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.