HomeMy WebLinkAboutZ-4724-A Staff AnalysisMAY 26, 2004
ITEM NO.: 2
File No.: Z -4724-A
Owner: Dale and Judi Dawson
Address: 5408 Centerwood Road
Description: Lot 93, Prospect Terrace 2nd Addition
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of
Sections 36-156 and 36-254 and the building line provisions of Section 31-12
associated with proposed building and carport additions.
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:
The proposed carport location on the right-of-way of O Street creates a
potential traffic hazard when cars back out of the carport. A minimum of
20' clear area is needed from the carport wall to the edge of pavement
of O Street.
B. Staff Analysis:
The R-2 zoned property at 5408 Centerwood Road is occupied by a
two-story brick and frame single family residence. There is a one -car
driveway from Centerwood Road and a one -car drive from "O" Street.
"O" Street runs along the property's north boundary. There is a 30 foot
platted building line along the front (south) property line. The applicants
propose to make several building additions to the property.
First, the applicants propose to construct an 8 foot by 10 foot covered
porch structure on the front of the house. The proposed porch will
extend across the platted building line by approximately 6 feet. The
resulting front setback would be approximately 24 feet.
MAY 26, 2004
ITEM NO.: 2 Cont.
The applicants also propose to remove an existing carport at the
northwest corner of the residence and replace it with a new two-story
room addition. A 16 foot by 18 foot one-story screened porch addition
is also proposed at the northwest corner of the house. The proposed
two-story addition will be located two (2) feet from the side (west)
property line. The proposed screened porch will be located
approximately four (4) feet from the side (west) property line and
approximately 22 feet back from the rear (north) property line.
The applicants also propose to construct a 22 foot by 27 foot detached
carport structure with storage at the northwest corner of the property.
The carport structure will be attached to the proposed screened porch
addition, and be located two (2) feet from the side (west) property line
and one (1) foot from the rear (north) property line. The detached
carport structure will occupy 594 square feet or 47.5 percent of the
required rear yard (rear 25 feet).
The applicants are requesting several variances for the proposed
construction. 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 encroachments across platted
building lines be reviewed and approved by the Board of Adjustment.
Therefore, the applicants are requesting variances from these
ordinance standards for the proposed covered porch which crosses a
platted building line, with a 24 foot front setback.
Section 36-254 (d)(2) requires a minimum side yard setback of five (5)
feet, and Section 36-254(d)(3) requires a minimum rear yard setback of
25 feet. The applicants are requesting variances from these ordinance
standards for the proposed two-story addition and screened porch
addition at the northwest corner of the existing house. As noted
previously, the proposed two-story addition will have a two (2) foot side
setback. The proposed screened porch addition will have a four (4) foot
side setback and a 22 foot rear setback.
Section 36-156(a)(2)b. requires that accessory building be separated
from principal structures by at least six (6) feet. Section 36-156(a)(2)c.
requires a minimum side yard setback of three (3) feet and a minimum
rear yard setback of 60 feet for the accessory building. The 60 foot rear
setback is required due to the fact that there is street right-of-way along
the rear property line. Additionally, this ordinance section allows a
maximum rear yard coverage of 30 percent for accessory buildings. As
noted earlier, the proposed carport structure will be attached to the
screened porch addition, with a side setback of two (2) feet and a rear
2
MAY 26, 2004
ITEM NO.: 2 (Cont.
setback of one (1) foot. The accessory building will cover 47.5 percent
of the required rear yard.
Staff does not support the requested variances. Staff feels that the
proposed building additions are excessive and represent an over-
building of the lot. As noted in paragraph A. of this report, the Public
Works staff feels that the location of the proposed carport structure will
create a potential traffic hazard, with vehicles backing out of the carport
onto "0" Street. There is an elementary school campus located across
"O" Street to the north, with angled parking along the north side of "O"
Street for the school. Although staff does not have a problem with the
proposed porch addition (covered and unenclosed) to the front of the
house, staff believes that the proposed construction within the rear yard
should be scaled down.
If the Board approves the building line variance, the applicant will have
to complete a one -lot replat reflecting the change in the front building
line for the proposed porch structure. 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 Recommendations:
Staff recommends denial of the requested variances, as filed.
BOARD OF ADJUSTMENT: (MAY 26, 2004)
Staff informed the Board that the applicant had revised the application as follows:
1. The carport structure is reduced to 22 feet by 24 feet.
2. The rear yard coverage is reduced from 47.5% to 40%.
3. The carport structure is moved back 3 feet to provide a 4 foot setback
from the rear property line and a 20 foot setback from the edge of
pavement of "0" street.
Staff recommended approval of the revised application, subject to the following
coriditions:
1. The carport structure must remain unenclosed on all sides, except where
screened porch is attached.
2. The screened porch must remain as un -heated and un -cooled space, and
can only be enclosed with non-opaque material.
3
MAY 26, 2004
ITEM NO. 2 (Cont.)
3. A one -lot replat must be completed to adjust the front platted building line
as approved by the Board.
The item was placed on the Consent Agenda and approved, as revised by the
applicant and recommended by staff, by a vote of 4 ayes, 0 nays and 1 absent.
Ell
TEM NO.:
File No.: Z -4724-A
Owner: Dale and Judi Dawson
Address: 5408 Centerwood Road
Description: Lot 93, Prospect Terrace 2nd Addition
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of
Sections 36-156 and 36-254 and the building line provisions of Section 31-12
associated with proposed building and carport additions.
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.
The proposed carport location on the right -of --way of O Street creates a
potential traffic hazard when cars back out of the carport. A minimum of
20' clear area is needed from the carport wall to the edge of pavement
of O Street.
B. Staff Anaf sis:
The R-2 zoned property at 5408 Centerwood Road is occupied by a
two-story brick and frame single family residence. There is a one -car
driveway from Centerwood Road and a one -car drive from "O" Street.
"C" Street runs along the property's north boundary, There is a 30 foot
platted building fine along the front (south) property line. The applicants
propose to make several building additions to the property.
First, the applicants propose to construct an 8 foot by 10 foot covered
porch structure on the front of the house. The proposed porch will
extend across the platted building line by approximately 6 feet. The
resulting front setback would be approximately 24 feet,
ITEM NO.: 2 [Cont.]
The applicants also propose to remove an existing carport at the
northwest corner of the residence and replace it with a new two-story
room addition. A 16 foot by 18 foot one-story screened porch addition
is also proposed at the northwest corner of the house. The proposed
two-story addition will be located two (2) feet from the side (west)
property line. The proposed screened porch will be located
approximately four (4) feet from the side (west) property line and
approximately 22 feet back from the rear (north) property line.
The applicants also propose to construct a 22 foot by 27 foot detached
carport structure with storage at the northwest corner of the property.
The carport structure will be attached to the proposed screened porch
addition, and be located two (2) feet from the side (west) property line
and one (1) foot from the rear (north) property line. The detached
carport structure will occupy 594 square feet or 47.5 percent of the
required rear yard (rear 25 feet).
The applicants are requesting several variances for the proposed
construction. 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 encroachments across platted
building lines be reviewed and approved by the Board of Adjustment.
Therefore, the applicants are requesting variances from these
ordinance standards for the proposed covered porch which crosses a
platted building line, with a 24 foot front setback.
Section 36-254 (d)(2) requires a minimum side yard setback of five (5)
feet, and Section 36-254(d)(3) requires a minimum rear yard setback of
25 feet. The applicants are requesting variances from these ordinance
standards for the proposed two-story addition and screened porch
addition at the northwest corner of the existing house. As noted
previously, the proposed two-story addition will have a two (2) foot side
setback. The proposed screened porch addition will have a four (4) foot
side setback and a 22 foot rear setback.
Section 36-156(a)(2)b. requires that accessory building be separated
from principal structures by at least six (6) feet. Section 36-156(a)(2)c.
requires a minimum side yard setback of three (3) feet and a minimum
rear yard setback of 60 feet for the accessory building. The 60 foot rear
setback is required due to the fact that there is street right-of-way along
the rear property line. Additionally, this ordinance section allows a
maximum rear yard coverage of 30 percent for accessory buildings. As
noted earlier, the proposed carport structure will be attached to the
screened porch addition, with a side setback of two (2) feet and a rear
ITEM NO.: 2
setback of one (1) foot. The accessory building will cover 47.5 percent
of the required rear yard.
Staff does not support the requested variances. Staff feels that the
proposed building additions are excessive and represent an over-
building of the lot. As noted in paragraph A. of this report, the Public
Works staff feels that the location of the proposed carport structure will
create a potential traffic hazard, with vehicles backing out of the carport
onto "O" Street. There is an elementary school campus located across
"O" Street to the north, with angled parking along the north side of "O"
Street for the school. Although staff does not have a problem with the
proposed porch addition (covered and unenclosed) to the front of the
house, staff believes that the proposed construction within the rear yard
should be scaled down.
If the Board approves the building line variance, the applicant will have
to complete a one -lot replat reflecting the change in the front building
line for the proposed porch structure. 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 Recommendations:
Staff recommends denial of the requested variances, as filed.
BOARD OF ADJUSTMENT: (MAY 26, 2004)
Staff informed the Board that the applicant had revised the application as follows:
1. The carport structure is reduced to 22 feet by 24 feet.
2. The rear yard coverage is reduced from 47.5% to 40%.
3. The carport structure is moved back 3 feet to provide a 4 foot setback
from the rear property line and a 20 foot setback from the edge of
pavement of °O" street. __
Staff recommended approval of the revised application, subject to the following
cohditions:
1. The carport structure must remain unenclosed on all sides, except where
screened porch is attached.
2. The screened porch must remain as un -heated and un -cooled space, and
can only be enclosed with non-opaque material.
t,
ITEM NO.:
3. A one -lot replat must be completed to adjust the front platted building line
as approved by the Board.
The item was placed on the Consent Agenda and approved, as revised by the
applicant and recommended by staff, by a vote of 4 ayes, 0 nays and 1 absent.
W