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HomeMy WebLinkAboutZ-7714 Staff AnalysisSEPTEMBER 27, 2004 .: 4 File No.: Z-7714 Owner: Kelly and Michael McQueen Address: 7 Ken Circle Description: Lot 2 and part of Lot 1, Ranch Hill 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 building additions with reduced setbacks and which cross a platted building line. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Proposed Use of Property: STAFF REPORT A. Public Works Issues: No Comments B. Staff Analysis: Single Family Residential Single Family Residential The R-2 zoned property at 7 Ken Circle is occupied by a one-story brick and frame single family residence. There is a two -car wide concrete driveway from Ken Circle which serves as access. The property slopes upward from the street, from front to back. The elevation of the property next door to the north is several feet above the elevation of this property. The applicant proposes to construct a garage addition on the front of the existing residence, at its southeast corner. The garage addition will be located 32 to 36 feet back from the front property line. The addition will cross a front platted building line by approximately 4 to 7.5 feet, as noted on the attached sketch. SEPTEMBER 27, 2004 ITEM NO.: 4 �CON'T. Section 31-12( c) of The City's Subdivision Ordinance requires that variances for encroachments across platted building lines be reviewed and approved by the Board of Adjustment. Therefore, the applicants are requesting a variance to allow the encroachment. The garage addition will comply with all zoning ordinance required setbacks. A Building addition is also proposed at the back, northeast corner of the structure which will comply with all setback requirements and will need no variances. Staff supports the requested variance to allow the building line encroachment. Staff views the variance as very minor. The proposed front and side setbacks conform to zoning ordinance requirements. Because of the curvature of the street, the proposed garage addition will not have the appearance of being out of line with the residences to the north and south along Ken Circle. Staff feels that the proposed garage addition 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 front building line for the proposed garage 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 Recommendations: Staff recommends approval of the requested variance, subject to the completion of a one -lot replat reflecting the change in the front platted building line as approved by the Board. BOARD OF ADJUSTMENT: (SEPTEMBER 27, 2004) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered not 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.