HomeMy WebLinkAboutZ-8265 Staff AnalysisSEPTEMBER 24, 2007
ITEM NO.: 2
File No.: Z-8265
Owner: Robert and Julianne Brown
Applicant: Robert Brown
Address: 505 Pleasant Valley Drive
Description. Lot 40, Fawnwood 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 front setback and which crosses a front 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 505 Pleasant Valley Drive is occupied by a one-
story brick and frame single family residence. The property is located at the
southeast corner of Pleasant Valley Drive and Woodstock Court. There is a
two -car wide driveway from Woodstock Court which serves as access. There
is a 48 foot wide utility/drainage easement which runs along the east side
property line. There is also a 25 foot platted building line along each street
frontage.
The applicant proposes to construct a room addition at the southwest corner of
the residence, as noted on the attached site plan. The addition will be
approximately 30 feet by 33 feet in size, and will include a new master bed and
bath. The proposed addition will cross the 25 foot front platted building line by
SEPTEMBER 24, 2007
ITEM NO.: 2 _(CON'T.)
approximately six (6) feet at its northwest corner and one (1) foot at the
southwest corner.
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 encroachments across platted building lines be
reviewed and approved by the Board of Adjustment. Therefore, the applicant
is requesting variances from these ordinance standards to allow the new
residential addition with a reduced front setback and encroachment across a
platted building line.
Staff is supportive of the requested variances. Staff views the request as
reasonable. The 48 foot easement which runs within the east portion of the
property greatly limits the area available for a building addition. The applicants
have chosen the location of the proposed building addition based on the
existing door and window locations on the back wall of the house. Additionally,
the slight curvature in the Woodstock Court right-of-way along the front
property line will lessen any visual impact the slight encroachment might have
on the adjacent properties to the south along Woodstock Court. Staff believes
the proposed addition will have no adverse impact on the adjacent properties
or the neighborhood.
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 residential 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 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 addition must be constructed to match the existing residence.
BOARD OF ADJUSTMENT:
(SEPTEMBER 24, 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 and 0 nays.