Z-8744 Staff AnalysisFEBRUARY 27, 2012
ITEM NO.: 4
File No.: Z-8744
Owner/Applicant: Ernest Autrey
Address: 1923 Alden Lane
Description: Lot 12, Block 3, Forest Park Addition
Zoned: R-4
Variance Requested: Variances are requested from the area provisions of Section 36-
156 to allow a deck addition to an existing accessory building with reduced side and
street side setbacks, and an increased rear yard coverage.
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 Comment
B. Staff Analysis,
The R-4 zoned property at 1923 Alden Lane is occupied by a one-story frame
single family residence located within the west half of the property. The property is
located at the southeast corner of Alden Lane and Richard B. Hardie Drive. A one-
story accessory building is located within the east half of the property, in the rear
yard area. There are no driveways to the property. On -street parking is allowed
along both street frontages.
The applicant recently constructed an eight (8) foot wide wood deck on the north
and west sides of the accessory building, as noted on the attached site plan. The
deck is located approximately three (3) feet above grade. it is unenclosed with an
arbor above. The deck is located 13 feet back from the north street side property
line and 1.5 feet back from the south side property line. The deck in combination
with the accessory building occupies 38 percent of the required rear yard area
(rear 25 feet of the lot).
Sections 36-156(a)(2)c. and f. of the City's Zoning Ordinance requires a minimum
street side setback of 15 feet and a minimum interior side setback of three (3) feet.
Section 36-156(a)(2)c. also allows a maximum rear yard coverage of 30 percent
FEBRUARY 27, 2012
ITEM NO.: 4 CDNIT.
(rear 25 feet of the lot). Therefore, the applicant is requesting variances from
these ordinance standards to allow the accessory deck structure with a street side
setback of 13 feet, an interior side setback of 1.5 feet, and a rear yard coverage of
38 percent.
-Staff is supportive of the requested variances. Staff views the request as
reasonable. The residential lot is adjacent to a large church/school facility across
Richard B. Hardie Drive to the north, with a paved church parking lot immediately
to the east. The deck represents a relatively minor addition to the existing
accessory building. There are other equally large accessory buildings within this
general residential neighborhood. Staff believes the requested deck with reduced
setbacks and increased rear yard coverage will have no adverse impact on the
adjacent properties or the general area.
C. Staff Recommendation.,
Staff recommends approval of the requested variances associated with the deck
construction, subject to the following conditions:
1. The deck must contain no solid roof structure.
2. The deck must remain unenclosed.
BOARD OF ADJUSTMENT:
(February 27, 2012)
The applicant was present. There were no objectors present. Staff presented the
application with a recommendation of approval, with conditions.
Vice -Chairman Smith noted that the applicant had been a client of his in the past, but he
had no financial interest in the subject prope rtylproposal.
The item was placed on the Consent Agenda and approved, as recommended by staff,
with a vote of 5 ayes, 0 nays and 0 absent.
Page 2 of 4
7 q-4
Proposal: I am proposing that:
1. The deck extend 1.7 feet into the 15 foot setback from the Northern
property line parallel to Hardie Dr.
2. The deck extend 6 feet into the 25 foot setback from the East property line
adjacent to the church parking lot.
3. That a stair be allowed to extend from the Eastern portion of the deck an
additional 5 feet into the 25 foot setback.
Reasoning and Justification:
1. The nominal length of lumber is 8 feet. The width of the deck (8 feet) is
built to accommodate this length. This dimension allows for placement of patio
furniture giving space for walkways and placement of plants and other
accessories (heaters, sculptures etc.)
2. The justification of the eastern extension is twofold. The 25 foot setback
boundary is in the existing building's door. To utilize this door the deck must
extend east. In addition to the door, a beautiful Black Walnut tree, which I took
care to save, makes it difficult to use the door without extending the deck. (See
Picture)
3. The proximity of the main house structure to the deck does not allow an
exit from the home addition away from the main house in case of fire or need. My
hope is that my mother (age 82) will utilize this area. She needs to have ease of
access and alternatives to exit her dwelling.
FEBRUARY 27, 2012
ITEM NO.: 4
File No.: Z-8744
Owner/Applicant: Ernest Autrey
Address: 1923 Alden Lane
Description: Lot 12, Block 3, Forest Park Addition
Zoned: R-4
Variance Requested: Variances are requested from the area provisions of Section 36-
156 to allow a deck addition to an existing accessory building with reduced side and
street side setbacks, and an increased rear yard coverage.
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 Comment
B. Staff Analysis:
The R-4 zoned property at 1923 Alden Lane is occupied by a one-story frame
single family residence located within the west half of the property. The property is
located at the southeast corner of Alden Lane and Richard B. Hardie Drive. A one-
story accessory building is located within the east half of the property, in the rear
yard area. There are no driveways to the property. On -street parking is allowed
along both street frontages.
The applicant recently constructed an eight (8) foot wide wood deck on the north
and west sides of the accessory building, as noted on the attached site plan. The
deck is located approximately three (3) feet above grade. It is unenclosed with an
arbor above. The deck is located 13 feet back from the north street side property
line and 1.5 feet back from the south side property line. The deck in combination
with the accessory building occupies 38 percent of the required rear yard area
(rear 25 feet of the lot).
Sections 36-156(a)(2)c. and f. of the City's Zoning Ordinance requires a minimum
street side setback of 15 feet and a minimum interior side setback of three (3) feet.
Section 36-156(a)(2)c. also allows a maximum rear yard coverage of 30 percent
FEBRUARY 27, 2012
ITEM NO.: 4 CON'T.
(rear 25 feet of the lot). Therefore, the applicant is requesting variances from
these ordinance standards to allow the accessory deck structure with a street side
setback of 13 feet, an interior side setback of 1.5 feet, and a rear yard coverage of
38 percent.
Staff is supportive of the requested variances. Staff views the request as
reasonable. The residential lot is adjacent to a large church/school facility across
Richard B. Hardie Drive to the north, with a paved church parking lot immediately
to the east. The deck represents a relatively minor addition to the existing
accessory building. There are other equally large accessory buildings within this
general residential neighborhood. Staff believes the requested deck with reduced
setbacks and increased rear yard coverage will have no adverse impact on the
adjacent properties or the general area.
C. Staff Recommendation:
Staff recommends approval of the requested variances associated with the deck
construction, subject to the following conditions:
1. The deck must contain no solid roof structure.
2. The deck must remain unenclosed.
BOARD OF ADJUSTMENT: (February 27, 2012)
The applicant was present. There were no objectors present. Staff presented the
application with a recommendation of approval, with conditions.
Vice -Chairman Smith noted that the applicant had been a client of his in the past, but he
had no financial interest in the subject property/proposal.
The item was placed on the Consent Agenda and approved, as recommended by staff,
with a vote of 5 ayes, 0 nays and 0 absent.