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Z-8783 Staff AnalysisJULY 30, 2012 ITEM NO.: 5 File No.: Owner: Applicant: Address: Description: Zoned: Z-8783 Lee Holt Jacob White 5700 N. Country Club Blvd. Lot 57, Forest Heights Place Addition 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 carport addition, room addition and reconstruction of damaged portion of house with reduced front and side setbacks 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 at 5700 N. Country Club Blvd. is occupied by a one-story rock and frame single family residence. The property is located at the northwest corner of Country Club Blvd. and Forest Heights Drive. There is a two -car wide driveway from Forest Heights Drive which serves as access. The northeast portion of the house was recently removed due to storm damage from a fallen tree. The lot contains a 25 foot front platted building line. The applicant proposes to reconstruct the portion of the residence which was damaged and extend the addition slightly larger into the rear yard area, as noted on the attached site plan. The applicant also proposes to construct a new carport/porch area on the front corner of the residence. The overall addition will maintain the same five (5) foot side setback as the portion of the house which was removed. The enclosed portion of the overall addition crosses the front platted building line by approximately one (1) foot at its northeast corner. The carport portion of the addition will be located 11 feet to 19 feet back from the front property JULY 30, 2012 ITEM NO.: 5 (CON'T. line, crossing the front platted building line by six (6) to 14 feet. The overall addition will be one (1) story in height. The carport/porch portion will be unenclosed on its north, south and east sides. Sections 36-254(d)(1) and (2) of the City's Zoning Ordinance requires a minimum front setback of 25 feet and a minimum side setback of 6.5 feet. Section 31-12(c) of the Subdivision Ordinance requires that building line encroachments be reviewed and approved by the Board of Adjustment. Therefore, the applicant is requesting variances from these ordinance standards to allow the building addition with reduced front and side setbacks and which crosses a front platted building line. Staff does not support the overall addition as proposed. Staff has no problem with the variances associated with the enclosed portion of the overall addition. Staff views the enclosed portion as reasonable, as it will maintain the same side and front setbacks as the portion of the house which was removed. Staff does not support the front setback and building line encroachment proposed for the carport portion of the addition. Staff feels that the proposed front setback is out of character with this general area. Although minor front encroachments do exist in this area, staff believes a 14 foot encroachment across the front 25 foot building line is too much of an encroachment. The proposed carport will encroach too much into the front yard area of the residence immediately to the north along Forest Heights Drive. Staff believes this would create an adverse visual impact for the adjacent property. If the Board approves the building line variance, the applicant will have to complete a one -lot replat reflecting the changed in the platted front building line for the addition. 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 denial of the proposed setback and building line variances, as requested. BOARD OF ADJUSTMENT: (July 30, 2012) Staff informed the Board that the applicant had revised the site plan for the proposed addition. Staff explained that the addition had been pushed back further on the lot, increasing the proposed front setback for the carport addition. Staff noted that the southeast corner of the carport addition was located behind the 25 foot front platted building line, with the northeast corner having a front setback of 18 feet. JULY 30, 2012 ITEM NO.: 5 (CON'T. Staff recommended approval of the requested setback and building line variances as per the revised site plan, 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 building addition must be constructed to match the existing residence. 3. The carport portion of the addition which crosses the front platted building line must remain unenclosed on its north, south and east sides. The item was placed on the Consent Agenda and approved, as revised and recommended by staff with a vote of 5 ayes, 0 nays and 0 absent.