HomeMy WebLinkAboutZ-7493 Staff AnalysisSeptember 29, 2003
ITEM NO.: 13
File No.:
Owner:
Address:
Description:
Zoned -
Z -7493
Howard and Stacy Hurst
4901 E. Crestwood Drive
Lot 18, Prospect Terrace Addition
1W
Variance Requested: Variances are requested from the building
line provisions of Section 31-12 and the
area provisions of Section 36-254 to allow
building additions with reduced setbacks
and which cross a platted building line.
Justification:
Present Use of Property:
Proposed Use of Property:
STAFF REPORT
A. 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 4901 E. Crestwood Drive is occupied by a two-
story brick and frame building single family residence. There is an
existing frame garage in the rear yard, near the southeast corner of the
property. There is a single car driveway from E. Crestwood Drive which
serves as access. The property sits at a higher elevation than Kavanaugh
Blvd. which runs along the north property line. There is a severe drop off
at the rear of the property, which creates an earthen and rock wall next to
Kavanaugh Blvd. The lot has a 25 foot platted building line which runs
along the Kavanaugh and E. Crestwood street frontages.
September 29, 2003
ITEM NO.: 13(Cont.
The applicants propose to relocate the frame garage to near the
intersection of Kavanaugh Blvd. and E. Crestwood Drive. The relocated
garage would be connected to the house by way of additional garage
space, with a 16' X 16' den addition at the northeast corner of the house.
There will also be porch additions to the front and back of the residence.
Associated with the garage relocation will be a new driveway from E.
Crestwood Drive, which will be located further away from Kavanaugh Blvd.
than the existing drive. The applicants also propose to construct a new
eight (8) foot high masonry wall along the north property line, ten (10) feet
back from Kavanaugh Blvd.
The proposed new construction will extend over the 25 foot platted
building line at several points. The relocated garage, garage addition and
den addition will be located eight (8) feet to 13 feet back from the north
(Kavanaugh Blvd.) property line, with the relocated garage being two (2)
feet to nine (9) feet back from the western (E. Crestwood Drive) property
line. The front porch addition will extend slightly over the platted building
line, and have a front setback of approximately 22 feet.
Section 36-254 of the City's Zoning Ordinance requires a minimum front
setback of 25 feet, side setbacks of eight (8) feet and rear setback of 25
feet. Section 31-12(c) of the City's Subdivision Ordinance requires that
encroachments over platted building lines be reviewed by the Board of
Adjustment. Additionally, Section 36-516(e)(1)a. allows a maximum
fence/wall height of four (4) feet between a street right-of-way and a
building setback line. Therefore, the applicant is requesting variances
from these ordinance sections in association with the planned
construction.
Staff is supportive of the requested variances. The lot's topography and
shape, with street right-of-way on three (3) sides, greatly restrict the
amount of buildable area. Staff feels that the relocation of the garage and
driveway will provide much safer vehicular access to the property. The
proposed masonry wall along Kavanaugh Blvd. will be typical of those
found along Kavanaugh to the south and west. The proposed garage
location should cause no sight -distance problems, given the elevation of
the property, and the fact that there is no left turn allowed from E.
Crestwood Drive onto Kavanaugh Blvd. Staff feels that the variance
requests are reasonable and that they will have no adverse impact on the
adjacent properties or the 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 platted building line
for the proposed building additions. The applicant should review the filing
2
September 29, 2003
ITEM NO.: 13 (Cont.
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 setback, building line and wall height
variances, subject to the following conditions:
1. Completion of a one -lot replat reflecting the changes in the platted
building line as approved by the Board.
2. A building permit must be obtained for all construction.
BOARD OF ADJUSTMENT: (SEPTEMBER 29, 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 4 ayes, 0 nays and 1 absent.
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