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HomeMy WebLinkAboutZ-8591 Staff AnalysisSEPTEMBER 27, 2010 ITEM NO.: 1 File No.: Z-8591 Owner: Rob and Marilyn Porter Applicant: Wayne Moore Address: 1900 Shadow Lane Description: Lot 110 and part of Lots 109 and 111, Shadowlawn 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 (breezeway) addition with a reduced rear setback and front step addition 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: Measures to control the increase in stormwater runoff from the increased impervious surface should be implemented to not damage adjacent property. B. Staff Analysis: The R-2 zoned property at 1900 Shadow Lane is occupied by a two (2) story brick and frame single family residence which is currently under construction. The property is comprised of 2.5 platted lots and contains a 30 foot front platted building line. There is a one (1) story garage structure (27 feet by 31.3 feet) being constructed within the southwest quarter of the site. There is a one (1) story enclosed breezeway which connects the house to the garage. A new two -car wide driveway will be constructed from Shadow Lane to the new garage structure. The existing concrete driveway will be removed. Additionally, the front porch of the residence is located approximately 3.5 feet above grade. Steps (uncovered/unenclosed) will extend approximately four (4) feet across the front platted building line, with a front setback of approximately 26 feet. SEPTEMBER 27, 2010 ITEM NO.: 1 (CON'T.) The building permit originally issued for this project showed the garage as a detached/accessory structure. It is located 8.5 feet to 10.5 feet back from the rear (west) property line. Based on the fact the breezeway connection was constructed, the garage is now part of the principal structure. The breezeway connection was constructed to allow a disabled person, who owns the residence, to get to and from the garage and be out of the weather. Section 36-254(d)(3) of the City's Zoning Ordinance requires a minimum rear setback of 25 feet for R-2 zoned lots. 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 garage portion of the residence with a reduced rear setback and the front steps to cross the front platted building line. Staff is supportive of the requested rear setback and building line variances. The breezeway connection between the house and garage represents only slightly over 100 square feet of building space/footprint. This adds very little to the overall massing of building area on this property. As noted previously, the property is comprised of 2.5 lots or approximately 19,000 square feet. The total building area is similar to what is located on several single lots (7,000 to 8,000 square feet) within this residential area. Additionally, the requested front building line encroachment is very minor. The steps will be located approximately 26 feet back from the front property line, which complies with typical front setback requirements for R-2 zoned lots. Staff believes the requested rear setback and building line variances 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 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 front steps must remain uncovered and unenclosed. 3. The garage portion of the residence is limited to one (1) story in height, as constructed. 4. The garage square footage within the rear 25 feet of the lot will count toward the 30 percent maximum rear yard coverage for accessory buildings in R-2 zoning. SEPTEMBER 27, 2010 ITEM NO.: 1 (CON'T.) BOARD OF ADJUSTMENT: (SEPTEMBER 27, 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 4 ayes, 0 noes, 0 absent and 1 open position.