HomeMy WebLinkAboutZ-7943 Staff AnalysisOCTOBER 31, 2005
ITEM NO.: 6
File No.: Z-7943
Owner: Phyllis Storthz
Applicant: Ellen Yeary
Address: 5201 Sherwood Road
Description; Lot 81, Prospect Terrace Addition
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of Section
36-156 and 36-254 and the building line provisions of Section 31-12 to allow building
additions with reduced setback and separation and which cross a front platted building
line.
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 5201 Sherwood Road is occupied by a one-story
brick and frame single family residence. There is a one-story garage at the
southeast corner of the property, with paved access from the alley along the
south property line. The lot contains a 30 foot platted front property line. The
existing house extends across the front platted building line by approximately
four (4) feet (existing nonconforming situation).
The applicant proposes to make two (2) small additions to the front of the
residence and a larger addition on the rear, as noted on the attached site plan.
The front additions include a small five (5) foot wide covered entry and a bay
window at the northwest corner of the structure. The covered entry will extend
OCTOBER 31, 2005
ITEM NO.: 6 CON'T.
across the front plated building line by approximately nine (9) feet (total) for a
21 foot front setback. The bay window will extend across the front platted
building line by approximately two (2) additional feet for a 23 foot front setback.
The rear addition includes a master bedroom addition at the southeast corner
of the house, a breakfast room expansion at the southwest corner, and new
deck between the two (2) additions. The proposed rear addition will be located
approximately four (4) feet from the east side property line and six (6) feet from
the west side property line. The addition will also be located approximately
three (3) feet from the northeast corner of the existing accessory garage
structure. All additions will be one-story construction.
Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front
setback of 25 feet for this R-2 zoned lot. Section 36-254(d)(2) requires
minimum side setbacks of eight (8) feet. Section 36-156(a)(2)b. requires a
minimum separation of six (6) feet between principal and accessory structures.
Additionally Section 31-12(c ) of the Subdivision Ordinance requires proposed
encroachments across platted building lines be reviewed and approved by the
Board of Adjustment. Therefore, the applicant is requesting variances from
these ordinance standards for the proposed additions.
Staff is supportive of the requested variances. The proposed additions to the
front of the house are very minor in nature. Variances are needed for the side
setbacks based on the fact that the side property lines angle in and are not
perpendicular to the front property line. The existing house has reduced
setbacks on both sides. The proposed additions are not out of character with
other residences in this neighborhood which have been recently added to or
are currently being redeveloped. Adequate space will exist between this
structure and the adjacent structures to the east and west. Staff feels the
proposed additions 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 additions and existing 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 variances associated with the
proposed additions, subject to the following conditions:
1. The covered entry addition must remain unenclosed on the north, east
and west sides.
2. Completion of a one -lot replat reflecting the change in the front platted
building line as approved by the Board.
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OCTOBER 31, 2005
ITEM NO.: 6 (CON'T.
BOARD OF ADJUSTMENT: (OCTOBER 31, 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 4 ayes, 0 nays and 1 absent.
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