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HomeMy WebLinkAboutZ-8540 Staff AnalysisAPRIL 26, 2010 ITEM NO.: 6 File No.: Z-8540 Owner: Michael and Leah Wachowaik Applicant: Chris Milligan Address: 5909 N. Country Club Blvd. Description: Lot 74, 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/stoop addition with 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 5909 N. Country Club Blvd. is occupied by a one-story brick and frame single family residence. The house is in the process of being remodeled, including the addition of a second floor over a portion of the structure. There is a three (3) car parking pad in the front yard area accessed from N. Country Blvd. The lot has a 25 foot front platted building line. As part of the construction project, the applicant plans to enclose the existing porch area at the northwest corner of the residence and construct a three (3) foot by six (6) foot covered porch/stoop on the front of the residence, as noted on the attached site plan. The covered porch/stoop will be unenclosed and extend across the front platted building line by two (2) to 2.5 feet, with a front setback of 22.5 to 23 feet. APRIL 26, 2010 : 6 [Con't. Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front setback of 25 feet 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 porch/stoop addition with a reduced front setback and which crosses the front platted building line. Staff supports the requested front setback and building line variances. Staff views the proposed front=porch/stoop as a relatively minor issue. If the lot did not contain a front building line, staff could approve the 22.5 to 23 foot front setback administratively. The front porch/stoop will not be out of character with other similar structural "bump -outs" in this general area. The house immediately to the east has a front porch/stoop with a front setback similar to the one in question. The proposed front porch/stoop will not have the appearance of being out of alignment with the other houses along the south side of N. Country Club Blvd. Staff believes the proposed porch/stoop addition 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 front building line for the porch/stoop 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 front porch/stoop addition must be constructed to match the existing residence and remain unenclosed. BOARD OF ADJUSTMENT: (APRIL 26, 2010) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as noted in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 5 ayes, 0 noes and 0 absent.