HomeMy WebLinkAboutZ-7568 Staff AnalysisJanuary 26, 2004
ITEM NO.: 6
File No.: Z-7568
Owner: Billy S. Vann and Joe H. Riley
Address: 3301 Lilac Terrace
Description: Lot 71, Riverside Addition
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 building additions with reduced
setbacks and which cross platted building
lines.
Justification:
Present Use of Property:
Proposed Use of Property:
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Staff Analysis:
The applicants' justification is presented
in an attached letter.
Single Family Residential
Single Family. Residential
The R-3 zoned property at 3301 Lilac Terrace is occupied by a one-story
frame single family residence. There is a one -car driveway from Lilac
Terrace which serves as access. The lot is bounded by three (3) streets;
Lilac Terrace to the north, Iris Avenue to the west and Rebsamen Park
Road to the east. There is a 30 foot platted building line along the north
and west property boundaries and a 25 foot -platted building line along the
east boundary. The existing house crosses the west 30 foot platted
building line by approximately two (2) feet.
January 26, 2004
ITEM NO.- 6 (Cont.
The applicants propose to make building additions (one-story) along the
north, south and east sides of the existing residence. The additions will
be for additional living space and include a two -car garage. A new 16 foot
concrete driveway from Lilac Terrace is also proposed. The additions will
cross the north (front) 30 foot platted building line, and result in setbacks
ranging from 23 feet to 26 feet. The additions will also cross the east
(side) platted building line, and have setbacks ranging from 16 feet to 19.5
feet from the east side property line. The addition will have a rear setback
of 4.2 feet at the southeast corner of the structure and 9.5 feet at the
southwest corner. The existing house is located 27.9 to 31.7 feet from the
west property line.
Section 36-255(d)(1) of the City's Zoning Ordinance requires a minimum
front yard setback of 25 feet from the north property line. Section 36-
255(d)(3) allows a minimum rear setback of 8 feet in the case of a corner
lot with building setback lines as exist on this lot. Section 31-12(c) of the
Subdivision Ordinance requires that encroachments over platted building
lines be reviewed and approved by the Board of Adjustment. Therefore,
the applicants are requesting variances from these ordinance standards.
The proposed additions exceed the typical minimum required side yard
setbacks.
Staff supports the requested variances. Staff feels that the lot is
burdened with platted building lines on three sides, leaving a buildable
area which is much less than the average single family lot. Staff also
feels that the applicant has done a good job in designing building
additions which will be functional and minimize the encroachments over
the platted building lines. The addition has a corner relation to the rear
(south) property line, which should have a minimal impact on the property
immediately to the south (also owned by the applicants). The proposed
additions to the single family residence should have no adverse impact on
the surrounding properties or the general area. The proposed building
additions will align with the house across the street to the north, which
also fronts on Lilac Terrace.
If the Board approves the building line variances, the applicant will have to
complete a one -lot replat reflecting the changes in the front and side
building lines for the proposed building additions. The applicant should
review the filing procedure with the Circuit Clerk's office to determine if the
replat requires a revised Bill of Assurance.
RIA
January 26, 2004
ITEM NO.: 6 (Cont.)
C. Staff Recommendations:
Staff recommends approval of the requested variances, subject to
completion of a one -lot replat reflecting the changes in the front and side
platted building lines as approved by the Board.
BOARD OF ADJUSTMENT:
(JANUARY 26, 2004)
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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