HomeMy WebLinkAboutZ-7386 Staff AnalysisApril 28, 2003
ITEM NO.: 7
File No.: Z-7386
Owner: Sam Cooper and Tracy Wilbourn
Address: 1423 Pine Valley Road
Description: Lot 11, Kingwood Place Addition
Zoned: 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 a building addition with reduced
setbacks and which crosses a platted
building line.
Justification:
Present Use of Property:
Proposed Use of Property
STAFF REPORT
U
Public Works Issues:
No Comments.
B. Staff Analysis:
The applicant's justification is presented in
an attached letter.
Single Family Residential
Single Family Residential
The R-2 zoned property at 1423 Pine Valley Road is occupied by a one-
story frame single family residence. A driveway from Pine Valley serves
as access to the property. The property slopes slightly downward from
north to south.
The applicant proposes to construct a 23 foot by 27 foot master bedroom
addition at the northeast corner of the existing residential structure. The
addition is proposed at this location because of the existing location of the
April 28, 2003
Item No. 7 (Cont.
rear door to the structure and a large tree. The addition will be located
five (5) feet back from the side property line.
The applicant also proposes to construct a 15 foot by 19 foot carport
addition on the south side of the proposed master bedroom addition. The
proposed carport addition will cross a 30 foot platted building line. The
carport will be located 19 feet back from the property line. The applicant
will remove the existing driveway and replace it with a new drive at the
location of the proposed carport.
Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum
side yard setback of eight (8) feet and Section 36-254(d)(1) requires a
minimum front yard setback of 25 feet. Additionally, Section 31-12(c) of
the City's Subdivision Ordinance requires that any platted building line
encroachment be reviewed and approved by the Board of Adjustment.
Therefore, the applicant is requesting variances from these ordinance
standards.
Staff is supportive of the requested variances. Staff feels that the
proposed building additions are reasonable and not out of character with
the overall neighborhood. Both the master bedroom addition and carport
addition encroach into the required setbacks at structural corners, thereby
minimizing the amount of the structures which are actually over the
minimum setbacks. Only approximately 133 square feet of the total 871.5
square foot total building addition area is encroaching into required
setbacks. Staff feels that this will have no negative impact on the
adjacent properties or general area.
If the Board approves the building line variance, the applicant will have to
complete a one -lot replat reflecting the change in the front building line for
the proposed carport. 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 Recommendations:
Staff recommends approval of the requested setback and building line
variances, subject to the following conditions:
Completion of a one -lot replat reflecting the change in the front platted
building line as approved by the Board.
2. The carport addition must remain unenclosed on the south, east and
west sides.
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April 28, 2003
Item No.: 7 (Cont.
3. A building permit must be obtained for all construction.
4. The existing driveway must be removed when the new drive is
constructed.
BOARD OF ADJUSTMENT: (APRIL 28, 2003)
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 5 ayes and 0 nays.
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