HomeMy WebLinkAboutZ-6466 Staff AnalysisMarch 30, 1938
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File No.: Z-6466
Owner: Caroline Stevenson
Address: 12 Van Lee Drive
Description: Lot 9, Nob Hill Addition
Zoned• R-2
Variance Requested: Variances are requested from the
accessory structure area
regulations of Section 36-156 and
the building line provisions of
Section 31-12.
Justification: Applicant's Statement: My property
at 12 Van Lee Drive, lot 9 in the
Nob Hill Addition of Leawood, is in
the middle of a cul-de-sac. The
lot is very steep which required
the house to be located quite near
the building line on the circle.
Years ago, in the middle to latter
1970s, I enclosed the garage on the
lower lever to accommodate more
living space for my family. Since
that time I have not had any
covered parking space. The area I
wish to cover is a portion of the
existing driveway. This carport
will, I believe, enhance the looks
of this part of the neighborhood
because it will define the parking
area as a part of the architecture
of the house.
In addition to these
considerations, I am a good bit
older and need the covered space
for convenience in getting into and
out of the house safely. I don't
believe there are any good
alternatives to locating the
carport on this part of the lot.
Present Use of
Property:
Single
Family
Pro -posed use of
Propert :
Single
Family
March 30, 1998
Item No.: 5 (Cont.
Staff Report:
A. Public Works Issues:
No issues.
B. Staff Analysis:
The R-2 zoned lot located at 12 Van Lee Drive is occupied by
a 1 1/2 story single-family residence. The lot slopes
upward from the street. The lower level of the house, which
is at street level, previously contained a garage which was
enclosed 20+ years ago. The site has no covered parking.
The applicant proposes to construct a freestanding carport
in front of the house, over the driveway. The carport will
have a front yard setback of 3 feet. The code requires
detached, accessory structures to have a front yard setback
of 60 feet. The carport will be built across a platted 25
foot building line.
Although the requested variance appears substantial, staff
believes it to be reasonable. The lot is located at the
very end of a short cul-de-sac with only 5 homes facing the
street. The cul-de-sac has a diameter of 100± feet,
providing a large open area in front of the lot and more
than adequate sight distance and traffic maneuvering area.
There is approximately 15 feet between the structure and the
curb of the street. The structure will remain open and
unenclosed. The lot slopes up from the street, making it
difficult to place covered parking elsewhere on the site,
either attached or detached. Staff does not believe the
proposed carport will have an impact on adjacent properties.
Should the Board approve the building line variance, the
applicant will have to do a one -lot replat reflecting the
change in the building line. 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 front yard
setback and building line 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 carport is to remain open and unenclosed on all
sides.
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March 30, 1998
Item No.: 5 Cont.
BOARD OF ADJUSTMENT:
(MARCH 30, 1998)
Bill Sneed was present representing the applicant. There were no
objectors present. Staff presented the item and a recommendation
of approval 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 carport is to remain open and unenclosed on all sides.
Mr. Sneed offered no additional comments.
The item was placed on the Consent Agenda and approved as
recommended by staff by a vote of 5 ayes, 0 noes and 0 absent.
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