HomeMy WebLinkAboutZ-9497 Staff AnalysisFEBRUARY 24, 2020
ITEM NO.: 4
File No.: Z-9497
Owner: James and Sara Mitchell
Applicant: Tom Fennell
Address: 5324 Grandview Street
Description- Part of Lots 28 and 29, 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 a front stoop 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
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Public Works Issues:
No Comments
Staff Analysis:
The R-2 zoned property located at 5324 N. Grandview Street is occupied by a one-
story brick and frame single family residence. The property is located on the north
side of N. Grandview Street, east of N. Taylor Street. A two -car wide
driveway/parking pad from N. Grandview Street is located at the southeast corner of
the property. A walkway extends from the parking pad to the front of the residence.
The lot contains a 30 foot front platted building line.
The applicant proposes to construct a new front stoop on the front of the residence,
as noted on the attached site plan. The stoop will be approximately 7.5 feet by 30.2
feet in area. It will be located approximately 18 to 24 inches above the existing
grade. The proposed stoop will cross the front platted building line by approximately
five (5) to 5.5 feet, resulting in a front setback of 24.5 to 25 feet. The proposed stoop
area will be uncovered and unenclosed. The applicant also proposes to construct a
small canopy over a front door of the residence, also noted on the attached site plan.
The canopy will be approximately 2.5 feet by six (6) feet in area. It will extend across
the front platted building line by approximately 1.5 feet, resulting in a front setback
of 28.5 feet.
FEBRUARY 24, 2020
ITEM NO.: 4 CON'TJ Z-9497
Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front
setback of 25 feet. Section 31-12(b) 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 stoop/canopy addition with reduced front setback and which crosses a front
platted building line.
Staff is supportive of the requested front setback and building line variances. Staff
views the request as reasonable. With the curvature of the N. Grandview roadway
in this area, the proposed stoop addition will not have the appearance of being out
of alignment with other structures along the roadway. Additionally, with the applicant
being required to complete a replat for the stoop encroachment, staff has no
concerns with the applicant covering or enclosing the stoop area in the future, as
long as it stays within the stoop's footprint. The stoop structure will only encroach
approximately 0.5 foot into the typical required 25 foot front setback in R-2 zoning.
As such, staff believes the proposed stoop structure 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 completion of a one -lot replat reflecting the change in the front platted
building line as approved by the Board.
Board of Adjustment (February 24, 2020)
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 and approved, as recommended by
staff. The vote was 5 ayes, 0 noes and 0 absent.
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