion- -Second: Do M2,14 v _t 0 e: The"CONDITIONS OF APPROVAL"listed in this report are accepted in total without exception by the yeikw Name: ' Jant ary 9,2006 Date::" Board of Adjustment BOA 06 1!101 Bennett 49)nda Item 2 Page 1 of 14 BACKGROUND: Property description and Proposal: The subject property is located on Jimmie Avenue, north of Township Street and is currently vacant. The applicant plans to build an approximately 2,300 square foot home on the lot. The applicant is requesting the variance to preserve four large trees, which would have to be removed if the applicant built the home at the required 25' setback. Table 1 Variance Request F Applicant's Reques Variance Issue Ordinance Requirement Front Setback (east) 25' 15' (a 10' variance) SURROUNDING LAND USE AND ZONING: Direction Land Use Zoning from Site South Single Family Residence RSF-4, Residential Single-Family North Single Family Residence RSF-4, Residential Single-Family East Single Family Residences RSF-4, Residential Single-Family West Single Family Residences RSF-4, Residential Single-Family GENERAL PLAN DESIGNATION: Residential FINDINGS: City of Fayetteville Unified Development Code Section 156.02 ZONING REGULATIONS Certain variances of the zoning regulations may be applied for as follows: A. General Regulations/Application. A variance shall not be granted unless and until an application demonstrates: 1. Special Conditions. That special conditions and circumstances exist which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures or buildings in the same district. Finding: There are special conditions and circumstances that exist which are peculiar to the lot. If the structure is built at the 25' setback line, at least four additional trees immediately behind the proposed house would have to be removed. The applicant designed a home to be built 15' from the right-of-way, which would allow the trees to be incorporated into the design. 2. Deprivation of Rights. That literal interpretation of the provisions of the zoning regulations would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of the zoning regulations. K.�Reports�2006�BOAReporis�01-09 06180A 06 1901(Bennell).doc January 9,2006 Board of Adjustment BOA 06-1901 Bennett Agenda Item 2 Page 2 of 14 Finding: Literal interpretation of zoning regulations would not deprive the applicant of rights commonly enjoyed by other properties in the same district. Adequate room is available on site for the placement of the proposed home,which would meet all required building setbacks. However, granting a variance for a reduced front setback will allow the applicant to preserve additional canopy. Considering the topography of the site, which has many areas in excess of a 15% slope; preserving additional tree canopy could alleviate potential storm water erosion and therefore protect the integrity of the hillside. 3. Resulting Actions. That the special conditions and circumstances do not result from the actions of the applicant. Finding: The special conditions and circumstances of this site are not a result of the action of the applicant. Many lots in the City are located on hillsides. Allowing reduced building setbacks,so that additional tree canopy can be preserved will preserve the visual quality of the hillside. 4. No Special Privileges. That granting the variance requested will not confer on the applicant any special privilege that is denied by Zoning,Chapters 160-165, to other lands, structures, or buildings in the same district. Finding: Granting the requested front setback variance will not confer on the applicant any special privileges. Granting a reduced front setback will allow for the preservation of additional tree canopy and accordingly, maintain the natural features of the property to a greater extent than if the proposed house were located in accordance with building setback requirements. 5. Nonconforming Uses. No nonconfonning use of neighboring lands, structures, or buildings in the same district, and no permitted or nonconforming use of lands, structures,orbuildings in other districts shall be considered grounds for the issuance of a variance. Finding: No other nonconformities were considered as a basis of the findings stated in this staff report. Section 156.02 C. Consideration by the Board of Adjustment. 1. Bulk and Area. Applications for variances of bulk and area requirements shall be considered by and may be approved by the Board of Adjustment. 2. Public Hearing. A public hearing shall be held. Finding: A public hearing is scheduled for Monday, January 9, 2006. K.lReporis�20061BOA ReporaW-09-0600A 06 1901(Rennefl).doc January 9,2006 Board of Adjustment BOA 06-1901 Bennett Agenda Item 2 Page 3 of 14 3. Findings. The Board of Adjustment shall make the following findings: a. Minimum Variance. That the reasons set forth in the application justify the granting of the variance, and that the variance is the minimum variance that will make possible the reasonable use of the land,building, or structure. Finding: The requested front setback variance is the minimum variance necessary to accommodate the proposed home,while preserving valuable tree canopy. b. Harmony with General Purpose. The Board of Adjustment shall further make a finding that the granting of the variance will be in harmony with the general purpose and intent of Zoning,Chapters 160-165, and will not be injurious to the neighborhood, or otherwise detrimental to the public welfare. Finding: Granting the variance will be in harmony with the general purpose and intent of zoning regulations. Currently,there are no requirements for tree preservation on a single family lot. Granting the requested setback variance will provide the applicant an opportunity to preserve tree canopy,reduce potential soil erosion and maintain the scenic quality of the hillside. C. Conditions and Safeguards. In granting any variance, the Board of Adjustment may prescribe appropriate conditions and safeguards in conformity with the zoning regulations. Finding: Staff has recommended conditions for this request which are stated on page one of this report. d. No Variance Allowed. Under no circumstances shall the Board of Adjustment grant a variance to allow a use not permissible under Zoning in the district involved, or any use expressly or by implication prohibited by the terms of the zoning regulations in said district. Finding: A single-family residence is a use permitted by right in the RSF-4 zoning district. KlReports�20061BOA ReporlsW-09-061BOA 06-1901(Bennetl).doc January 9,2006 Board of Adjustment BOA 06-1901 Bennett Agenda Item 2 Page 4 of 14 161.07 District Rsf-4,Residential Single-Family—Four Units Per Acre (A) Purpose. The RSF-4 Residential District is designed to permit and encourage the development of low density detached dwellings in suitable environments,as well as to protect existing development of these types. (B) Uses. (1) Permitted uses. C' _w`_de uses by right f 111[�Umt IBI�Smgle-famiy dwelling (2) Conditional uses. Unit 2 City-made uses by ronditional use permit Unit 3 Public protection and utility facilities Unit 4 Cultural and recreational facilities Unit 9_ Two-family dwellings Unit 24 Home occupations Unit 36 Wireless communications facifilies (C) Density. le-family �,fia ly lings dTweo ngs less (D) Bulk and area regulations. Single-family Two-family dwellings dwellings Lot minimum width 70 ft. 80 ft. Lot area minimum 8,000 29.ft. 12,000 sq.ft. Land area per 8,000 sq-ft. 6,000 sq-ft. dwellh�. (E) Setback requirements. Front Rear 25 ft. 1 8ft. 20ft. (F) Height. None. (G) Building area. On any lot the area occupied by all buildings shall not exceed 40%of the total area of such lot. (Code 1991,§160.031;Ord.No.4100,§2(Ex.A),6-16-98;Ord.No.4178,8-31-99) K.�Reports120061,90A Reporisl0l-09-06WOA 06-1901(Renneo,).doc January 9,2006 Board of Adjustment BOA 06-1901 Bennett Agenda Item 2 Page 5 of 14 January 9,2006 Board of Adjustment BOA 06-1901 Bennett Agenda Item 2 Page 6 of 14 WT! 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FT.) < 0 I z 0 0 S89055'25"W 157.72' 0 SURVEYDESCRIPTION APART OF THE SOUTHWEST QUARTER(SWI/4)OF THE SOUTHEAST QUARTER(SEVI)Of, SECTION fHIRTY-vIVE(35), TOWNSHIP SEVENTEEN(17)NORTH,RANGE THIRTY(30)WEST, i BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID 40 ACRE TRACT;THENCE EAST 728-25 FEET;THENCE NOO*05'00"W 440.20 FEET TO THE TRUE POINT OF BEGINNING,SAID POINT BEING AN EXISTING[RON PIPE;THENCE NOO'05'00"W 99.91 FEET TO AN EXISTING IRON PIPE AT THE SOUTHWEST CORNER OF LOT NUMBERED SIX(6)IN BLOCK NUMBERED TWO(2)OF THE BROPHY ADDITION TO THE CITY OF FAYETTEVILLE,ARKANSAS; THENCE N89-5 I�54"E ALONG THE SOUTH LINE OF SAID LOT SIX Z, (6) 157.74 FEET TO AN EXISTING IRON ON THE WEST RIGHT-OF- 0 z WAY OF MvME AVENUE,THENCE SOO-04'14'T ALONG SAID RIGHT-OF-WAY 100.07 FEET TO AN EXISTING IRON;THENCE LEAVING SAID RIGHT-OF-WAY S89055'25"W 157.72 FEET TO THE EAST 728.25' POINT OF BEGINNING,CONTAINING 0.36 ACRES,MORE OR LESS, + w COR WASHINGTON COUNTY,ARKANSAS. SWI/4,SEI/4 SECTION 35 T_17-N,R-30-W OWNER.*DICK BENNETT BASISOFREARINGS PLAT OF BROPHY ADDITION 20U6 FAYETTEVILLE, ARKANSAS L E&9=tment FOURRl 1 Beiiiiet' hh item 2 A R"NSAS STA TE LA lVDSUR VFYOR FILE CODE FOUND p I p?age 11 of 14 500-17N-30'W-0-35-230-72-1005 rl CONCRFTF lIMNIIWNT BOA06-1901 BENNETT Close Up View R,WF.24 RMF.40 RSF-4 SUBJECT PROPERTY RSF-4 GI RMF-40 TOW �Hpp TOW SH RSF4 pq /A Legend ...00verlayDisbict — FLOODWAY 500� — 100� LIMTOFSTUDY BaseLineRofile Fayefteville OuWde City BOA06-1901 FIffiM ve�or.GDB.Footpfint 2004 Msh Co Pamels(FayefteVilie) January 9,2006 0 75 150 300 450 600 Board of Adjustment Feet BOA 06-1901 Bennett ��a item 2 71 5r.41 BOA06-1901 BENNETT One Mile View RA RSF4 RT-12 SF4 R-0 RSF4-- RSF4 RSF4 ,�p Ric RA I -ay U J J; F i R-0 R-A --K R�O ARMF-24W-T-�� RSF4 �'F�RMM RSFA ' — � I--r�� RMF-24- I 1 �' Rb i J �, ' 1, 1 51F, RSF4 -RA W RMF:24 RS-F .... .. �-Z RSF� F --- SUBJEC IRMF 24 --24 N -- C-2 R--f4�i- R$F4 1�2 4 RA RSF- 2 c-z' ga 1-11 C-2 C-2 C-2 W �1- J RSF F R" J] 2 lr Rs F W T RSF4 RSF44� 1 RSF4 44 nSf4: RsF .......... P-1 RSF'41 R 4 274" ASH S!r� RA RMF-2 RSF'4 RSF4 SP 4 G,2 'ss'* RS14 4 �62 R Overview Legend Boundary Subject Property Planning Area BOA06-1901 Overlay District Outside City Legend 0 0.126.25 0.5 0.75 1 J�an'fuaAryu)�t2ll Boai d ,P� S BOA 06-1901 Ben4tt Atge els*em-1 2 Page 13 of 14 January 9,2006 Board of Adjustment BOA 06-1901 Bennett Agenda Item 2 Page 14 of 14