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HomeMy WebLinkAboutZ-8918 Staff AnalysisMARCH 31, 2014 ITEM NO.: D File No.: Z-8918 Owner: Keathley Properties, Inc. Applicant: Kevin Keathley Address: 13508 Foxfield Lane Description: Lot 18, Block 11, Woodland's Edge 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 steps with a reduced front setback and which cross 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 13508 Foxfield Lane is occupied by a two-story brick and frame single family residence which was recently constructed. There is a two - car wide driveway from Foxfield Lane at the southwest corner of the lot. The property slopes upward from front to back (south to north). The front door of the residence is approximately eight (8) to ten (10) feet above the elevation /grade of the street. The lot contains a 25 foot front platted building line. As part of the new construction, a brick step structure extends from the front of the house and turns to tie into the driveway. The step structure is located approximately 14.5 feet back from the front property line, crossing the front platted building line by approximately 9.5 feet. The step structure is unenclosed and uncovered. 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 front steps with reduced front setback and which cross a front platted building line. MARCH 31, 2014 ITEM NO.: D (CON'T. Staff is supportive of the requested front setback and building line variances. Staff views the request as reasonable based on the topography of the lot and its shallower than typical depth. The lot has a depth of 110 feet with the house being pulled back and cut into the hillside to meet the minimum 25 foot rear setback. The lot depths throughout this subdivision were kept at a minimum to maximize the amount of open space area behind them. Therefore, other similar front encroachments (as well as rear encroachments) have been approved throughout this subdivision. Staff feels that planting evergreen shrubs along the south side of the step structure will lessen its visual impact as viewed from the street. Staff believes the step structure with reduced front setback will have no adverse impact on the adjacent properties or the general area. Ron Tyne of Rocket Properties, LLC, the subdivision developer, submitted a letter of support for this request. 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 steps must remain uncovered and unenclosed. (3) Evergreen shrubs must be planted along the south side of the step structure, with a plan for the plantings being submitted to and approved by the City's Plans and Development Administrator. BOARD OF ADJUSTMENT (February 24, 2014) Staff informed the Board that the application needed to be deferred to the March 31, 2014 agenda, based on the fact that the notices to surrounding property owners were not completed as required. The item was placed on the Consent Agenda and deferred to the March 31, 2014 Agenda. The vote was 5 ayes, 0 nays and 0 absent. MARCH 31, 2014 ITEM NO.: D (CC BOARD OF ADJUSTMENT (March 31, 2014) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda for approval as recommended by staff. The vote was 5 ayes, 0 nays and 0 absent. The application was approved.