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HomeMy WebLinkAboutZ-8914 Staff AnalysisFEBRUARY 24, 2014 ITEM NO.: 5 File No.: Z-8914 Owner: Charles F. Albright Applicant: Katherine Ramn Address: 5400 S. Grandview Road Description: Lot 54, Grandview 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 an addition with reduced setbacks and which crosses a 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 0 A Public Works Issues: No Comments. Staff Analysis: The R-2 zoned property at 5400 S. Grandview Road is occupied by a one-story brick and frame single family residence. The property is located at the southwest corner of S. Grandview Road and N. Grandview Road. A two -car wide driveway from S. Grandview Road is located near the southeast corner of the property. The property contains a 30 foot platted building line along each street property line. The northeast corner of the residence slightly encroaches over the platted building line along N. Grandview Road. The applicant proposes to construct a 19 foot wide garage addition to the south end of the residence, as noted on the attached site plan. The proposed addition will encroach across the 30 foot platted building line along the S. Grandview frontage. The southeast corner of the addition will be located 15 feet back from the east property line. The addition will also have a corner relation to the south side property line with a proposed setback of five (5) feet. Sections 36-254(d)(1) and (2) of the City's Zoning Ordinance require a minimum front setback of 25 feet and a minimum side setback of eight (8) 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 FEBRUARY 24, 2014 ITEM NO.: 5 (CON'T. with reduced front and side setbacks and which crosses a front platted building line. Staff is supportive of the requested setback and building line variances. Staff views the request as reasonable given the current lot configuration, house placement and street curvature. The lot contains 30 foot platted building lines along both street frontages which limits the amount of buildable area on the site. The typical front setback in R-2 zoning is 25 feet. The house was originally placed on the lot at an angle in an attempt to maximize the front yard area and curb appeal of the structure given the fact that the lot has less than a 90 degree corner at the intersection. Although a front setback variance is requested, the street curvature along S. Grandview Road will aid in not having the proposed addition seem out of alignment with the homes to the south along S. Grandview Road. Only approximately 215 square feet of the proposed addition will cross the platted building line, with only approximately 110 square feet encroaching into the typical 25 foot front setback. This situation is much different than if the lot were located within a lot and block grid subdivision as exists further to the west. Staff believes the proposed garage addition with reduced setback and building line encroachment will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested setback and building line variances, subject to the completion of a one -lot replat reflecting the change in the front platted building line as approved by the Board. BOARD OF ADJUSTMENT (February 24, 2014) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda for approval as recommended by staff. The vote was 5 ayes, 0 nays and 0 absent. The application was approved.