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HomeMy WebLinkAboutZ-8961 Staff AnalysisJULY 28, 2014 ITEM NO.: 6 File No. Owner/Applicant: Address: Z-8961 Scott Nelson 2923 N. Taylor Street Description: East side of N. Taylor Street, between Grandview Street and Ampersand Street Zoned: R-2 Variance Requested: Variances are requested from the building line provisions of Section 31-12 and the area provisions of Section 36-156 to allow a porch which extends across a platted building line and an accessory building which exceeds the maximum rear yard coverage. 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 2923 N. Taylor Street is occupied by a one-story brick and frame single family residence. There is a one -car wide driveway at the northwest corner of the property. The driveway extends along the north side of the residence to a carport at the rear of the house. The lot contains a 30 foot front platted building line. The applicant proposes to remove the existing house from the property and construct a new two-story single family residence, as noted on the attached site plan. The existing driveway location will be utilized for a new drive which will extend along the north side of the new residence to a detached garage at the northeast corner of the lot. The front wall of the proposed house will be located 34 feet back from the front (west) property line. The unenclosed front porch will be located 25 feet back from the front property line, extending five (5) feet across the front platted building line. The proposed detached garage will be 560 square feet in area and occupy 32 percent of the required rear yard area (rear 25 feet of the lot). The applicant is requesting two (2) variances for the proposed lot redevelopment. Section 31-12(c ) of the City's Subdivision Ordinance requires that building line JULY 28, 2014 ITEM NO.: 6 (CON'T. encroachments be reviewed and approved by the Board of Adjustment. As noted above, the proposed porch will extend across the 30 foot front platted building line by five (5) feet. Section 36-156(a)(2)c. of the City's Zoning Ordinance allows a maximum rear yard coverage (rear 25 feet of the lot) of 30 percent. The proposed detached garage will occupy 32 percent of the required rear yard area. Staff is supportive of the requested variances in association with the new house construction. Staff views the variances as very minimal in nature. All of the proposed building setbacks conform with typical ordinance standards. A 25 foot front setback is proposed for the new house. The very minor front platted building line encroachment will not be out of character with the area. Other residences to the south appear to be located closer than 30 feet to the front property lines. The same holds true for the proposed rear yard coverage of 32 percent. There are numerous lots within this general area with accessory buildings which cover more than 30 percent of the required rear yard area. Staff believes the proposed new house and accessory building 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 front porch. 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 building line and coverage 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 front porch must remain unenclosed on its north, south and west sides. BOARD OF ADJUSTMENT (July 28, 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.