HomeMy WebLinkAboutZ-7085 Staff AnalysisSeptember 24, 2001
Item No.: 2
File No.
Owner:
Address:
Description:
Zoned:
Variance Requested:
Justification:
Present Use of Property:
Proposed Use of Property:
Staff Report:
A. Public Works Issues:
No Comments.
B. Staff Analysis:
Z-7085
Don Kirkpatrick
120 Hickory Creek Circle
Lot 13R, Hickory Creek Subdivision
R-2
A variance is requested from the
area regulations of Section 36-254
to permit a porte-cochere addition
with a reduced side yard setback.
The applicant's justification is
presented in an attached letter.
Single family residential
Single family residential
A new, one-story single family residence is currently being
constructed (framing) on the R-2 zoned lot located at 120
Hickory Creek Circle. The applicant proposes to add an 18
foot wide porte-cochere on the south side of the residence.
The applicant requests a variance to allow a reduced side
yard setback for the porte-cochere addition. A 1.4 foot
side setback is proposed along the south property line.
Section 36-254(d)(2) of the City's Zoning Ordinance requires
a minimum side yard setback of 8 feet.
Staff does not support the variance as requested. Staff
believes that the proposed 1.4 foot side setback will be out
of character with the neighborhood. The single family
structures in this subdivision maintain side yard setbacks
September 24, 2001
Item No.: 2 (Cont.)
which are closer to or exceed the minimum ordinance
requirement. Staff also is concerned with potential for
water run-off onto the adjacent property to the south and
the close proximity of the proposed porte-cochere addition
to that single family structure. The existing single family
structure on the property to the south is located
approximately 8 feet from the side property line.
Although staff is not supporting the variance request as
filed, staff could support a revised application. Staff
could support a minimum 5 foot side yard setback for the
proposed porte-cochere addition with the following
conditions:
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1. The porte-cochere structure must remain unenclosed.
2. The eave line of the porte-cochere structure must not
extend any more than one (1) foot into the 5 foot
setback.
Staff will forward this information to the applicant prior
to the public hearing.
C. Staff Recommendation:
Staff recommends denial of the application as filed.
BOARD OF ADJUSTMENT:
(SEPTEMBER 24, 2001)
Frank Riggins and Don Kirkpatrick were present, representing the
application. There were no objectors present. Staff presented
the item with a recommendation of denial.
Frank Riggins addressed the Board in support of the application.
He noted that the property owner wished to have the porte-cochere
addition for convenience. He noted that the structure would be
proportionately in line with the main structure. He described
the appearance/architectural design of the proposed porte-
cochere. He explained that the addition would have no adverse
impact on the general area. He noted that there was a letter of
support from the adjacent property owner, Joseph Blankenship. He
stated that the porte-cochere addition would be a quality
project. He also noted that the Hickory Creek Neighborhood
supported the project. Mr. Riggins also noted that there would
be a wall constructed along the property line to screen the
activity within the porte-cochere structure.
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September 24, 2001
Item No.: 2 (Cont.
Chairman Ruck noted that there was no person present in
opposition.
Vice -Chairman Gray asked Mr. Riggins to explain the roof pitch
and grade. Mr. Riggins explained that the property sloped and
drained from front to back. He noted that the porte-cochere
structure would have a hip roof and that it would have a gutter
system to prevent water run-off onto the adjacent property.
It was noted that the front and rear of the structure would have
an archway, but that it would not be enclosed. This issue was
briefly discussed.
Andy Francis asked if the letter of support was from the property
owner to the west. Mr. Riggins confirmed that it was.
Chairman Ruck questioned Mr. Riggins about the proposed wall
along the west property line. Mr. Riggins explained that the
wall would be constructed of brick and limestone and be
approximately 8 feet in height. He noted that the primary
purpose of the wall was to provide screening. Don Kirkpatrick
also added comments related to this issue.
Gary Langlais asked Mr. Kirkpatrick about staff's recommendation
to revise the application. Mr. Kirkpatrick responded that
providing a five (5) foot sideyard would make the porte-cochere
too narrow for a vehicle and the residence's trash receptacles.
Mr. Langlais asked about the overall width of the porte-cochere.
Mr. Riggins noted that it was 18 feet wide and explained.
Scott Richburg asked about the clearance width. Mr. Riggins
responded that the clearance width would be approximately 14
feet.
Vice Chairman Gray asked about conditions of approval. Staff
suggested that the Board attach the following conditions to the
motion to approve:
1. The porte-cochere structure is to remain unenclosed except
for the wall along the west property line.
2_ There must be a gutter system on the structure to prevent
water run-off onto the adjacent property.
There was a motion to approve the application subject to the two
(2) conditions as noted above. The motion passed by a vote of
5 ayes, 0 nays and 0 absent. The application was approved.
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