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HomeMy WebLinkAboutZ-8218 Staff AnalysisMAY 21, 2007 ITEM NO.: 12 File No.: Owner: Applicant: Address: Description: Zoned: w : Robert Shults Gary Dean 5108 Edgewood Road Lot 38R, Prospect Terrace 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 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 5108 Edgewood Road is occupied by a two-story brick single family residence. The property has street frontage along Edgewood Road (front), Crestwood Drive (east side) and "O" Street (rear). There is a two -car wide driveway from "O" Street which serves as access. There is a large one-story frame garage and carport structure at the northwest corner of the property. The accessory garage/carport structure is located approximately one (1) foot from the rear (north) and west side property lines, and separated from the principal structure by approximately one (1) foot. There is a 25 foot front/side platted building line running along the south/east property line, and a 20 foot rear platted building line along the "O" Street (north) property line. MAY 21, 2007 ITEM NO.: 1 The applicant proposes to construct a two-story addition on the rear (northwest corner) of the house, as noted on the attached site plan. A new two -car driveway is proposed to access a garage area on the first floor of the proposed addition. The existing garage and carport accessory structure will be removed with the proposed addition. The proposed addition will be located 14.5 feet from the rear (north) property line, crossing the rear platted building line by 5.5 feet. The addition will also be located 2.44 to 7.1 feet from the west side property line. The main wall of the addition will maintain the 7.1 foot side setback as the existing house. Two (2) minor "bump -outs" are proposed on the side of the addition. The one closest to the west side property line will accommodate an interior staircase area. Section 36-254(d)(2) of the City's Zoning Ordinance requires a minimum side setback of eight (8) feet for this R-2 zoned lot. Section 36-254(d)(3) requires a minimum rear setback of 25 feet. Section 31-12( c) of the Subdivision Ordinance requires 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 building addition with reduced side and rear setbacks, and to cross the rear platted building line. Staff is supportive of the requested variances. The proposed project eliminates substantial building area (existing garage and carport) which is located between the rear platted building line and rear property line, as well as within the required side yard setback. The proposed building addition represents a much smaller area of encroachment than the existing accessory building. This lot is a very large lot within this neighborhood, and with the proposed addition the overall building massing will not be out of character with other properties. Staff feels the applicant has a desirable solution to adding area to the existing house. Staff believes the proposed addition will have no adverse impact on the adjacent properties and 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 rear building line for the building 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 rear platted building line as approved by the Board. 2. The addition must be constructed to match the existing house. 3. Guttering must be provided to prevent water run-off onto the adjacent property to the west. MAY 21, 2007 ITEM NO.: 12 (CON'T. BOARD OF ADJUSTMENT: (MAY 21, 2007) 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, 0 nays and 0 absent.