HomeMy WebLinkAboutZ-9452 Staff AnalysisOCTOBER 28, 2019
ITEM NO.: A
File No.: Z-9452
Owner: Joni Bates
Applicant: Thomas Aureli
Address: 1800 Pine Valley Road
Description: Lot 245, 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 building addition with a reduced front and side
setbacks 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 located at 1800 Pine Valley Road is occupied by a one-
story frame single family residential structure. The property is located at the
intersection of Pine Valley Road and Rockwood Road. A two -car wide driveway at
the southwest corner of the lot serves as access. There is a one -car wide garage at
the west end of the residence. The lot contains a 30 foot front platted building line
along the Pine Valley Road/Rockwood Road property line.
The applicant proposes to construct a two -car garage addition to the west end of the
residence and a screened -in porch addition to the east end of the residence, as
noted on the attached site plan. The proposed garage addition will be located 6.33
feet to 27 feet back from the west side property line and 10.5 feet to 22.5 feet back
from the front (south) property line. The proposed garage addition will cross the 30
foot front platted building line by 7.5 feet to 19.5 feet. The southeast corner of the
proposed porch addition will be located 29 feet back from the front (south) property
line, crossing the front platted building line by one (1) foot.
OCTOBER 28, 2019
ITEM NO.: A ICON'T.
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Sections 36-254(d)(1) and (2) of the City's Zoning Ordinance requires a minimum
front setback of 25 feet and a minimum side setback of eight (8) feet. Section 31-
12(b) 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 garage addition
with reduced front and side setbacks and which crosses a front platted building line,
and the porch addition which also crosses the front platted building line.
Staff does not support the requested setback and building line variances. Staff does
not view the request as reasonable. The front setback variance proposed is fairly
substantial and will not be compatible with other properties in this immediate area.
Staff believes the proposed garage addition could have an adverse visual impact on
the adjacent properties, especially the property immediately to the west.
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
additions. 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 setback and building line variances.
Board of Adjustment
(September 30, 2019)
Staff informed the Board that the applicant requested this application be deferred to the
October 28, 2019 agenda. Staff supported the deferral request.
The item was placed on the consent agenda and deferred to the October 28, 2019
agenda. The vote was 4 ayes, 0 noes and 1 absent.
Board of Adjustment
(October 28, 2019)
Stephen Giles, Frank Barksdale, Joni Bates and Thomas Aureli were present,
representing the application. There were no objectors present. Staff presented the
application with a recommendation of denial.
Stephen Giles addressed the Board in support of the application. He noted that the
design of the proposed additions were in keeping with the character of the
neighborhood. He presented a revised cover letter to the Board and a letter of support
from the property owner immediately to the west. He explained that the irregular shape
of the lot dictated what could be done on it. Thomas Aureli noted that there was a letter
of support from the property owner immediately to the east.
Frank Barksdale also spoke in support. He described the proposed design of the
garage addition. He noted that the existing one -car garage was small and not usable.
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OCTOBER 28, 2019
ITEM NO.: A ICON'T.
Chairman Allison noted no objection to the porch encroachment and side setback
variance. He asked if the front setback could be increased to 15 feet. Mr. Barksdale
noted that a minimum front setback of 15 feet would be provided for the garage
addition. Staff noted that the 15 foot setback would be measured to the column face or
finished wall. The issue was briefly discussed.
There was a motion to approve the application as revised by the applicant to provide a
minimum front setback of 15 feet. The motion passed by a vote of 3 ayes, 0 noes and 2
absent. The revised application was approved.
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