HomeMy WebLinkAboutZ-8355 Staff AnalysisJUNE 30, 2008
ITEM NO.: 4
File No.:. Z-8355
Owner: Ronnie and Susan Gage
Applicant: Ronnie Gage
Address: 18 Woodstream Cove
Description: ` Lot 17, Block 10, Woodlands Edge 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 steps with a reduced front
setback and which cross 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 Woodstream Cove is occupied by a two-story
brick single family residence which was recently constructed. The property is
located at the southeast corner of Woodstream Cove and Sweetfern Cove.
There is a three -car wide driveway from Sweetfern Cove which serves as
access. The lot contains a 25 foot platted building line along both street
frontages (north and west property lines).
When the house was constructed, the applicant constructed a front brick step
structure extending from the front (north) of the structure, crossing the 25 foot
front platted building line by six (6) to 6 1/2 feet. The steps are located
approximately 19 feet back from the front (north) property line. The steps are
uncovered and unenclosed. The portion of the steps which cross the front
platted building line are 2.5 to 5 feet above grade.
JUNE 30, 2008
ITEM NO.: 4 (CON'T.
Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front
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 to
allow the step structure 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
relatively minor. The front steps are not out of character with other similar
step/landing structures throughout this neighborhood. The house immediately
to the west (across Sweetfern Cover) has a similar type of front step structure.
The neighborhood has varying degrees of topography, with some lots located
at much higher elevations than others, and thus requiring more elaborate front
step structures. As long as the step structure remains unenclosed and
uncovered, it should have no adverse visual impact on the adjacent properties
or general area.
If the Board approves the building line variance, the applicant will have to
complete a onedot replat reflecting the change in the platted front building line
for the new 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.
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 step structure must remain uncovered and unenclosed.
BOARD OF ADJUSTMENT
(JUNE 30, 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 4 ayes, 0 nays and 1 absent.