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HomeMy WebLinkAboutZ-9241 Staff AnalysisAUGUST 28, 2017 ITEM NO.: D File No.: Z-9241 Owner: Robert and Kathryn Seely Applicant: Carolyn Lindsey Polk Address: 5702 Scenic Drive Description: Lot HR, Block 2, East Palisades 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 a carport addition with a reduced front setback and which crosses 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 located at 5702 Scenic Drive is occupied by a two-story frame single family residence. The property is located on the north side of Scenic Drive, west of N. Taylor Street. The property has a severe slope downward from front to back (south to north). An elevated drive and parking pad exists at the southeast corner of the lot. The lot contains a 25 foot front platted building line. The applicant proposes to construct a 22 foot by 30 foot carport cover over the existing elevated parking pad, as noted on the attached site plan. The proposed carport will be located five (5) feet back from the front (south) property line and 8.5 feet back from the east side property line. The carport structure will be located 10 feet back from the street curb. The structure will encroach across the 25 foot front platted building line by approximately 20 feet. Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front 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. AUGUST 28, 2017 ITEM NO.: D ICON'T. Therefore, the applicant is requesting variances from these ordinance standards to allow the carport addition with reduced front setback and which crosses a front platted building line. Staff does not support the requested front setback and building line encroachment variances as filed. Staff does not view the request as reasonable. The residence has existed with no covered parking since it was constructed. Staff does not believe that the front encroachment is in keeping with the character of the neighborhood. There are no similar encroachments on the properties immediately east and west of the subject property. The property at 5804 Scenic Drive, referenced by the applicant, does have a porte cochere which encroaches into the front setback, but the width of the porte cochere is only nine (9) feet. Staff believes the proposed 30 foot wide covered structure, as proposed by the applicant, will have a significant negative visual impact on the adjacent properties and is not compatible with the overall 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 denial of the requested front setback and building line variances, as filed. BOARD OF ADJUSTMENT (July 31, 2017) Staff informed the Board that on July 28, 2017 the applicant submitted a letter to staff requesting the application be deferred to the August 28, 2017 agenda. Staff supported the deferral request. The item was placed on the Consent Agenda and deferred to the August 28, 2017 agenda by a vote of 3 ayes, 0 noes and 2 absent. Staff Update: On August 8, 2017, the applicant submitted a revised site plan to staff. The revised plan decreases the size of the proposed carport addition and increases the requested front setback for the addition. The proposed carport addition has been revised from 22 feet by 30 feet to 20 feet by 22 feet -2 inches in area. The proposed front setback is now 6.5 feet. The applicant is also proposing a small arbor structure over the front door of the residence. A revised site plan and elevations have been provided for Board review. Additionally, the applicant has submitted letters of support from the two (2) adjacent property owners (5700 and 5704 Scenic Drive). 2 AUGUST 28, 2017 ITEM NO.: D CON'T. Z-9241 Staff is supportive of the revised plan for the carport addition. The proposed carport has been reduced in size by approximately 33 percent, with an increased front setback. The unenclosed addition is being proposed over an existing parking structure. The parking area is considered part of the residential structure because it was constructed more than one (1) foot above the finished elevation of the lot. Staff believes that with the addition remaining unenclosed, it should have no adverse impact on the adjacent properties or the general area. Revised Staff Recommendation: Staff recommends approval of the revised site plan for the carport addition, subject to the following conditions: 1. The carport addition must remain unenclosed on its east, west and south sides. 2. The owner of the property at 5702 Scenic Drive must remove the carport structure if the area is ever needed for future street/utility widening. 3. A one -lot replat must be completed reflecting the change in the front platted building line as approved by the Board. BOARD OF ADJUSTMENT (August 28, 2017) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outline in the "staff recommendation" above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by a vote of 4 ayes, 0 noes, 0 absent and 1 recusal (Lindsey -Polk).