HomeMy WebLinkAboutZ-7100-A Staff AnalysisJUNE 27, 2005
ITEM NO.: 4
File No.:
Owner/Applicant:
Address:
Description:
Zoned:
Z-71 00-A
Scott C. Trotter
5 Longfellow Lane
Lot 7, Beverly Place Addition
R-2
Variance Requested: Variances are requested from the area provisions of Section
36-254 and the building line provisions of Section 31-12 to allow building additions with
reduced setbacks and which cross a platted building line.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property:
Proposed Use of Property:
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Staff Analysis:
Single Family Residential
Single Family Residential
The R-2 zoned property at 5 Longfellow Lane is occupied by a two-story frame
single family residence. There is a one -car wide driveway from Longfellow Lane
which serves as access. There is a &D foot platted building line along the north
(front) and east (side) property lines. On October 29, 2001 the Board of
Adjustment granted side and rear yard setback variances for an addition at the
southwest corner of the residential structure. The addition has a side setback of
two (2) feet from the west property line and a rear setback of three (3) feet from
the south property line.
The applicant is proposing two (2) new building additions, as noted on the
attached site plan sketch. The first is a one-story addition on the rear of the
structure maintaining the three (3) foot rear setback as previously approved with
the addition at the southwest corner of the house. The second addition proposed
is a two-story addition at the southeast corner of the house. This addition will be
JUNE 27, 2005
ITEM NO.: 4 (CON'T.
located approximately 28 feet from the rear (south) property line and 27 feet from
the street side (east) property line, extending approximately three (3) feet across
the 30 foot platted street side building line. The proposed one-story addition will
accommodate a new master bedroom and bath, with the two-story addition being
for an expanded den area. The existing uncovered deck on the east side of the
house will remain.
Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum rear
setback of eight (8) feet for this R-2 zoned lot, based on the fact that this is a
corner lot and the existing single family structure has greater than 25 feet of
setback from each street property line. Section 31-12( c) of the subdivision
Ordinance requires that encroachments across platted building lines be reviewed
and approved by the Board of Adjustment. Therefore, the applicant is requesting
variances from these ordinance standards to allow the one-story addition with a
reduced rear setback and the two-story addition with an encroachment across
the platted street side property line.
Staff is supportive of the requested setback and building line variances. Given
the fact that the platted building lines limit the buildable area on this rather large
single family lot, staff feels that the variances are reasonable. The angled portion
of the platted building line is 57 feet back from the northeast corner of the lot and
required the residence to be pushed back toward the southwest corner of the
property. The building additions will not cause the property to be out of character
with the overall massing of single family structures in this general area. Staff
believes the proposed addition will have no adverse impact on the adjacent
properties or the general area. The residence immediately to the south is located
12 to 14 feet from its north property line and separated from this property by a
concrete driveway.
If the Board approves the building line variance, the applicant will have to
complete a one -lot replat reflecting the change in the platted side building line for
the proposed addition and existing deck structure. 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 setback and building line variances, subject to
the following conditions:
1. Completion of a one -lot replat reflecting the change in the platted side
building line as approved by the Board.
2. The existing deck structure on the east side of the residence must remain
uncovered and unenclosed.
2
JUNE 27, 2005
ITEM NO.: 4 (CON'T.
BOARD OF ADJUSTMENT: (JUNE 27, 2005)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 4 ayes, 0 nays and 1 absent.
"Cl