HomeMy WebLinkAboutZ-9052 Staff AnalysisJULY 27, 2015
ITEM NO.: 8
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Z-9052
JUM Investments, LLC
J. Randall Orr
5728 Stonewall Road
Northeast corner of Stonewall Road and N. Pierce Street
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 building addition with reduced rear setback and a
covered porch addition with reduced front setback and
encroachment across 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
0
Public Works Issues:
No Comments.
Staff Analysis:
The R-2 zoned property at 5728 Stonewall Road is occupied by a one (1) and two
(2) story frame single family residence. The property is located at the northeast
corner of Stonewall Road and N. Pierce Street. The front (south) portion of the
residence is one (1) story in height, with the attached garage at the north end of
the residence having a height of two (2) stories. A two (2) car wide driveway from
N. Pierce Street serves the garage portion of the residence. The lot contains a 25
foot front platted building line from the south property line and a 7.5 foot side
platted building line from the west side property line.
The applicant proposes to construct one (1) and two (2) story additions at the
northeast corner of the residence, as noted on the attached site plan. Both
additions will be located six (6) feet back from the east side property line. The two
(2) story addition will be 25 feet back from the rear (north) property line, with the
one (1) story addition being 12.5 feet back from the rear property line. The
applicant is proposing a new covered entry on the front of the residence. The
JULY 27, 2015
ITEM NO.: 8 (CON'T.
covered entry will be 15 feet by 5 feet in area, encroaching across the front platted
building line by approximately four (4) feet. The covered entry will be unenclosed
on its east, west and south sides.
Section 36-254(d)(1) and (3) of the City's Zoning Ordinance requires a minimum
front setback of 25 feet and a minimum rear setback of 25 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 a reduced rear setback and the covered entry addition with a reduced front
setback and which crosses a front platted building line.
Staff is supportive of the setback and building line variances. Staff views the
request as reasonable. The overall building massing with the proposed additions
will be compatible with many other single family structures within this
neighborhood. The addition on the rear of the house is essentially being done in
lieu of an accessory structure. When the addition is complete, there will be no
room to construct an accessory structure and comply with ordinance standards.
With respect to the proposed covered entry area, it will also not be out of character
with the neighborhood. There are many other entry areas (steps, stoops and
covered entries) within this neighborhood which encroach into required front
setbacks. The residences immediately east and west of the subject property have
raised entry areas which encroach into the required front setbacks, and have
existed for a number of years. Staff believes the proposed building additions 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 covered entry area must remain unenclosed on its east, west and south
sides.
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JULY 27, 2015
ITEM NO.: 8 (CON'T.
BOARD OF ADJUSTMENT
(July 27, 2015)
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.
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