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HomeMy WebLinkAboutZ-8448 Staff AnalysisAPRIL 27, 2009 ITEM NO.: 2 File No.: Z-8448 Owner/Applicant: Gregory and Danielle Taylor Address: 40 Woodberry Road Description: Lot 159, Longlea 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 step structure with a reduced front setback 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 40 Woodberry Road is occupied by a one-story brick and frame single family residence. There is a two -car wide driveway from Woodberry Road at the northeast corner of the lot. The drive leads to a garage on the east end of the residence. The lot contains a 25 foot platted building line. The applicant recently removed an 8 foot by 8 foot front porch and step structure from the front of the residence and replaced it with a newly constructed 10 foot by 24 foot porch, as noted on the attached site plan. The front porch is located at the 25 foot front setback, with the porch floor being approximately four (4) feet above grade. The applicant is proposing to construct an uncovered, unenclosed step structure on the front of the porch structure, extending approximately six (6) feet across the 25 foot front platted building line and into the minimum required front setback. The applicant is APRIL 27, 2009 ITEM NO.: 2 (CON'T_ proposing to have the new step structure connect to the existing sidewalk from Woodberry Road. The applicant notes that an error was made when measuring the front setback, as the measurement was taken from the street curb line and not the front property line. 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 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 porch addition with a reduced front setback and which crosses a front platted building line. Staff is supportive of the requested variances. Staff views the request as reasonable, as the property owner committed an honest mistake in measuring the front setback from the street curb -line and not the front property line. The main house structure, including covered porch, is located behind the front building setback and platted building line. The applicant is only requesting a variance for the uncovered, unenclosed step structure, which will represent an area of only approximately 36 square feet. Woodberry Road has a slight curvature moving to the west from this lot, which will lessen the visual impact of the proposed step structure, as compared to the fronts of the residences further west between this lot and Hinson Road. Staff believes the proposed step structure 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 front steps. 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 step structure must remain uncovered and unenclosed. BOARD OF ADJUSTMENT: (APRIL 27, 2009) Greg Taylor was present, representing the application. There were no objectors present. Staff presented the application with a recommendation of approval. Scott Smith asked about locating the steps at the east end of the porch, running along the front of the house. Mr. Taylor explained that the front step/porch structure APRIL 27, 2009 ITEM NO.: 2 (CON'T. was designed to be the focal point of the front of the residence. He explained that steps on the east end of the porch would seem out of place, and steps in the center of the porch would be more balanced. There was a motion to approve the application, as recommended by staff. The motion passed by a vote of 5 ayes and 0 nays. The application was approved.