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HomeMy WebLinkAboutZ-8206 Staff AnalysisAPRIL 30, 2007 ITEM NO.: 7 File No.: Z-8206 Owner: Kevin and Deborah Wells Applicant: Kevin Wells Address: 18 Tallyho Lane Description: Lot 172, Foxcroft Fourth 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 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 18 Tallyho Lane is occupied by a one-story brick single family residence with basement. There is a two -car wide driveway from Tallyho Lane which serves as access. The property is located on the north side of Tallyho Lane, east of Foxcroft Road. The residential lot contains a 15 foot front platted building line. The existing residence has a 4 foot by 8 foot uncovered porch on the front of the structure. The porch crosses the 15 foot front platted building line by approximately two (2) feet, resulting in a 13 foot front setback. The property owner proposes to remove the existing porch structure and construct a new covered front porch. The proposed porch will be slightly larger APRIL 30, 2007 ITEM NO.: 7 (CON'T. than the old porch at 5'-6" by 12 feet in size. A small gable roof structure will cover the new porch. The new porch addition will be unenclosed on its south, east and west sides. The new addition will be located 1'-6" closer to the front property line, for a front setback of approximately 11.5 feet. 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 supportive of the requested variances. Staff views the request as reasonable. The proposed encroachment across the front building line will not be out of character with similar encroachments throughout this neighborhood. The terrain within this neighborhood varies greatly, with many of the lots sloping severely downward from front to back. In these cases the houses have to be pulled closer to the front property line or have structures (porches, decks, etc.) within the front building setbacks to help gain access to the residences. The lot in question is no different. While there was ample lot depth to construct the house with a 25 foot front setback, the slope caused the structure to be located closer to the front property line. Staff feels the proposed porch addition 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 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 approval of the requested setback and building line 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 south, east and west sides of the porch addition must remain unenclosed. BOARD OF ADJUSTMENT: (APRIL 30, 2007) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. APRIL 30, 2007 ITEM NO.: 7 (CON'T.). 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, 0 nays and 0 absent.