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HomeMy WebLinkAboutZ-8914-A Staff AnalysisMAY 19, 2014 ITEM NO.: 1 File No.: Z -8914-A Owner: Charles F. Albright Applicant: Katherine Ramm 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 STAFF REPORT A. Public Works Issues: No Comments. B. 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. On February 24, 2014 the Board of Adjustment approved front and side setback variances, as well as a building line encroachment for a one-story enclosed garage and room addition to the south end of the residence (see attached plan noted "previously approved"). The previous approval included the southeast corner of the addition being located 15 feet back from the east property line and encroaching across the platted building line along the S. Grandview frontage. The addition was also approved with a setback of five (5) feet (corner relation) from the south side property line. MAY 19, 2014 ITEM NO.: 1 ( The applicant has revised the previously approved site plan by making the one- story addition slightly larger and changing the garage portion to an unenclosed carport, as noted on the attached "revised site plan." The revised plan maintains the same five (5) foot setback (corner relation) from the south side property line. The southeast corner of the addition is now located 10 feet back from the east property line, encroaching across the platted building line along the S. Grandview frontage. Section 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 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 with reduced front and side setbacks and which crosses a front platted building line, as revised from the previous approval. 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 370 square feet of the proposed addition will cross the platted building line, with only approximately 225 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 carport/room addition with reduced setback and building line encroachment will have no adverse impact on the adjacent properties or the general area. If the Board approves the building line variance, the applicant will have to complete a one -lot replat reflecting the change 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 approval of the requested setback and building line variances, 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 carport portion of the addition must remain unenclosed on its north, south and east sides. MAY 19, 2014 ITEM NO.: 1 (CON'T. BOARD OF ADJUSTMENT (May 19, 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 4 ayes, 0 nays and 1 absent. The application was approved.