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HomeMy WebLinkAboutZ-9327 Staff AnalysisJUNE 25, 2018 ITEM NO.: B File No.: Z-9327 Owner/Applicant: Jim Garrett and Ruthanne Murphy Address: 609 S. Michael Place Description: East side of St. Michael Place, north of St. Michael Drive Zoned: R-2 Variance Requested: Variances are requested from the area provisions of Section 36-156 and the building line provisions of Section 31-12 to allow a storage building with reduced rear (street fronting) setback and which crosses a rear 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 0 Public Works Issues: No Comments Staff Analysis: The R-2 zoned property located at 609 St. Michael Place is occupied by a one-story frame single family residence. The property is located on the east side of St. Michael Place, north of St. Michael Drive. The lot backs up to Loyola Drive, which is located along the rear (east) property line. A two -car wide driveway is located at the southwest corner of the lot. The lot contains 25 foot front and rear platted building lines. The applicant proposes to construct a one-story 12 foot by 20 foot detached storage building within the rear yard area, as noted on the attached site plan. The proposed accessory structure will be located at the northeast corner of the lot. The accessory structure will be located six (6) to eight (8) feet back from the rear (west) property line and five (5) feet back from the north side property line. It will be separated from the principal structure by approximately 20 feet. The majority of the proposed accessory structure will be located between the 25 foot platted rear building line and the rear (west) property line. Section 36-156(a)(2)c. of the City's Zoning Ordinance requires a minimum rear (street fronting) setback of 60 feet for accessory structures on double -frontage lots. JUNE 25, 2018 ITEM NO.: B Section 31-12(c) of the Subdivision Ordinance requires that building line encroachments be reviewed and approved by the Board of Adjustment. Z-9327 Therefore, the applicant is requesting variances from these ordinance standards to allow the accessory storage building with a reduced rear (street fronting) setback and which crosses a rear platted building line. Staff is supportive of the requested rear setback and building line variances. Staff views the request as reasonable. The proposed accessory structure within the rear yard area will not be out of character with many other similar structures throughout this neighborhood. The rear property line of the subject property is located along a street right-of-way which requires that an accessory structure have a 60 foot front and a 60 foot rear setback. This requirement would locate an accessory structure within the side yard of this lot which is only 118 to 131 feet deep. An accessory structure within a side yard would be out of character with the neighborhood. A six (6) foot high wood fence is located along the rear (west) property line of this lot. The fence will hide a large portion of the proposed accessory structure, as viewed from Loyola Drive. Staff believes the proposed accessory storage building with reduced rear (street fronting) setback and which crosses a rear platted building line 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 rear building line for the accessory structure. The applicant should review the filling procedure with the Circuit Clerk's office to determine if the replat requires a revised Bill of Assurance. Staff believes that the rear platted building line on this lot could be for principal structures only. The applicant needs to review the Bill of Assurance for this subdivision to determine the purpose of the rear platted building line. If it is determined that the rear platted building line is for principal structures only, a replat of the lot will not be required, and the variance granted by the Board of Adjustment will be for the reduced rear setback only. 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 rear platted building line as approved by the Board, if it is determined that the rear platted building line applies to accessory structures. BOARD OF ADJUSTMENT (May 21, 2018) The applicant was not present. There were no objectors present. Staff informed the Board that the item needed to be deferred as the applicant failed to complete the required notices. There was no further discussion. The item was placed on the consent agenda and approved for deferral to the June 25, 2018 meeting by a vote of 4 ayes, 0 noes and 1 absent. 2 JUNE 25, 2018 ITEM NO.: B BOARD OF ADJUSTMENT Z-9327 (June 25, 2018) 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. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 3 ayes, 0 noes and 2 absent. 3