HomeMy WebLinkAboutZ-7985 Staff AnalysisJANUARY 30, 2006
ITEM NO.: 4
File No.:
Owner:
Address:
Description:
Zoned:
Z-7985
Renee Rutherford
6602 Granada Drive
Lot 67, Plaza Heights Addition
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 front setbacks and which cross a platted building line. A variance is also
requested from the fence provisions of Section 36-516 to allow a fence which exceeds
the maximum height allowed.
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 6602 Granada Drive is occupied by a 1 % story,
split-level single family residence. There is a two -car wide driveway from
Granada Drive which serves as access. There is a single car carport at the
southeast corner of the structure. Additionally, a new wood fence has been
constructed enclosing the rear yard. The fence ranges in height from 8 feet to
8.5 feet. A 25 foot front platted building line is located on the lot.
The applicant proposes to construct two (2) small additions on the front of the
residence, as noted on the attached site plan. The first addition is an eight (8)
JANUARY 30, 2006
ITEM NO.: 4 (CON'T.)
foot wide covered porch near the center of the structure. The proposed porch
extends 5.5 feet from the house and across the front platted building line. The
second addition is a ten (10) foot wide addition to the carport to allow it to be
enclosed as a garage. The carport addition also extends 5.5 feet from the
house and across the front platted building line. The additions will have a front
setback of 19.5 feet.
Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front
setback of 25 feet. Section 31-12(c) of the Subdivision Ordinance requires
encroachments across platted building lines to be reviewed and approved by
the Board of Adjustment. Additionally, Section 36-516(e)(1)a. allows a
maximum fence height of six (6) feet in residential zones. Therefore, the
applicant is requesting variances from these ordinance standards to allow the
two (2) building additions with a reduced front setback and which cross the
front platted building line, and the newly constructed fence to exceed the
maximum height allowed.
Staff is supportive of the requested variances. Staff feels the request is
reasonable. Staff noticed no similar front setback/building line encroachments
in this general area along Granada Drive. However, the encroachments
proposed are very minor, extending only 5.5 feet across the front platted
building line, and should have no adverse visual impact on the neighborhood.
The applicant is requesting the increased fence height for security purposes,
given the fact the single family lot backs up to a major Entergy sub -station and
access drive to the facility. There is also excessive slope within the rear
portion of the lot which dictates the fence height calculations. Staff believes
the proposed building additions and new fence 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 porch and garage 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.
C. Staff Recommendation:
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 porch addition must remain unenclosed on the south, east and west
sides.
3. A building permit must be obtained for all construction, including the fence.
E
JANUARY 30, 2006
ITEM NO.: 4 (CON'T.
BOARD OF ADJUSTMENT: (JANUARY 30, 2006)
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.
K