HomeMy WebLinkAboutZ-6207 Staff AnalysisOctober 28, 1996
Item No. : 2
File No.:
Owner:
Address:
Description:
Zoned:
Variance Reggested:
justificatio :
Present Use of Propert :
Proposed use of Propert :
Staff Report:
A. Public Works Comment :
Z-6207
John Spann
8300 Louwanda Drive
Lot 257, Leawood Heights Third
Addition
R-2
variances are requested from the
building line provisions of Section
31-12 to permit an addition which
crosses a platted building line and
the fence provisions of Section 36-
516 to permit a 6 foot tall fence
within the required setback.
The addition has been constructed
and removing it will create an
extreme hardship. The house sits
crooked on the lot. The fence
height will provide added privacy
and security.
Single Family residence
single Family residence
Each of the streets are 27 foot asphalt curb and g -utter.
There are no sidewalks or handicap ramps, staff does not
have objections to the proposed plan. Maintenance of curb
and gutter are a requirement of the landowner with the
construction; any damage to curb and gutter should be
repaired at the owner's expense.
B. Staff Analysis:
The applicant is in the process of substantially remodeling
the existing residence located at 8300 Louwanda Drive. The
project includes both interior remodeling and the
construction of additions.
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October 28, 1996
Item No.: 2 (Cont.
As part of the remodeling project, the kitchen was expanded
to take in part of the area of the garage. To make up for
the loss of garage depth, an addition was constructed on the
front of the house. The addition was constructed so as to
line up with the existing front porch. Unfortunately, the
house does not sit squarely on the lot in relationship to
the front property line. The result being that a corner of
the new garage addition now crosses the platted, 25 foot
front building line. The encroachment is minor and the
front yard setback is now approximately 22 feet on one
corner. Louwanda Drive has a right-of-way of 60 feet which
helps to mitigate the reduced setback. The new addition is
located almost 40 feet from the curb of the street. Staff
believes the minor variance request will have no impact on
adjacent properties or on the Louwanda Drive traffic.
if the Board of Adjustment approves the building line
variance, the applicant will have to do a one lot replat to
reflect the change as approved by the Board. The applicant
should review the filing procedure with the Circuit Clerk to
determine if the replat requires a revised Bill Of
Assurance.
The applicant is also proposing to construct a 6 foot tall,
wood privacy fence along the Lyric Lane side of the rear
yard. The fence is located 12-15 feet from the property
line but is within the 25 foot building line which extends
along Lyric Lane. Section 36-516(b) of the Code states
-fences erected within required setbacks adjacent to streets
shall not exceed four feet in height.J1 The 25 foot building
line establishes the required setback on the Lyric Lane
side. Staff believes the proposal to be reasonable. The
fence will be located 12-15 feet from the property line; 25+
feet from the street. it will not create a sight -distance
problem and should have no impact on adjacent properties.
C.. Staff Recommendatio
Staff recommends approval of the requested fence height
variance and building line variance subject to the following
conditions:
1. Compliance with Public works Comments
2. A one lot replat to reflect the change in the building
line as approved by the Board.
BOARD OF ADJUSTMENT:
The applicant, John Spann,
present. Staff presented
both variances, subject to
and a one lot replat.
(OCTOBER 28, 1996)
was present. There were no objectors
the item and recommended approval of
compliance with Public Works Comments
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October 28, 1996
Iten No.: 2 (Cont.)
Mr. Spann offered no additional comments.
Mark Alderfer asked Mr. Spann if he had spoken with his neighbor
adjacent to the north. Mr. Spann responded that he had,and that
his neighbor had no problem with the fence.
A motion was made to approve both variances subject to compliance
with the conditions outlined in the staf f recommendation. The
motion was approved by a vote of 6 ayes, 0 noes, 2 absent and
1 open position.
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