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HomeMy WebLinkAboutZ-8110 Staff AnalysisSEPTEMBER 25, 2006 ITEM NO.: 8 File No.: Z-8110 Owner: J.M. D. Holdings Trust Applicant: Eugene P. Levy Address: 5400 Centerwood Road Description: Lot 95 and Part of Lot 96, Prospect Terrace No. II Addition Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Sections 36-156 and 36-254, and the building line provisions of Section 31-12 to allow building additions (principal and accessory) with reduced setbacks and increased coverage and a building addition which crosses a platted building line. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Single Family Residence Proposed Use of Property: Single Family Residence STAFF REPORT A. Public Works Issues: No Comments B. Staff Analysis: The R-2 zoned property at 5400 Centerwood Road is occupied by a two-story brick and frame single family residence located within the west half of the property. There is a two-story brick and frame accessory garage structure at the northwest corner of the property. A one -car wide driveway from Centerwood Road is located at the southwest corner of the lot. The driveway runs along the west side of the residence to the existing garage structure. There is a 30 foot front platted building line on this R-2 zoned property. The SEPTEMBER 25, 2006 ITEM NO.: 8 (CON'T. porch and steps on front of the existing residence cross the platted building line by approximately 8 feet. The applicant proposes to construct a one-story addition on the rear of the house and a two-story addition on the east side of the house, as noted on the attached site plan. The addition will be located 8 feet from the east side property line and 47 feet from the rear (north) property line. As part of the proposed construction, the existing front porch and steps will be removed, with a new covered porch and steps to be constructed with the new addition on the east side of the house. The new porch will cross the front platted building line by five (5) feet for a 25 foot front setback. The step portion will be located 21 feet back from the front property line (to the first step). There will also be a small uncovered, unenclosed stoop/step structure on the east side of the new addition for a side entry door. The stoop will be four (4) feet wide, with a four (4) foot side setback. The applicant is also proposing to construct a two-story addition to the existing accessory garage building. The addition will maintain the existing one (1) foot side (west) and two (2) foot rear (north) setbacks. With the addition, the accessory building will cover approximately 39 percent of the required rear yard (rear 25 feet of the lot). There will also be a covered porch and walkway on the rear of the residence leading to the accessory garage structure. 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 that building line encroachments be reviewed and approved by the Board of Adjustment. Additionally, Section 36-254(d)(2) requires a minimum side setback of 8 feet. Section 36-156(a)(2)c. allows accessory structures to occupy a maximum of 30 percent of the required rear yard. This section also requires a 60 foot setback from a street fronting property line. Section 36- 156(a)(2)f. requires a minimum side setback of three (3) feet for accessory structures. Therefore, the applicant is requesting variances from these ordinance standards to allow the addition to the principal structure with reduced front and side setbacks (front steps and side stoop) and to cross a front platted building line, and the addition to the accessory garage structure to have reduced side and rear setbacks and increased rear yard coverage. The applicant has informed staff that garage doors are proposed on the north side of the accessory building. Garage doors exist on the south side of the structure. Given traffic concerns which have been raised in the past, regarding safety issues along "O" Street adjacent to the elementary school, staff does not support garage doors on the north side of the accessory building. The accessory building is located only two (2) feet from the north property line. There is not adequate space/site-distance for a vehicle to pull in or out of the garage to/from "O" Street without safety concerns. 2 SEPTEMBER 25, 2006 ITEM NO.: 8 (CON'T. Staff is supportive of the requested variances. Staff feels the proposed additions will maintain the character of the neighborhood. Although several variances are requested, they are very minor in nature. Given the fact that the applicant has slightly over 1.5 platted lots, the overall massing of the structures will be compatible with most of the other lots in this neighborhood. There will be a large amount of yard space maintained. The front steps and the side stoop are the only portions of the principal building addition which do not conform to typical zoning ordinance setback criteria. The increase in size of the accessory building will not be out of character with other large accessory structures in the neighborhood. Staff believes the proposed building additions with reduced setbacks and slightly increased rear yard coverage 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 new porch/step 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 variances associated with the proposed building additions, 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 additions must be constructed to match the existing structures. 3. The front step structure must remain uncovered and unenclosed. 4. The front porch structure must remain unenclosed. 5. The side stoop/step structure must remain uncovered and unenclosed. 6. The covered walkway must remain unenclosed., 7. There are to be no garage doors on the north side of the accessory garage building. 3 SEPTEMBER 25, 2006 ITEM NO.: 8 (CON'T_ BOARD OF ADJUSTMENT: (SEPTEMBER 25, 2006) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. Staff noted that condition #7 would be eliminated from the "staff recommendation". Staff explained that Public Works had visited the site and determined that there would be no sight -distance problem with garage doors on the north side of the garage structure. 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 open position. 0