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HomeMy WebLinkAboutZ-8345 Staff AnalysisMAY 19, 2008 ITEM NO.: 3 File No.: Z-8345 Owner/Applicant: Gary and Claudia Barone Address: 5604 Country Club Blvd. Description: Lot 58, Forest Heights 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 porch 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 5604 Country Club Blvd. is occupied by a one-story brick and frame single family residence. The property is located at the northeast corner of Country Club Blvd. and Forest Heights Drive. There is a two -car wide driveway from Forest Heights Drive which leads to a detached garage structure within the rear yard area. The single family lot contains a 25 foot platted front building line along Country Club Blvd. which reduces to a 7.5 platted side building line along Forest Heights Drive. The southwest corner of the existing house encroaches across the platted building line, as noted on the attached site plan. The front yard area is located approximately two (2) feet above the grade of the streets. The applicant proposes to remove the small front porch from the residence and construct a new larger porch. The new covered front porch will be nine (9) feet wide and run 34 feet across the front of the house. Approximately one- half of the proposed porch will cross the platted building line, again noted on MAY 19, 2008 ITEM NO.: 3 the attached site plan. The porch will be located eight (8) to 34 feet back from the curved front property line and five (5) to eight (8) feet from the west side 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)(2) requires a minimum side setback of seven (7) 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 front porch addition with reduced front and side setbacks and which crosses a platted building line. Staff is supportive of the requested setback and building line variances. Staff's support is based on the irregular lot shape in combination with a rather large area of right-of-way at the intersection of Country Club Blvd. and Forest Heights Drive. Because of the intersection configuration, the lot's southwest corner has been rounded to follow the curvature of the right-of-way. If the southwest corner of the lot were squared off to match the southeast corner, no variances would be required for the proposed porch. The southwest corner of the existing residence is located 16 to 18 feet back from the curbline of Forest Heights Drive. Staff feels that the lot, after porch addition, will have the appearance of having a front yard area compatible with the front yards of other lots in this area, based on the 80 foot wide right-of-way for Country Club Blvd., and the large curved right-of-way at the intersection. Staff believes the proposed porch addition will add to the residence's street appeal and will have no adverse impact on the adjacent properties or 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 building line for the new 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. The porch addition must be constructed to match the existing residence. 2. The porch addition must remain unenclosed on the south, east and west sides. 3. Completion of a one -lot replat reflecting the change in the platted building line as approved by the Board. MAY 19, 2008 ITEM NO.: 3 (CON'T. BOARD OF ADJUSTMENT: (MAY 19, 2008) 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.