HomeMy WebLinkAboutZ-9142 Staff AnalysisJULY 25, 2016
ITEM NO.: A
File No.:
Owner:
Applicant:
Address:
Description:
Zoned:
Z-9142
James and Laura Ross
Larry R. Troillett
3208 Imperial Valley Drive
Lot 10, Block 29, Pleasant Valley 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 a reduced front and side
setbacks and 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:
No Comments.
B. Staff Analysis:
The R-2 zoned property at 3208 Imperial Valley Drive is occupied by a two-story
brick and frame single family residence. The property is located on the west side of
Imperial Valley Drive, south of Sabine Valley Drive. The lot contains a 25 foot front
platted building line along the Imperial Valley Drive frontage.
The applicant proposes to construct a two-story addition to the front and south side
of the existing house, as noted on the attached site plan. The proposed addition will
extend four (4) feet out from the front of the house, crossing the front platted building
line by three (3) feet. This will result in a front setback of 22 feet. The addition on
the south side of the residence will be 7.5 feet in width. The side addition will have
a setback of approximately 9.5 feet from the south side property line. There will also
be a set of steps which will extend from the southwest corner of the addition toward
the south side property line. The steps will be five (5) to six (6) feet back from the
south side property line.
Section 36-254(d)(1) of the City's Zoning Ordinance requires a minimum front
setback of 25 feet. Section 36-254(d)(2) requires a minimum side setback of eight
JULY 25, 2016
ITEM NO.: A (CON'T.
(8) 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 and side (steps) setbacks and which crosses a
front platted building line.
Staff is supportive of the requested setback and building line variances. Staff views
the request as reasonable. The proposed 22 foot front setback represents a very
minor encroachment across the 25 foot front platted building line. Staff can typically
sign -off on a front setback of 22.5 feet, if a platted building line does not exist.
Although the fronts of the houses along the west side of Imperial Valley Drive do
align fairly well, the proposed front encroachment will be minor enough as to not be
very noticeable. The proposed side setback variance will only be for a set of
uncovered steps leading to the second floor of the residence. Staff believes the
proposed addition with reduced front and side setbacks will have no adverse impact
on the adjacent property 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 completion of a one -lot replat reflecting the change in the front platted
building line as approved by the Board.
BOARD OF ADJUSTMENT
(June 27, 2016)
Staff informed the Board that the applicant failed to complete the notification to
surrounding property owners as required. Staff recommended the application be
deferred to the July 25, 2016 agenda. The item was placed on the consent agenda and
deferred to the July 25, 2016 agenda by the vote of 5 ayes, 0 noes and 0 absent.
BOARD OF ADJUSTMENT (July 25, 2016)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above.
Chairman Yates noted for the record that he had previously reviewed the proposed
building addition project as a member of the Pleasant Valley Property Owners'
Association Board. The item was placed on the consent agenda and approved as
recommended by the vote of 4 ayes, 0 noes and 1 absent.
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