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HomeMy WebLinkAboutZ-8178 Staff AnalysisMAY 21, 2007 ITEM NO.: 3 File No.: Z-8178 Owner/Applicant: James M. Schratz Address: 11160 Bainbridge Drive Description: Lot 21, Block 6, Walton Heights 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 porch addition with a reduced front setback 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 11160 Bainbridge Drive is occupied by a split level brick and frame single family residence. A two -car wide driveway from Bainbridge Drive serves as access. There is a front 25 foot platted building line on this R-2 zoned lot. There is a four (4) foot by six (6) foot uncovered porch structure or front of the house. The porch extends across the front platted building line by approximately two (2) feet. The applicant is proposing to remove the existing porch structure and construct a new nine (9) foot wide, ten (10) foot deep porch structure. The new porch structure will be covered, matching the residence's roof line. The new porch structure will extend across the 25 foot front platted building line by approximately eight (8) feet, resulting in a front setback of approximately 17 feet. MAY 21, 2007 ITEM NO.: 3 (CON'T. Section 36-254(d)(1) of the City's Zoning Ordinance requires 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 porch addition with a reduced front setback and to cross the front platted building line. Staff is not supportive of the requested variances as filed. Although the applicant is requesting to construct a new covered porch to remedy water damage problems associated with the existing uncovered porch, staff feels the proposed porch is too large. Staff feels the applicant can accomplish the desired result in constructing a covered porch not exceeding six (6) feet in depth. Therefore, staff could support variances associated a nine (9) foot by six (6) foot covered porch addition, extending across the front platted building line by approximately four (4) feet. Staff believes the proposed eight (8) foot encroachment across the front platted building line is too much of an encroachment and will be out of character with the fronts of the residences along Bainbridge Drive. 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 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 variances, as filed. BOARD OF ADJUSTMENT: (MAY 21, 2007) James Schratz was present, representing the application. There were no objectors present. Staff presented the item with a recommendation of denial. James Schratz addressed the Board in support of the application. He explained that the 10 foot deep porch was requested in order to have room on the porch for furniture. He presented photos to the Board showing other houses along Bainbridge. Vice -Chairman Burruss asked how high the porch structure would be. Mr. Schratz noted that the west edge would be 18 inches above grade and the east side would be approximately 3.5 feet. James Van Dover asked staff about the other houses along Bainbridge. Staff noted that the fronts of the houses along Bainbridge had a fairly uniform front setback and MAY 21, 2007 ITEM NO.: 3 (CON'T. that no encroachments similar to the one proposed was observed on inspection of the area. Chairman Francis asked if a six (6) foot deep porch would remedy the water damage in front of the house. Mr. Schratz indicated that it would. Chairman Francis explained that he could not support the 10 foot deep porch. There was discussion of amending the application to reduce the proposed depth of the porch. Mr. Schratz amended the application, reducing the depth of the porch to six (6) feet. There was a motion to approve the amended application, subject to completion of a one -lot replat reflecting the change in the front platted building line as approved by the Board. The motion passed by a vote of 4 ayes, 1 nay and 0 absent. The amended application was approved.