HomeMy WebLinkAboutZ-9067 Staff AnalysisAUGUST 31, 2015
ITEM NO.: 5
File No.: Z-9067
Owner: Christopher P. Lyons
Applicant: Andrew V. Francis
Address: 5510 Edgewood Road
Description: Northeast Corner of Edgewood Road and Wildwood Road
Zoned: R-2
Variance Requested: Variances are requested from the area provisions of Section
36-254, the building line provisions of Section 31-12 and the
area provisions of Section 36-156 to allow construction of a
new house with reduced side setback and encroachment
across a side platted building line, and a pool with reduced
separation from the principal structure, reduced street side
setback and encroachment across a side platted building
line.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Vacant Lot
Proposed Use of Property: Single Family Residential
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Staff Analysis:
The R-2 zoned property at 5510 Edgewood Road is currently undeveloped. The
property is located at the northeast corner of Edgewood Road and Wildwood
Road. A two-story single family residence which previously existed on the site was
recently removed. The property is comprised of two (2) platted lots; Lots 116 and
117, Prospect Terrace 2"d Addition. There is a 30 foot front platted building line
along the south (Edgewood Road) property line and a 15 foot side platted building
line along the west (Wildwood Road) property line. The property slopes downward
from east to west.
AUGUST 31, 2015
ITEM NO.: 5 (CON'T.
The applicant proposes to construct a new two-story single family residence on the
property, as noted on the attached site plan. The proposed residence will be
located over 30 feet back from the front (south) property line and over 25 feet back
from the rear (north) property line. The main wall of the residence will be located
eight (8) feet back from the east side property line, with a small covered porch
being 5.33 feet back from the east side property line. A portion of the northwest
corner of the residence is located 7.33 feet back from the west side property line,
crossing the side platted building line by approximately 7.67 feet. The applicant is
also proposing to construct an in -ground swimming pool in the rear yard area. The
pool crosses the side platted building line by approximately ten (10) inches,
resulting in a street side setback of 14 feet-2 inches. The pool also abuts the north
wall of the residence, with no separation between it and the house.
Section 36-254(d)(2) of the City's Zoning Ordinance requires minimum side
setbacks of eight (8) feet for this R-2 zoned lot. Sections 36-156(a)(2)b. and c.
require that accessory structures be separated from principal structures by at least
six (6) feet, and that an accessory structure have a minimum street side setback of
15 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
residence (principal structure) with reduced side setbacks and encroachment
across a side platted building line, and the pool (accessory structure) with a
reduced street side setback, reduced separation from the principal structure, and
encroachment across a side platted building line.
Staff is supportive of the requested variances for the proposed residence and pool.
Staff views the request as reasonable, based primarily on the facts that the single
family lot has an irregular (triangular) shape and platted front and side setbacks
which are greater than the minimum front and side setbacks required by the zoning
ordinance. The combination of these two (2) issues pushes the house further back
on the lot, which in turn pushes more of the residence across the 15 foot side
platted building line. Additionally, the requested variances are very minimal in
nature. Only approximately 60 square feet of the proposed residence and one (1)
square foot of the proposed pool encroach across the side platted building line.
The proposed 7.33 foot west side setback for the northwest corner of the residence
is only eight (8) inches shy of the typical ordinance required side setback. Given
these facts, staff believes that the proposed residence with pool 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 side building line for the
residence and pool. The applicant should review the filing procedure with the
Circuit Clerk's office to determine if the replat requires a revised Bill of Assurance.
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AUGUST 31, 2015
ITEM NO.: 5 ICON'T.
C. Staff Recommendation:
Staff recommends approval of the requested setback separation and building line
variances, subject to the following conditions:
1. Completion of a one -lot replat reflecting the change in the side platted
building line as approved by the Board.
2. The covered porch on the east side of the residence must remain
unenclosed on its north, south and east sides.
BOARD OF ADJUSTMENT (August 31, 2015)
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.
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