HomeMy WebLinkAboutZ-6231 Staff AnalysisDecember 23, 1996
Item No.:
File No.
Owner:
Address:
Description:
Zoned:
Variance Requested:
Justification:
z-6231
Daniel and Janet Blair
4400 Kenyon Road
Lot 12, Block 12, Hillcrest Addition
R-2
variances are requested from the
area regulations of Section 36-254
to permit construction of an
addition with reduced side and
front yard setbacks.
Applicant's Statement: The
existing structure was built in the
1920's and is an 800 square feet
bungalow. The proposed addition is
1,506 square feet and will meet all
required codes and setbacks.
A previous owner constructed an
extremely massive deck which
protrudes approximately 2' over the
property line for a length of 2710
The deck is precariously close to
the street on this corner lot. We
are requesting a variance in the
side yard setback on the east side
of the property adjacent to Walnut
Street.
we propose removing this deck and
adding a simple 6' wide by 18'-6"
porch in place of the deck. it
would take a very obtrusive
physical condition and result in a
much smaller -scale appendage that
would be within the property lines.
The Blairs have lived in this home
for the past ten years and are very
committed to the neighborhood. The
proposed addition and renovations
emphasize the craftsman nature of
the original cottage and help the
property become more of a
contributing structure to the
December 23, 1996
Item No.• 4 I. Cont.
Present Use of Property:
Proposed Use of Property:
Staff Report:
A. Public Works Issues:
fabric of the Hillcrest
neighborhood.
Single Family residence
Single Family residence
Walnut Street is only a 24 foot street versus residential
standard of 27 feet. Street right-of-way is shown to be 44
feet for both streets versus 50' foot minimum right-of-way.
Recommend setting structure back 3 feet from property line
on Walnut Street. Repair of any curb and gutter or sidewalk
that is damaged in the public right-of-way is responsibility
of the property owner and would need to be facilitated prior
to certificate of occupancy.
B. Staff Analysis:
The property at 4400 Kenyon Road is currently occupied by an
800 square foot, 1920's era bungalow and a frame accessory
building. The owners of the property propose to remodel the
house and to substantially enlarge it by constructing a
1,506 square foot, two-story addition. Two porches will
also be added, one on either side of the existing bungalow.
The accessory building will be removed from the property.
All of the proposed construction meets zoning setback
requirements with the sole exception of one corner of the
porch to be built on the east side of the house. This porch
will have a front yard setback of 24 feet and a side yard
setback of 1 foot. The R-2 district requires a front yard
setback of 25 feet and a side yard setback of 5.8 feet for
this lot.
Staff believes the proposal to be reasonable and is
supportive of the requested variances. Although the porch
will have a 24 foot front yard setback, it is still located
4 feet behind the front wall of the existing house. The
proposed side yard setback of 1 foot is reasonable in light
of the existing situation on the property. There is
currently a large deck on the east side of the house which
actually protrudes across the property line. Some 30 feet
of the deck extends 2 feet across the Walnut Street property
line. The removal of this deck and its replacement with a
small porch greatly improves the situation. At its closest
point, the new porch will 8 feet from the curb of Walnut
Street, a narrow, lightly -traveled residential street. The
porch will be covered, but will not be enclosed.
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December 23, 1996
Item No.: 4 (Cont
r
Public Works has asked that the proposed porch maintain a
minimum setback of 3 feet from the Walnut Street side
property line. Insomuch as only a corner of the proposed
porch entrudes into the requested 3 foot setback, the
Planning Staff recommends allowing the porch as requested by
the applicant. The porches are designed to provide balance
and symmetry for the house and requiring the relocation of
the porch on the east side would affect the architectural
integrity of the project.
C. Staff Recommendation:
Staff recommends approval of the requested side and front
yard setback variances subject to compliance with the
following conditions:
1. The porch may be covered but may not be enclosed. It
is to remain open and unenclosed on all sides other
than at the point it adjoins the house.
2. Repair of any damaged curb and gutter or sidewalk in
the public right-of-way prior to certificate of
occupancy.
BOARD OF ADJUSTMENT
(DECEMBER 23, 1996)
Sallie Overbey was present representing the applicants. There
were no objectors present. Staff presented the item and a
recommendation of approval, with conditions. Staff also noted
Public Works request that the porch maintain a 3 foot side yard
setback.
David Scherer, of the Public Works Department, addressed the
Board. He noted that the addition, as proposed, would only have
a setback from the curb of Walnut Street of 8 feet. He stated
that a minimum setback of 11 feet from the curb was preferable.
He also noted that Walnut Street had only a 44 foot right-of-way,
not the typical 50 foot found for most residential streets. He
suggested redesigning or relocating the porch to provide a 3 foot
setback from the side property line.
Sallie Overbey addressed the Board. She stated that the
applicants were removing an obtrusive deck, which protrudes 2
feet over the property line, and replacing it with a small porch
which would have a 1 foot setback. She stated that adjusting the
porch to accommodate Public Works concerns would render it
unusable and would affect the home's architectural integrity.
Ms. Overbey also noted that the porch is to be located at a point
which takes advantage of an existing doorway.
The Board then viewed photographs of the existing house and
architectural drawings of the proposed expansion. Mark Alderfer
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December 23, 1996
Item No.: 4 Cont.
asked if there were any plans to widen Walnut Street. David
Scherer responded that there were not, to his knowledge.
Eugene Terry commented that removing the existing deck would
improve sight lines at the intersection.
The Board then looked at floor plans of the house to determine if
it was feasible to relocate the proposed porch.
Kirby Rowland commented that he felt he could approve the
variances as recommended by the Planning Staff.
Mark Alderfer commented that the proposal was an improvement over
the existing situation.
A motion was made to approve the requested variances subject to
compliance with the conditions outlined in the staff
recommendation. The motion was approved by a vote of 6 ayes,
0 noes, 2 absent and 1 open position.
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