HomeMy WebLinkAboutZ-4829-A Staff AnalysisMay 20, 2002
ITEM NO.: 4
File No.: Z -4829-A
Owner: Nina L. Crook
Address: 1901 N. Hughes Street
Description: Lot 23, Kavanaugh Place Addition
Zoned: R-2
Variance Requested: Variances are requested from the building
line provisions of Section 31-12 and the
area provisions of Section 36-254 to allow a
building addition with a reduced front yard
setback and which crosses a platted '
building line.
Justification:
Present Use of Property:
Proposed Use of Property:
STAFF REPORT
0
Public Works Issues:
No Comments.
B. Staff Analysis:
The applicant's justification is presented in
an attached letter.
Single Family Residential
Single Family Residential
The R-2 zoned property at 1901 N. Hughes Street is occupied by a one-
story brick and frame single family residence. There is an existing
driveway at the southwest corner of the property. There are single family
residences located north, south and east of this property. There are
single family and multifamily residences to the west across Hughes Street.
The applicant proposes to construct a building addition at the southwest
corner of the single family residence. There is currently a covered porch
and carport at this corner of the structure, which are located 25 feet back
from the front property line. The lot was platted with a 25 foot front
building line. The proposed addition would extend approximately four (4)
May 20, 2002
Item No.: 4 (Cont.
feet closer to the front property line and four (4) feet closer to the south
property line. The purpose of the addition is to expand the kitchen
(located within the southwest corner of the existing structure) and
construct a laundry room, while maintaining a covered carport and small
front porch. The proposed addition will maintain a 21.3 foot setback from
the front property line and a 5.4 foot setback from the south side property
line.
Section 31-12(c) of the City's Subdivision Ordinance requires that
variances for encroachments over platted building setback lines be
reviewed by the Board of Adjustment. Section 36-254(d)(1) of the City's
Zoning Ordinance requires a minimum front setback of 25 feet, and
Section 36-254(d)(2) requires a minimum side yard setback of five (5) feet
for this lot. Therefore, the applicant is requesting a variance to allow the
building addition to cross the front platted building line, with a reduced
front yard setback of 21.3 feet.
Staff is supportive of the requested variances. Staff feels that the
encroachment over the platted building line is very minor and that it will
have no adverse impact on the adjacent properties. The construction will
result in a 21.3 foot setback from the west (front) property line. The
location of the kitchen within the existing structure dictates the location of
the proposed building addition (kitchen expansion). The applicant
received variances from the Board of Adjustment in 1987 to construct a
very similar addition, but because of financial reasons the addition was
never constructed.
If the Board approves the building line variance, the applicant will have to
complete a one -lot replat reflecting the change in the front platted building
line for the proposed building 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 building line and front
setback variances subject to compliance with the following conditions:
1. A one -lot replat reflecting the change in the building line as
approved by the Board.
2. The covered porch and carport areas must remain unenclosed
beyond the platted building line.
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May 20, 2002
Item No.: 4 (Cont.
BOARD OF ADJUSTMENT:
(MAY 20, 2002)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 5 ayes and 0 nays.
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