HomeMy WebLinkAboutZ-9139 Staff AnalysisMAY 23, 2016
ITEM NO.: 5
File No.: Z-9139
Owner/Applicant: Karen Fricke
Address: 356 North Ridge road
Description: Lot 375, Kingwood 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 carport addition with a reduced front setback and
which crosses a front 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 356 North Ridge Road is occupied by a one-story brick
and frame single family residence. The property is located on the south side of North
Ridge Road, near the west end of the roadway. There is a two -car wide driveway at
the northeast corner of the lot. The driveway leads to a two -car carport at the
northeast corner of the residence. The lot contains a 25 foot platted front building
line.
The applicant proposes to enclose the existing carport and extend the width of the
existing front porch area. The applicant also proposes to construct a new carport
addition on the front of the residence, at the northeast corner of the structure. All
proposed improvements are noted on an attached site plan. All of the proposed
construction will be located behind the 25 foot front platted building line, with the
exception of the proposed carport addition. The proposed carport addition will
extend approximately nine (9) feet across the front platted building line, with a front
setback of 16 feet. The carport addition will be located approximately 16 feet back
from the east side property line and will be unenclosed on its north, east and west
sides.
MAY 23, 2016
ITEM NO.: 5 (CON'T.)
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 reduced front setback and which crosses a front
platted building line.
Staff does not support the requested front setback and building line variances. The
west end of North Ridge Road has very little curvature to the roadway. The
residences in this area align fairly well, with no noticeable encroachments across
front platted building lines. Although the amount of encroachment is relatively minor
(180 square feet), staff feels that the encroachment will be out of character with the
other residences along North Ridge Road.
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 denial of the requested front setback and building line
variances.
BOARD OF ADJUSTMENT
(May 23, 2016)
Karen Fricke was present, representing the application. There were no objectors
present. Staff presented the item with a recommendation of denial
Karen Fricke addressed the Board in support of the application. She explained that
the house was two (2) stories in the rear, as the lot slopes downward to the rear
property line. She provided a front elevation sketch showing the proposed addition to
the Board. She explained her need for additional living space.
Carolyn Lindsey -Polk asked about the size of the proposed carport addition. Ms.
Fricke noted that it was a standard two -car wide carport. Vice -Chairman Tucker
asked about the slope of the property. Ms. Fricke explained that the lot had an
extreme slope downward within the rear yard area.
There was a motion to approve the application, subject to the completion of a one -lot
replat. The motion passed by a vote of 4 ayes, 0 nays and 1 ab sent. The application
was approved.
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