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HomeMy WebLinkAboutZ-9527 13916 Fern Valley Lane BOA Staff RptSeptember 3, 2020 ITEM NO. Z-9527 1 File No.: Z-9527 Owner: Geoffrey Muller Applicant: Elizabeth Muller Address: 13916 Fern Valley Lane Legal Description: Lot 1, Block 13, Woodland’s Edge Zoned: R-2 Present Use: Single-family Residence Proposed Use: Single-family Residence Variance(s) Requested: A variance is requested from the area provisions of Sec. 36- 156(2)(b) to reduce the required distance between single- family residence and accessory structure from 6 feet to 4 feet (for in-ground swimming pool). Justification: The applicant’s justification is presented in letter submitted at time of July 22, 2020 application (attached.) STAFF REPORT A. Engineering Issues: No Comments. B. Staff Analysis: The R-2 zoned property located at 13916 Fern Valley Lane is occupied by a one- story single-family residence, to which an in-ground swimming pool is proposed to be added as an accessory use. The rear yard is unusually narrow, according to the applicant’s letter, with an existing retaining wall close to the property boundary. Also, according to the applicant letter, the dimensions of the in-ground swimming pool are 9ft x 24ft with one continuous flat surface (4ft) between the exterior wall of the residence and the edge of the pool. There are no additional accessory buildings or structures in the rear yard. A large concrete automobile parking pad exists in the front yard, according to the applicant’s letter, to be partially removed at the time of the proposed home renovation. Also according to the applicant letter, sidewalk from the front entrance will be extended to the back of the Hawthorne Rd. curb, and the existing turfed lawn area will increase. The requested variances pertain to: reducing separation of the accessory structure from the primary structure from 6 feet to 4 feet. expanding the existing front porch covering [with no proposed second story above it] on the south side of the house; creating a bay window spanning the ground and second floors, both within the front yard setback; and creation of a covered porte cochere on the east side, within the side yard setback. An existing single-car-width concrete driveway will extend from the front of the home to serve the porte cochere, which will serve as a car port. September 3, 2020 ITEM NO. Z-9527 2 Area Provision Section 36-156(2)(b) states, “All single-and two-family residences shall be separated from accessory structures by a distance of not less than six (6) feet.” There shall be a front yard setback having a depth of not less than twenty-five (25) feet.” The existing front porch lies entirely within the front yard setback, and the applicant wishes to cover it (not place a second floor over it) as part of the renovation project. This porch will in its entirety extend 7.1 feet into the front yard. The covering of the porch, the pre-existing condition, and the placement of porches in front yards is not out of character with many homes in the Heights environs. The proposed bay window will extend only approximately 3 feet into the front yard setback, less than the existing/proposed porch. Side Yard Section 36-254(d)(2) states, “There shall be a side yard set-back on each side of the building having a width of not less than ten (10) percent of the average width of the lot, not to exceed eight (8) feet.” The proposed 7.7-foot wide car port, or porte cochere, will extend eastward into the 5-foot sideyard by 2 feet, leaving 3 feet unencumbered. The car port will not be enclosed and will remain separated from the adjacent property by an existing privacy fence. Said side encroachment, as well as the proposed side carport, will be similar to numerous nearby properties. No objections to the proposed improvements by neighboring property owners are known as of this writing. Staff views the two variance requests as reasonable and is supportive for the above-stated reasons. Additional Consideration Section 30-43(a)(2)a. states, “No driveway shall be constructed within five (5) feet of a line drawn from the point of intersection of a property line with the right-of-way line of a street and perpendicular to the centerline of the street, except where property abuts an alley the minimum distance shall be ten (10) feet.” This existing driveway lies just over one foot from the east property line (extended,) yet poses no interference with the adjacent property to the east and is, therefore, approved as a non-conforming existing condition. C. Staff Recommendation: Staff recommends approval of the requested/submitted front yard and side yard setback variances, per survey/site plan submitted by applicant on May 12, 2020, with the following conditions: • Covered front porch shall remain unenclosed on its east, south and west sides. September 3, 2020 ITEM NO. Z-9527 3 • Porte cochere shall be unenclosed on its north, east and south sides. Note: Prior to any work in the Hawthorne Road right-of-way, plans for parking slab renovation and/or sidewalk construction must be submitted and approved by Planning & Development Engineering. Contact Vince Floriani, PE (501)371-4828.