HomeMy WebLinkAboutZ-8071 Staff AnalysisJULY 31, 2006
ITEM NO.: 4
File No.: Z-8071
Owner: Todd and Hayley Armstrong
Applicant: Todd Armstrong
Address: 7001 Rockwood Road
Description: Lot 263, Kingwood Place 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 a building addition with
reduced setbacks and which crosses a 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 7001 Rockwood Road is occupied by a one-story
brick and frame single family residence. There is a two -car wide driveway
from Rockwood Road which serves as access. The residential lot contains a
30 foot front platted building line.
The applicant proposes to construct a 26 foot by 33 foot garage addition at the
northeast corner of the residence, as noted on the attached site plan. The
proposed addition will be located approximately 14 feet back from the front
(north) property line, crossing the front platted building line by approximately
JULY 31, 2006
ITEM NO.: 4 ICON'T.
16 feet. The applicant notes that the addition will be tied into the existing
house by a hip -type roof, and will be constructed to match the existing house.
Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front
setback of 25 feet for R-2 zoned lots. Section 31-12( c) of the Subdivision
Ordinance requires that building line encroachments be reviewed and
approved by the Board of Adjustment. Therefore, the applicant is requesting
variances from these ordinance standards to allow the garage addition with a
reduced front setback and to cross the front platted building line.
Staff is not supportive of the requested variances. Staff's non-support is based
primarily on the fact that staff views the proposed garage addition as being out
of character with the neighborhood. Although the houses on the north side of
Rockwood Road are located closer to the street than the houses on the south
side, the structures on the south side maintain a fairly uniform setback from the
street. There are no similar encroachments located on the properties along
the south side of Rockwood Road. Therefore, staff believes the proposed
addition could have an adverse visual impact on the neighboring properties
along the south side of Rockwood Road.
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 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 Recommendation -
Staff recommends denial of the requested setback and building line variances.
BOARD OF ADJUSTMENT;
(JULY 31, 2006)
Todd Armstrong was present, representing the application. There were no objectors
present. Staff presented the item with a recommendation of denial.
Todd Armstrong addressed the Board in support of the application. He explained that
there were structures on the north and south sides of Rockwood Road which were
closer to the street than the proposed garage. He also explained the type of
construction and how it would blend in with the other structures in the area.
Chairman Francis expressed concern with the proposed front setback being out of
character with other structures along the street. He stated that he was not concerned
K
JULY 31, 2006
ITEM NO.: 4 (CON'T.
with the quality of construction. Fletcher Hanson and Chris Wilbourn concurred with
Chairman Francis.
There was a brief discussion of other possibilities for the garage construction
There was a motion to approve the requested variances. The motion failed by a vote of
0 ayes, 3 nays, 1 absent and 1 open position. The application was denied.
3