HomeMy WebLinkAboutZ-7591 Staff AnalysisMarch 29, 2004
File No.: Z-7591
Owner: William T. Kinneman
Address: 29 River Valley Road
Description: Lot 42, River Ridge Manor
Zoned: R-2
Variance Requested: Variances are requested from the area and
separation provisions of Section 36-156
and the building provisions of Section 31-12
to allow a carport with a reduced front yard
setback and separation from the principal
structure, and which crosses a platted
building line.
Justification:
Present Use of Property:
Proposed Use of Property:
TAFF 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 29 River Valley is occupied by a one-story
frame single family residence which sits well below the grade of River
Valley Road. There is a wood deck along the front and east side of the
residence. There is a two -car driveway from River Valley Road, with an
elevated parking pad for two (2) vehicles and a storage room underneath.
The parking pad and storage room are not attached to the principal
residential structure, but are adjacent to the deck structure on front of the
house.
March 29, 2004
ITEM NO.: 4 (Cont.
The applicant proposes to construct an unenclosed carport structure on
top of the existing elevated parking pad. The applicant is currently making
structural improvements to the existing parking pad and storage room.
The proposed carport structure will extend seven (7) feet across a 15 foot
front platted building line, resulting in a front yard setback of eight (8) feet.
The carport structure will have a corner relationship to the front property
line, with approximately 70 square feet of the structure extending across
the platted building line.
Section 36-156(a)(2)b. of the City's Zoning Ordinance requires a minimum
separation between an accessory structure and principal structure of six
(6) feet. Section 36-156(a)(2)c. requires a minimum 60 foot front setback
for accessory buildings. Section 31-12(c) of the Subdivision Ordinance
requires that variances for encroachments across platted building lines 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 variance. Staff feels that the
proposed carport structure is not, for the most part, out of character with
the surrounding properties. The single family property immediately east of
this property contains a parking structure between the house and River
Valley Road. As noted earlier, the proposed carport structure will be
unenclosed, with only approximately 70 square feet of the structure
extending across the front platted building line. Based on the fact that the
elevated parking pad/storage room currently exists, staff feels that the
addition of a carport structure will have no adverse impact on the adjacent
properties or general area. There is enough separation between this
property and the two (2) adjacent properties as to create no sight -distance
issues.
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 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 Recommendations:
Staff recommends approval of the requested variances, subject to the
following conditions:
1. Completion of a one -lot replat reflecting the change in the front platted
building line as approved by the Board.
2. The carport structure must remain unenclosed on all sides.
3. A building permit must be obtained for the construction.
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March 29, 2004
ITEM NO.: 4 (Cont.
BOARD OF ADJUSTMENT: (MARCH 29, 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 5 ayes and 0 nays.
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