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HomeMy WebLinkAboutZ-8973 Staff AnalysisSEPTEMBER 29, 2014 ITEM NO.: 3 File No.: Owner/Applicant: Address: Description: Zoned: Z-8973 Christopher and Margaret Minshall 5 Lefever Lane Lot 606, Kingwood Addition 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 addition with reduced front setback and which crosses a front platted building line. Justification: Present Use of Property: Proposed Use of Property: STAFF REPORT A. Public Works Issues: No Comments. B. Staff Analysis: The applicant's justification is presented in an attached letter. Single family residential Single family residential The R-2 zoned property at 5 Lefever Lane is occupied by a one-story rock and frame single family residence. The property is located on the east side of Lefever Lane, north of Keightly Drive. There is a two -car wide driveway at the southwest corner of the property. There is a one -car wide carport (flat roof) at the southwest corner of the house. The lot contains a 20 foot front platted building line. The carport portion of the existing residence is located approximately 13 feet back from the front (west) property line. The applicant proposes to construct a 6.5 foot by 24 foot addition to the front of the residence, as noted on the attached site plan. The south portion of the proposed addition will be an enclosed addition to the enlarge the existing kitchen area. The small north portion of the addition will be an unenclosed porch area. The proposed SEPTEMBER 29, 2014 ITEM NO.: 3 (CON'T.) addition will be located 15.5 to 16 feet back from the front (west) property line, encroaching across the front platted building line by four (4) to 4.5 feet. The applicant also proposes to construct a new roof over the existing carport area. The new roof will slope from front to back, with the footprint of the carport area remaining unchanged. 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 building addition with a reduced front setback and which crosses a front platted building line. Staff is supportive of the front setback and building line variances. Staff views the request as reasonable. The proposed building addition represents only a minor encroachment across the front platted building line. The proposed addition will be located approximately three (3) feet further back from the front property line than the existing carport area. With the slight curvature to Lefever lane in front of this residence, the proposed addition will not have the appearance of being out of alignment with the other houses along Lefever lane to the north and south. Staff believes the proposed addition and new carport roof construction 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 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 one -lot replat reflecting the change in the front platted building line as approved by the Board. 2. The carport and porch areas must remain unenclosed. BOARD OF ADJUSTMENT: (September 29, 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 4 ayes, 0 nays and 1 absent. The application was approved.