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HomeMy WebLinkAboutZ-8274 Staff AnalysisOCTOBER 29, 2007 ITEM NO.: 2 File No.: Z-8274 Owner/Applicant: Lynton Egbosimba Address: 10018 Suffolk Drive Description: Lot 162, Kensington Place 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 new residence with reduced rear setback, front setback (steps), and which crosses a front platted building line (steps). Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Single Family Residence, recently constructed Proposed Use of Property: Single Family Residence STAFF REPORT A. Public Works Issues: No Comments. B. Staff Analvsis: The R-2 zoned property at 10018 Suffolk Drive is occupied by a two-story brick single-family residence, which was recently constructed. There is a circular driveway from Suffolk Drive, which serves as access. The lot slopes downward from back to front (north to south). The front porch of the residence is approximately 3.5 to 4 feet above grade (at the base of steps), and approximately seven (7) feet above the grade of the street. The lot contains a 25-foot platted front building line. There is a front brick step structure which is uncovered and unenclosed, and extends toward the front property line, as noted on the attached site plan. The step structure is located 17.5 to 18.5 feet back from the front (south) property line. The steps extend across the front platted building line by 6.5 to 7.5 feet. The rear wall of the structure is located 23.5 feet back from the rear (north) OCTOBER 29, 2007 II10arkI16 •S14UO M9 property line, with the steps at the northwest corner of the house being approximately 20 feet back from the rear property line. Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front setback of 25 feet. Section 36-254(d)(3) also requires a minimum rear setback of 25 feet. 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 single-family residence with a reduced rear setback, with a front step structure with a reduced front setback and which extends across the front platted building line. Staff is supportive of the requested variances. Staff believes the step structure is not out character with the neighborhood. The Kensington Place Subdivision is a very hilly subdivision, with varying degrees of slope throughout. On a short loop through the south part of this subdivision, staff observed several similar front encroachments: a 3300 Dorset Drive a 9915 Suffolk Drive a 10014 Suffolk Drive a 65 Dartmouth Drive a 10100 W. 36th Street a 3316 Dorset Drive a 3410 Sussex Drive Given the slope of the property, with the front door of the residence being 3.5 to 4 feet above grade, staff feels the proposed variances are reasonable. Staff believes the new porch structure will have no adverse impact on the adjacent properties or the neighborhood. With respect to the rear setback variance, staff also views this request as reasonable. There is no single-family structure immediately north of this lot. The area is fenced in on a double lot with the residence immediately to its east. The requested rear setback to the main wall of the structure is less than a 10 percent encroachment. 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 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. OCTOBER 29, 2007 ITEM NO.: 2 (CON'T. 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 front and rear step structures must remain uncovered and unenclosed. BOARD OF ADJUSTMENT: (OCTOBER 29, 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.