HomeMy WebLinkAboutZ-6246 Staff AnalysisJanuary 27, 1997
Item No.• 5
File No.•
Owner:
Address•
Descri tion:
Zoned:
variance Requested:
Justification:
Present Use of Property:
Proposed Use of Property:
Staff Report:
A. Public Works Issues:
Z-6246
Kathleen Evans and Rosemary Searle
34 Lorna Drive
Lot 73, Leawood Heights First
Addition
A variance is requested from the
area regulations of Section 36-254
to permit construction of a carport
addition with a reduced side yard
setback.
The house is being remodeled,
eliminating the existing carport.
The lot is unusually shaped.
Single Family residence
Single Family residence
Repair curb and gutter and/or sidewalk damaged during or
prior to construction with construction.
B. Staff Analysis:
The applicants are in the process of remodeling their single
family home located at 34 Lorna Drive. Part of the
remodeling project includes enclosing the existing carport
and converting the space into an expanded kitchen and
laundry room. To replace the lost carport, they propose to
construct a new carport addition onto the east side of the
house. The new addition will have a side yard setback of
3.5 feet. The ordinance requires a side yard setback of 8
feet for this R-2 zoned lot.
The proposed addition will match the roof line of the
existing house. The carport will be open and unenclosed on
the front and the side adjacent to the adjacent property
(east side). A 25 foot front building line and the presence
of a swimming pool in the rear yard limit the carport to
January 27, 1997
Item No.: 5 Cont.
this location. The carport will be built over the existing
concrete paved driveway. The house on the property adjacent
to the east sits slightly higher and behind the applicant's
home. The reduced side yard setback for this carport
addition should have a minimal impact on the adjacent
property.
C. Staff Recommendation:
Staff recommends approval of the requested side yard setback
variance subject to the following conditions:
1. Compliance with Public Works Comments
2. The carport is to remain open and unenclosed on the
front and the side adjacent to the property on the
east.
3. The eave of the addition on the east side is to be
limited to no more than 12 inches. This provides for a
total setback of 2.5 feet from the closest edge of the
addition to the side property line.
BOARD OF ADJUSTMENT:
(JANUARY 27, 1997)
Michael Norris, Kathleen Evans and Rosemary Searle were present
representing the application. There were no objectors present.
Staff presented the item and a recommendation of approval, with
conditions.
Mr. Norris stated that the addition would only have an overhang
of 2 inches. He then stated that the applicants would prefer to
have an enclosed garage rather than a carport. Mr. Norris stated
that the house on the adjacent lot sits 6 feet higher and behind
the applicant's home.
In response to a question from Kirby Rowland, Mr. Norris stated
that the neighbor to the east was aware that the applicants
wanted a garage rather than a carport.
Cindy Dawson, of the City Attorney's. Office, stated that there
was a potential notice issue if the neighbors thought that the
addition would be a carport.
A discussion then followed concerning the merits of the proposed
garage and whether renotification was required. It was suggested
that the Board could approve the addition as a garage with the
additional condition that the applicant obtain the signatures of
all persons who were initially notified indicating that they do
not object to the addition being a garage rather than a carport.
A motion was made to approve the requested side yard variance for
an enclosed garage subject to the following conditions:
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January 27, 1997
Item No. 5 Cont .
1. Compliance with Public Works Comments
2. The eave of the addition on the east side is to be limited
to no more than 12 inches.
3. The applicant is to obtain signatures from those persons who
signed the original notice form indicating that they do not
object to the addition being a garage rather than a carport.
The signatures are to be returned to staff within 7 days (by
February 3, 1997) or the item will be brought back to the
Board at its February 20, 1997 meeting.
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