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HomeMy WebLinkAboutZ-8430 Staff AnalysisFEBRUARY 23, 2009 ITEM NO File No.: Z-8430 Owner/Applicant: Daniel Beadle Address: 5 Blue Ridge Circle Description: Lot 5, Scenic Heights 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 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 Issue No Comments B. Staff Analysis: The R-2 zoned property at 5 Blue Ridge Circle is occupied by a one-story brick and frame single family residence. There is a two -car wide driveway at the southeast corner of the lot which serves a garage at the south end of the residence. The property slopes upward from Blue Ridge Circle. The front of the residence is approximately three (3) feet above the grade of the street. The R-2 zoned lot contains a 25 foot front platted building line. The existing house crosses the front platted building line by 10 feet at its northeast corner and 13 feet at its southeast corner. The lot has an irregular shape, with the front of the lot being 120 feet wide and the rear having a width of only 30 feet. The applicant proposes to construct a five (5) to 5'/2 foot wide addition at the south end of the residence, as noted on the attached site plan. The addition is proposed to allow widening of the existing garage area and construction of a FEBRUARY 23, 2009 ITEM NO.: 1 (CON'T. new master bath and closet. The front (east) of the addition will be located approximately ten (10) feet back from the front property line, maintaining the same front wall as the existing house and extending across the front platted building line. The addition will be located four (4) feet (southwest corner) to 20 feet (southeast corner) back from the south side property line. Sections 36-254(d)(1)and (2) of the City's Zoning Ordinance requires a minimum front setback of 25 feet and a minimum side setback of eight (8) feet. Section 31.12(c ) of the Subdivision Ordinance requires that 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 front and side setbacks and which crosses a front platted building line. Staff is supportive of the requested setback and building line variances. Staff views the request as reasonable. When the house was originally constructed it was pushed to the front of the lot and over the front platted building line due to the fact that the lot narrows from front to back. The building addition as proposed by the applicant is very minimal in area, as it covers only approximately 230 square feet. This is the only option the applicant has to enlarge an older, undersized garage. With the curvature of Blue Ridge Circle, the house with reduced front setback does not have the appearance of being out of alignment with the adjacent residences. Other structures along Blue Ridge Circle have the appearance of being as close to the front property lines as the residence at 5 Blue Ridge Circle. Staff believes the proposed addition will have no adverse impact on the adjacent properties or 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 front building line for the 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 front platted building line as approved by the Board. 2. The building addition must be constructed to match the existing residence. FEBRUARY 23, 2009 ITEM NO.: 1 (CON'T. BOARD OF ADJUSTMENT: (FEBRUARY 23, 2009) 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 with a vote of 5 ayes and 0 nays.