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HomeMy WebLinkAboutZ-8431 Staff AnalysisFEBRUARY 23, 2009 ITEM NO.: 2 File No.: Z-8431 Owner: Craig and Georgia May Applicant: Craig May Address: 2925 N. Taylor Street Description: Southeast Corner of N. Taylor Street and N. Grandview Street 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 building additions with reduced rear setback and which cross platted building lines. 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 2925 N. Taylor Street is occupied by a one-story brick and frame single family residence. The property is located at the southeast corner of N. Taylor Street and N. Grandview Street. There is a two - car wide driveway from N. Grandview Street at the northeast corner of the property. The driveway leads to a carport at the east end of the "L" shaped residence. The lot contains a 30 foot front platted building line along the west property line, and a side platted building line along the north property line which ranges from 20 feet to 30 feet. The northeast corner of the existing residence crosses the side platted building line by approximately four (4) feet. The applicant is proposing to construct three (3) building additions to the existing house, as note on the attached site plan. The first addition will be a FEBRUARY 23, 2009 ITEM NO.: 2 (CON'T. new covered porch addition to the front (west) of the residence. The porch will be 6 feet by 20 feet in area and will be unenclosed. The porch will be located approximately 26.5 feet back from the front (west) property line, crossing the 30 foot front platted building line by approximately 3.5 feet. The front steps to the porch will be approximately 25 feet back from the front (west) property line. The second proposed addition is a 6 foot by 23 foot den addition to the north end of the residence. The addition will be one (1) story in height and located 14 feet to 23.5 feet back from the north side property line. This addition will cross the side platted building line by approximately 8 feet. The third and largest of the proposed additions is a master suite and carport/storage addition to the rear (east) of the residence. This addition involves removing the existing carport structure and a portion of the rear enclosed area of the residence. The proposed addition will be one (1) story in height, with the master suite portion being approximately 1,060 square feet in area. The carport portion will be unenclosed on its north, east and a portion of the south sides and have an area of approximately 495 square feet. The storage portion of the addition will be approximately 105 square feet in area and be located on the south side of the carport area. The overall addition to the rear of the residence will be located 20 feet back from the north side property line at its nearest point, crossing the side platted building line by approximately 8.5 feet. Only approximately 180 square feet of the addition crosses the side platted building line. The addition will also be located 5 feet to 13 feet back from the rear (east) property line, and 8 feet to 11 feet back from the south side property line. Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum rear setback of 25 feet (from the east property line) for this R-2 zoned lot. 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 additions with a reduced rear setback and which cross front and side platted building lines. Staff is supportive of the requested setback and building line variances. Staff views the request as reasonable. The proposed building additions will not be out of character with other residences in this general area. Although the lot is relatively large, the excessive platted building lines along both street frontages greatly reduce the amount of overall buildable area. With the additions, the overall massing of the residence on this lot is relatively minimal. There is a rather large yard space on both the west and north sides of the residence. Additionally, staff does not believe the proposed unenclosed front porch addition will have an adverse visual impact with respect to alignment with the houses to the north and south along N. Taylor Street. Staff believes the proposed additions will have no adverse impact on the adjacent properties or the general area. Adequate separation will exist between the proposed additions and the residences to the south and east. FEBRUARY 23, 2009 ITEM NO.: 2 (CON'T. If the Board approves the building line variances, the applicant will have to complete a one -lot replat reflecting the change in the platted front and side building lines for the additions. 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 and side platted building lines as approved by the Board. 2. The building additions must be constructed to match the existing residence. 3. The carport addition must remain unenclosed on its north, east and portion of south sides. 4. The porch addition must remain unenclosed on its north, south and west sides. 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.