HomeMy WebLinkAboutZ-9350 Staff AnalysisAUGUST 27, 2018
ITEM NO.: 4
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Z-9350
Fulk Family Revocable Living Trust
Phil Purifoy, Fennell Purifoy Architects
40 Scenic Blvd.
Lot 40 and the east'/2 of Lot 41, Scenic Heights Addition
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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 garage/deck addition with reduced front and side
setbacks 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
A. Public Works Issues:
No Comments
B. Staff Analvsis:
The R-2 zoned property located at 40 Scenic Blvd. is occupied by a one-story
frame single family residence. A one -car wide driveway from Scenic Blvd. is
located at the southeast corner of the lot. The driveway leads to a one -car wide
carport at the east end of the residence. The property slopes downward from front
to back (south to north). There is approximately 20 feet of drop from the front of
the house to the rear of the house. The lot contains a 15 foot front platted building
line. A small portion of the southeast corner of the residence crosses the front
platted building line by four (4) to five (5) feet.
The applicant proposes to make three (3) additions to the residence, as noted on
the attached site plan. Two (2) of the additions involve enclosing small portions of
the front of the residence at its southwest corner. These additions are located
behind the front platted building line and comply with minimum ordinance setback
requirements. The other addition is to the southeast corner of the residence and
AUGUST 27, 2018
ITEM NO.: 4
Z-9350
includes expanding the carport to a two -car wide garage. A small portion of the
garage addition (approximately 30 square feet) will cross the front platted building
line by approximately four (4) feet, resulting in a front setback of 11 feet. The
applicant also proposes to construct a deck/stairway addition at the east end of the
garage addition, for access to the rear of the residence. The deck/stairway addition
will be unenclosed and uncovered, and will be located two (2) to three (3) feet (at its
closest point) from the east side property line. The deck/stairway addition will cross
the front platted building line by approximately nine (9) feet, with approximately 100
square feet of the landing portion of the deck being between the platted building line
and the front property line.
Sections 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.
Staff is supportive of the requested setback and building line variances. Staff views
the request as reasonable. Only a small portion of the proposed garage and
deck/stairway addition will cross the 15 foot front platted building line. The lot has
an excessive slope from front to back, which caused the residence to be constructed
nearer to the front property line than is typically allowed. The hillside standards as
found in the City's Subdivision Ordinance allows front platted building lines of 15 feet
instead of the typical front setback requirement of 25 feet. The proposed slight
reduction in front setback will not be out of character with other residences along
this portion of Scenic Blvd. Additionally, there will be adequate separation between
the subject residence with addition and the residence immediately to the east. Staff
believes the proposed addition to the east end of the residence 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:
Completion of a one -lot replat reflecting the change in the front platted
building line as approved by the Board.
2. The deck/stairway addition to the east end of the residence must remain
unenclosed and uncovered.
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AUGUST 27, 2018
ITEM NO.: 4 Z-9350
Board of Adjustment
(August 27, 2018)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff, including all staff comments and conditions. The
vote was 5 ayes, 0 noes and 0 absent.
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