HomeMy WebLinkAboutZ-6620 Staff AnalysisFebruary 22, 1999
Item No.: 2
File No.: Z-6620
Owner: Mr. and Mrs. Billy Ray Smith
Address: #4 Forest Heights Place
Description: Lot 94 and part of Lot 60, Forest
Heights Place
Zoned: R-2
Variance Requested: Variances are requested from the
area regulations of Section 36-254
and the building line provisions of
Section 31-12 to permit a carport
addition with reduced front yard
setback and which crosses a platted
building line.
Justification: The existing carport is being
enclosed as part of the remodeling
of the home, leaving no covered
parking. The carport will sit 17±
feet from the curb and will not
impact traffic.
Present Use of Property: Single Family
Proposed Use of Property: Single Family
Staff Report:
B. Public Works Issues:
Recommend denial. Sufficient space needs to be allowed
between structure and street to park vehicle.
B. Staff Analvsis:
The R-2 zoned property at #4 Forest Heights Place is
occupied by a one-story, brick and frame, single-family
residence. The residence is currently being substantially
February 22, 1999
Item No.: 2 (Cont:)
remodeled, including the enclosure of the carport to convert
it into living space. To compensate for the loss of the
carport, the applicant's are requesting permission to add a
new carport onto the front of the house. The new carport
will be built across a platted 25 foot building line and
will have a front yard setback of 6 feet. The Code requires
a front yard setback of 25 feet in the R-2 district.
The carport addition will be architecturally designed to be
compatible with the existing home. The carport will be
unenclosed and will be built over the existing paved
driveway. Some minor modifications will need to be made to
the driveway, which will be moved slightly to the south.
Although such reduced setbacks as that proposed by the
applicant are not common in the neighborhood, staff believes
there are circumstances particular to this property which
reduce the potential impact. This property is located at
the eastern end of a rectangular residential block. Other
homes in the block face either N. Country Club or S. Country
Club. The visual impact of the applicant's proposal is
mitigated by the fact that there are no homes " lined up"
directly to either side of the lot. The carport will be
unenclosed and will be built primarily over an existing
paved driveway. The closest edge of the carport is 17± feet
from the curb of the street. Forest Heights Drive is not a
heavily traveled through street. The street is two blocks
in length, extending from Stonewall to Hawthorne.
Staff does not believe the applicant's proposal will
negatively impact adjacent properties. Public Works Staff
recommends denial, stating that there is insufficient space
between the structure and the street.
If the Board approves 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.
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February 22, 1999
Item No.: 2 (Cont.)
C. Staff Recommendation:
Staff recommends approval of the requested building line and
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 carport is to remain open and unenclosed on all sides
other than at the point it adjoins the house.
3. Repair or replace any curb and gutter in conjunction with
construction of new driveway entrance.
BOARD OF ADJUSTMENT:
(FEBRUARY 22, 1999)
The applicant was present. There were no objectors present.
Staff presented the item and a recommendation of approval subject
to compliance with the conditions outlined above. Tad Borkowski,
of the Public Works Department, stated that his office did not
object to the variance as long as the carport remained unenclosed
and the driveway was redesigned with a new curb cut to access the
carport and the old curb cut removed.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 3 ayes, 0 noes, 1 absent and
1 open position.
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