HomeMy WebLinkAboutZ-7560-A Staff AnalysisJANUARY 30, 2017
ITEM NO.: 1
File No.: Z -7560-A
Owner: The C Street Group, LLC
Applicant: Lance Levi
Address: 500 Valmar Street
Description: Southwest corner of Valmar Street and Capitol Avenue
Zoned: R-3
Variance Requested: Variances are requested from the area provisions of Section
36-255 and the building line provisions of Section 31-12 to
allow enclosure of an existing porch with reduced front
setback and which crosses a front platted building line, and a
porch addition with reduced side setback.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Staff Analysis:
The R-3 zoned property at 500 Valmar Street is occupied by a one-story frame single
family residence. The property is located at the southwest corner of Valmar Street
and Capitol Avenue. The property contains 15 foot front (north) and side (east)
platted building lines, as the property along with the property immediately to the
west, was replatted a number of years ago. The residence contains an existing
covered, unenclosed porch (6.2 feet by 14.5 feet) on the north side of the structure
and an existing deck (10 feet by 10 feet) at the southwest corner of the house. The
deck is in the rear yard area and is uncovered and unenclosed. The existing porch
on the north side of the house has a front setback of nine (9) feet to 9.5 feet, crossing
the front platted building line by 5.5 to six (6) feet.
The applicant is in the process of constructing a new front porch on the east end of
the residence, as noted on the attached site plan. As part of the remodeling project,
the applicant proposes to enclose the porch on the north side of the residence for
additional living space. The porch enclosure will maintain the existing front setback.
JANUARY 30, 2017
ITEM NO.: 1 (CON'T.)
The applicant also proposes to reconstruct the deck at the southwest corner of the
house. The deck will remain uncovered and unenclosed. The deck will maintain the
same four (4) foot side setback (west side) as the existing deck. New steps will
extend from the south side of the deck into the rear yard area.
Sections 36-255(d)(1) and (2) of the City's Zoning Ordinance requires a minimum
front setback of 25 feet and a minimum side setback of five (5) feet. Section 31-
12(c) of the Subdivision Ordinance requires that building line encroachments be
reviewed and approved by the Board of Adjustment. Therefore, the applicant is
requesting variances from these ordinance standards to allow the building additions
with reduced front and side setbacks and which crosses a front platted building line.
Staff is supportive of the requested setback and building line variances. Staff views
the request as reasonable. The porch enclosure and deck reconstruction will
maintain the same building foot print as currently exists. The new front porch on the
east end of the residence complies with ordinance standards. This general area
contains a mixture of lot orientations, with some lots running north/south and others
running east/west. The subject property was originally platted with the side yard
running along Capitol Avenue (north). When the lots were replatted, the orientation
was changed. Staff feels that the existing orientation of the house is compatible with
the general area. Staff believes that enclosure of the existing porch and
reconstruction of the existing deck will have no adverse 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 platted front building line for the addition.
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 requested setback and building line variances,
subject to the following conditions:
1. Completion of a one -lot replat reflectinc
building line as approved by the Board.
2. The deck at the southwest corner of the
and unenclosed.
BOARD OF ADJUSTMENT
the change in the front platted
residence must remain uncovered
(January 30, 2017)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by the vote of 4 ayes, 0 noes and 1 absent.
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