HomeMy WebLinkAboutZ-7798 Staff AnalysisFEBRUARY 28, 2005
ITEM NO.: 11
File No.: Z-7798
Owner: Bill and April Rush
Applicant: Bill Rush
Address: 11516 Happy Valley Drive
Description: Lot 18, Block 24, Pleasant Valley Addition
Zoned: R-2
Variance Requested: Variances are requested from the building line provisions of
Section 31-12 to allow building additions which cross platted building lines.
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-2 zoned property at 11516 Happy Valley Drive is occupied by a one-story
brick and frame single family residence. There is a two -car wide concrete
driveway from Happy Valley Drive which serves as access. The property is
located at the northeast corner of Happy Valley Drive and Rodney Parham Road.
There is a 25 foot platted side building line along the south property line (Happy
Valley Drive) and a 40 foot platted front building line along the west property line
(Rodney Parham Road).
The applicant proposes to make two (2) one-story building additions to the west
end of the residence, as noted on the attached site plan. The addition at the
northwest corner of the structure will include a new garage which will utilize the
existing driveway. This addition will be located 35 feet from the front/west
property line, extending five (5) feet across the 40 foot platted front building line.
Additionally the applicant proposes to construct a new masonry step structure on
the front (south side) of the residence, which will extend approximately six (6)
FEBRUARY 28, 2005
ITEM NO.: 11 (CON'T.
feet across the 25 foot platted side building line. The step structure will be
uncovered and unenclosed.
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 applicant is requesting variances from this
ordinance standard to allow the proposed step structure and small sliver of the
front building addition to cross the platted building lines.
Staff is supportive of the requested building line encroachments. Staff views the
request as reasonable. Although the proposed building addition will be located
slightly closer to Rodney Parham Road than the houses to the north, given the
large amount of separation between the single family homes, the proposed
addition should have no adverse visual impact on these properties. Staff feels
that the proposed additions will not be out of character with the neighborhood
and should create no adverse impact on the surrounding properties or he general
area.
If the Board approves the building line variances, the applicant will have to
complete a one -lot replat reflecting the change in the platted front and side
building lines for the proposed additions to the residential 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 Recommendation:
Staff recommends approval of the requested building line variances,
associated with the proposed additions, subject to the following conditions.
1. Completion of a one -lot replat reflecting the change in the front and side
platted building lines as approved by the Board.
2. The portion of the step structure extending past the side platted building
line must remain uncovered and unenclosed.
BOARD OF ADJUSTMENT: (FEBRUARY 28, 2005)
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 3 ayes, 0 nays and 2 absent.
K